31 24 26018 https://digitalcollections.library.gvsu.edu/files/original/429ae001897d08da8099bcf0bf0e37fe.pdf 9b8ee25fcaa264a2674ebb52895ca6b4 PDF Text Text �,. CITY OF Rl~P.~OND COMMUNITY MASTER PLAN RICHMOND CITY OFFICIALS CITY COUNCIL PLANNING COMMISSION Joseph Yelencich, Mayor Robert Cella Mar-y Dobruk Robert Fruin Larr-y Kuzdal Joseph Maniaci Leroy Rix Jeanette Schultz Harlow ,Russ" Scribner Patrick McClellam, Chairman Virginia Foster Randall Mey Charles Ongena Douglas Pentzien Rosemary Scott Thomas Tignanelli Connie Yelencich Joseph Yelencich CITY MANAGER ] Randall R. Mey .1 If I �I 1 RICHMOND MASTER PLAN I City of Richmond Macomb County, Michigan Mr. Randall R. Mey, City Manager Prepared by: Wade-Trim/IMPACT Municipal and Planning Consultants 25185 Goddard Road Taylor, MI 48180 Mr. Nicholas P. Lomako, Project Manager zzz 6244-01 Plan Adoption History Adopted by the City of Richmond Planning Commission at the September 13, 1990, meeting. I I �TABLE OF CONTENTS SUBJECT PAGE NO. Socioeconanic Analysis rntcoduction Population Charac~eristics Inccrne Characteristics Housing Characteristics f.:inployment Characteristics l - 27 l l - 8 8 - 10 10 - 22 23 - 27 Natural feature8 Introduction Significant Site Features 28 - 31 28 28 31 Existing Land Use Analysis Introduction Survey Methodology Richm)nd Land Usage Existing Land Use/Area of Influence 32 - 38 32 32 32 - 35 36 38 Structural Conditions Analysis Introduction Methodology Structural Quality Results Causes of Structural Decline :.als, Objectives, and Policy Statements Introouction C.Oals Objectives and Policies Planning and Design Standards rntroduction Corrmercial Development Standards Industrial Developnent Standards Residential Standards Lana Market Equilibrium Ccmnunity Promotion Relationship with Adjacent Townships FlcxibUi ty Neighborhood Planning ?reservation of Natural Areas ;onomic ~velopment Introouction Current Trends Tacyeting 8ppcrtunity Areas Implementation 39 - 42 39 39 40 40 - 42 43 - 47 43 43 - 44 44 - 47 48 48 48 53 53 53 55 55 55 5.7 57 58 58 58 59 65 66 '' i 57 52 55 56 - 71 - 59 - 65 - 6t:i - 71 �·7 I ...... TABLE OF CONTENTS (Continued) PAGE NO. SUl)<)ECl' ] I -·' 1 .) :J J l l ._ ) l J n - Housing Needs Assessment Introduction I.and Supply Housing Unit Replacement Housing Affordability Dwelling Unit Type Renter-occupied Units Introduction Irrmediate Needs Long-Term Needs 78 72 72 74 74 79 79 79 79 81 - 74 - 78 - 81 - 80 Historic Structures 82 Future Land Use Plan Introduction Land Use Plan Assumptions Major Land Use Categories Residential Land Use Comnercial Land Use Transitional District Industrial Land Use Public/Semi-Public Land Use 83 83 85 85 86 90 91 91 93 - 93 - 84 Plan Implementation Resources Introduction Public Support of the Long-Range Plan Land Cevelop-nent Codes Capital Improvements Program Governmental Assistance 94 94 94 95 97 98 - 101 Carmunity Facilities/City Administration Building Introduction Structural Quality Survey 102 - 107 102 102 - 107 Annexation Strategy Introduction Annexation ~1ethods and Procedures Standards for Determinations Annexation Priorities 108 108 108 109 110 II ii - 86 - 90 - 92 - 95 97 98 101 - 111 - 109 - 110 - 111 �.-, TABLE Of CONTENTS (Continued) LIST Of TABLES j TABLE NO. ] ) I D I ] ,.) l· PAGE NO. 1 Population Trends 2 2 Population Ccmparison 4 3 Age-Sex Composition 5 4 Minority Group Canposition 6 5 Persons Per Household Trends and Projections 7 6 Year 2000 Population Projections 9 7 Per capita, Median family, and Median Household Incane Ccmparison 11 8 Household Income Distribution 12 9 Poverty Statistics Ccmparison 13 10 Type of Structure Year-Round Housing Units 15 11 Occupancy Characteristics 16 12 Assisted Rental Housing Units 17 13 Housing Value Trends 19 14 Age of Structure 20 15 Year-Round Housing Unit Trends 21 16 Recent Residential Construction Activity 22 17 Employment by Selected Industry 24 18 Annual Average Employment by Industry 25 19 Employment by Selected Occupations 27 20 Existing Land Use 33 21 Existing Land Use/ Area of Influence 37 l 1 DESCRIPTIOO rr iii �..,, . TABLE OF CONTENTS (Continued) \ usr OF TABLES (Continued) •J ., TABLE 00. J DESCRIPTION PAGE 00. 22 Single-Family Residential Structural Conditions 41 23 Typical Shopping Center Standards 50 __ J 24 Recorrmended Store or Service Use Standards 51 - 52 J 25 Employment/Density Ratios for Estimating Industrial Land Use 54 ] 26 Population Ratios for Estimating Industrial Land Use 54 ] 27 Land Use Ratios for Estimating Industrial Land Use 54 28 Projected Urban Land Use Acreage Requirerrents 56 29 Local Industrial Establishments 60 - 61 30 A Checklist for Attracting Industry 62 - 63 31 Factors that Influence the Location Choices of High-Technology Canpanies within Regions 64 32 Projected Year 2000 Residential Holding Capacity of Vacant Developable Residential Parcels 73 33 Housing Unit Requirements 75 34 Income Cost Correlation o.....ner-OCcupi ed Housing Units 77 35 Incorre Cost Correlation Renter-occupied Housing Units 78 - 36 Future Land Use J;-) 37 Plan Implementation Resources .: ·1 - i .. t) ',.:] J ,J l -~ ___ ' 87 f l!-- 1 1 lV 99 - 101 �. ~LE OF o::NI'ENI'S (Continued) • .. Lisr OF MAPS J ] MAP 00. ,, 1 Regional I.Dcation 1 2 Significant Site Features 29 3 Wetland 30 4 Soils 30 5 Existi~ Land Use 32 6 Structural Quality by Neighborhood 40 7 Industrial Opportunity Areas 65 8 Future Land Use 86 9 Annexation Strategy Areas 108 FOLLOWS DESCRIPTION PAGE NO. .. ! ] J J LIST OF FIGURES I FIGURE NO. 1. .J ] Standard 42 2 Deteriorating 42 3 Substandard 42 4 City Manager's Private Office 105 5 Private Office 105 6 Work Stations 105 7 Conference 105 8 Plan of Police Station for City of 7,000 Population Roan -' J j :) ;:- ·.:7 '' .,.~ ... J FOLLCWS PAGE NO. 1 . ...J DESCRIPTION V ............ -1. . . ..... . �/ SOCIOECXHMIC ANALYSIS Introduction I - ..i ] The purpose of this analysis is to examine the characteristics of the population and local econany of Richirond and also to identify those trends · that are occurring as well as opportunities which may exist for future land use development activities. An analysis of Richmond's socioeconomic profile will help to reveal local needs in terms of housing types, provision of services, capital improvements and budgeting. Population Characteristics Historical Population Grcwth The City of Richm:::md is located within the Southeast Michigan Council of Governments Planning Area, and is one of its members. The SEMa:x; Region, one of 14 such planning and develor;:rnent regions in the s~te, includes among its members various governmental entities in Washtenaw, Livingston, Oakland, Macomb, St. Clair, Monroe, and Wayne Counties (see Map 1). Richrrond as a constituent of the SEMCCG Region, as well as the Detroit Metropolitan Region, is directly affected by regional conditions and trends. Since 1950, the Detroit Metropolitan Region has experienced significant population growth and geographical shifting of population. These trends can be seen from the data presented in Table 1. Data in Table 1 indicate that the City of Detroit, the largest City in the Region, has experienced a net decrease in population since 1950, most of which occuC"red during the 1950-1960 decade. From 1950-1970, the City of Detroit lost 336,675 people, a decrease of 18.2 percent. j ] In contC"ast to the City of Detroit's declining population, however, is an increase in population in the surrounding region. Table 1 shows that dudng the 1950-1970 period, the Tri-County Region of Wayne, oakland, and Macomb Counties grew by 39.2 percent or 1,183,734 people. Oakland and Macomb Counties had the largest increases of 129.2 percent and 238.0 peC"cent, respectively between 1950 and 1970. That area of Wayne County outside the City of Detrnit also showed a dramatic population increase during the same period. Wayne County, excluding the City of Detroit, incC"eased by 410,486 people (70.0 percent) between 1950 and 1960. There was an additional increase of 559,116 people (56.1 percent) during the 1960-1970 period. This data indicates that many of the residents moving from Detroit and otheC" oldeC" suburban cities have relocated to suburban and rural areas throLghout the remainder of Wayne County and in otheC" areas of the region. The shifting of population that occurred between 1950-1970 had an important etfect on Richmond's population growth. Data in Table l reveals that Rifhmond' s population increased by 642 people or 31. 7 percent during the 1950-1960 decade. The City continued to gain population between 1960 and 1970, incC"easing by 567 people or 21.3 percent. - 1- �J -, .J ·I 1 Ml i .i I I I ....... MACOMB COUNTY ,_,...'llaa_ ·-- MONROE COUNTY I D Ll=t~~~~I~~~~+.~~=1-=t-~t~~-~, ~ _j§- ·- - · ljJ. ...... < I I ·~/. --~ ;;.,· I ~ .I,.... ."' ,_ :=-.aa .... -~ 11a..-~:,>' OAKLANO COUNTY · ••...,..- a.., ::::-111&&1 ::=.... . ,__.. "~- ----__ ... ·--,._._.. ,, --· WAYNE COUNTY -~-........ ·-.... ·-........ ........ ,·-_ ' \ I ,._... ). \ ,/' . . ,..... ., ----··-r-··-1---· :-/ -·' .. I OHIO - -'\. ? .. ,. J4 .., i REGIONAL LOCATION MAP .C_l_T_Y_O_F_RI_C_H_M_O_N_D_ _ _ _ _ _ _ _ _ _~:~ ..J MACOMB COUNTY . MICHIGAN ~ Wade- Trim/lMPAC , Municipal anc Plar.ninr; Ccnsultan: �a.,;...; ~· ,:_.;_I",:·•, ~ L :~·. j ~ ~ 0 liiMi liliii ,, ~ __ _ ..i "--- .. J L-.:: c.;.;J TABLE 1 POPULATION lRENlS CITY OF R lctl40tfl. CITY Of OcTROIT AKJ THE 1R 1-COIJtfTY REGION 19.50-1970• CHANGE 11 1950 ~EA CITY OF RICl-t-lOND 1960a POPULATION POPULATION 2,025c 2,667c 1970 19.50-1960 NLNBm PERCENT b POPULA Tl ON 642 31. 7 3,234 CHNG:: CHANGE 1960-1970 NlNlER 567 1950-1970 PERCENT 21.3 CITY OF DETROIT 1,849,568 1,670,144 179,424 -9. 7 1,512,893 m I -<:OUNTY REG ION 3,016,197 396,001 184,961 2,435,235 3,762,360 690,259 405,804 2,666,297 746, 163 294,258 220,843 231,062 24.7 74.3 119.3 9.4 4,199,931 907,871 625,309 2,666,751 437,571 217,612 219,505 454 11,6 31.5 54.0 410,486 10.0 1,555,269 559, 116 56. 1 OAKLAND COUNTY MACo-tB COUNTY WAYNE COUNTY WAYNE COUNTY ! Exc~udlng Detroit) 1 a b Analysls by 585,667 996,153 Wade- Trim/IMPACT, Data from 1960 U,S, Census of Population, Number of Inhabitants, Michigan, Data from 1980 u.s. Census of Populatlon, Number of Inhabitants, Michigan, -157,251 -9.4 - NlNlm I, 209 -336,675 I, 183, 734 511,870 440,348 231,516 969,602 PERCENT 59.7 -18.2 39.2 129.2 238.0 9.5 165,5 �] Current Population Estimate Preliminary census figures obtained fran the U.s. Bureau of the Census indicate a City population of 4,138 as of April 1, 1990. Recent Population Trends J Information in Table 2 provides a canparison of the population trends of the City of Richmond to the County, as a whole, over the last decade (1970-1980). The City gained 302 people during the last decade which represents an increase of 9.3 percent. Macanb County's population increased during the same period at a slightly greater rate. Data in Table 2 indicates a population gain of 69,291 people or 11.8 percent for the County • •. • i Age-Sex Distribution J analysis of Rich!oond' s age and sex distribution for the Years 1970 and 1980 is presented in Table 3. This information can help to detennine future housing needs within the City of Richm:md. For exampl~, established family groups tend to reside in single-family residential units while younger married couples are inclined to reside in multiple-family developnents. An The number of males and females are similar for each group for each decade, with females outnumbering males slightly. The most dramatic changes occurred in the canposition of the total population. The proportion of the total population in five age cohorts actually declined between 1970 and 1980. Only the 20-44 years and 60 years and older age groups derronstrated a greater share of the total population in 1980 than in 1970. It can be inferred fran this data base that the population growth which occurred during the previous decade was canposed primarily of smaller families and the elderly. Minority Group Ccrn(x:)sition The City's racial mix has remained predominantly white over the last decade, althoLQh, there have been gain's achieved by the nonwhite population in this time period • .J l Data in Table 4 show the racial composition of the Citj for 1970 and 1980. White population increased by 289 persons canpared to a nonwhite population increase of 13 people. The 1980 U.S. Census reported that the City's small nonwhite population consisted of six American Indians, two Japanese, two Filipino, and eight other. Household Size -l y • j During the last 20 years the size of the average American family has been steadily declining. As a result, sane camu.mities may register a net increase in the housing supply while simultaneously recording a population 1a,ss. Data in Table 5 indicate the persons per household ratio for Richrrond for the years 1970-1980 as well as a projection through the Year 2000 • -3- �,, -, TABLE 2 CITY OF RICHMOND AND MACOMB COUNTY POPOIATION COMPARISON 1970-1980* .. l CHANGE 1970-1980 NUMBER PERCENT GOVERNMENTAL UNIT City of Richmond Macomb County J I I 3,234 625,309 3,536 694,600 9.3 11.8 *Analysis by Wade-Trim/IMPACT. aData from 1980 U.S. Census of Population, Number of ' Inhabitants, Michigan. ,J l • 302 69,291 I __.l -4- j ..: . - �___.,.. a ...., ; TABLE 3 ~- . -~ AGE-SEX COMPOSITION CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1970 AND 1980* ~ ] 1980 AGE-SEX CHARACTERISTICS (b} MALE AGE-COHORT PERCENT NUMBER . ·1 Under 5 j ] ·1 I J I 3 ' ,l FEMALE PERCENT TOTAL NUMBER PERCENT 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65+ 128 135 162 142 172 284 194 148 75 72 117 3.6 3.8 4.6 4.0 4.9 8.1 5.5 4.3 2.1 2.0 3.3 142 141 161 152 192 268 196 155 101 69 332 4.0 4.0 4.5 4.3 5.4 7.6 5.5 4.4 2.8 1.9 9.4 270 274 323 294 364 552 390 303 176 141 449 7.6 7.7 9.2 8.3 10.3 15.6 11. 0 8.6 5.0 4.0 12.7 TOTAL 1,627 46.2 1,909 53.8 3,536 100.0 .,,-:::, 1970 AGE-SEX CHARACTERISTICS (a) MALE AGE-COHORT NUMBER PERCENT Under 5 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65+ * NUMBER 145 4.9 5.2 6.4 4.5 3.9 6.2 5. 0 5.0 1.8 1.5 4.5 156 162 174 171 130 200 173 164 59 57 208 1,580 48.9 1,654 159 164 208 145 125 200 163 162 59 so TOTAL 1..J NUMBER FEMALE PERCENT 4.8 5.0 5.4 5.3 4.0 6.2 5.3 5.0 1.9 1.8 \ 6.4 51. 1 TOTAL PERCENT NUMBER 315 326 382 316 255 400 336 326 118 107 353 9.7 10.1 11.8 9.8 7.9 12.4 10.4 10.1 3.6 3.3 10.9 3,234 100.0 Analysis by Wade-Trim/IMPACT. (a) Data from 1970 U.S. Census, General Population Characteristics, Michigan. 'i ,J -' ,.. ) (bl ~ata from 1980 U.S. Census, General Poeulation Characteristics, fchigan. ·r •• ] -5- ,~ �l TABLE 4 MINORITY GROUP COMPOSITION CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1970 AND 1980* ' ' . ] ... 1 - \ 1980(b) NUMBER PERCENT White Nonwhite 1,229 5 99.8 0.2 3,518 18 99.5 o.s 289 3 8.9 260.0 TOTAL 3,234 100.0 3,536 100.0 302 9. 3 * Analysis by Wade-Trim/IMPACT. ( a ) Data from 1970 U.S. Census, General Po12ulation Characteristics, Michigan. ( b) Data from 1980 U.S. Census, General Po12ulation Characteristics, Michigan. D J ., ~1 ] ' :1 :·-1# . : I ;' -6- j' CHANGE 1970-1980 NUMBER PERCENT NUMBER ] J 1970(a) PERCENT RACE �TABLE 5 PERSONS PER HOUSEHOLD TRENDS AND PROJECTIONS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1970-2000* , ... J CATEGORY Persons Per Household ] CHANGE 1970-1980 PERCENT 1970(a) 1980(b) NUMBER 3.30 2.78 (0.52) (15.8) PROJECTIONS(c) 1990 2000 2.73 2.51 Analysis by Wade-Trim/IMPACT. * (a) Data from 1970 U.S. Census, General PoEulation tharacteristics, Michigan. l ( b) J D J Data fr.om 1980 U.S. Census, General PoEulation Characteristics, Michigan. (c) Data from Southeast Michigan Council of Governments, (SEMCOG) Small Area Forecast, Ver.sion 1984. :.3 ,. ' •· J 1 :1 ~ ·'.· ) l l 'I -7- = �····- .-, The City has experienced a decrease in the number of persons per household since 1970. The ratio has declined frc:m 3.30 persons in 1970 to 2. 78 persons per household in 1980. Projections for the Year 2000 indicate a further decline in the number of persons per household to 2.51. This projected decline will have an effect on future housing needs. The housing units will be occupied by fewer people. I • I j Population Projections _..,i 1'l :l.] I I D I ., ;J _, Data in Table 6 illustrate various population projections for the Year 2000. There are several methods available to project future population of a canmunity but all involve the extension of past trends into the future. Data in Table 6 shows five different approaches. SEMcxx; prepared a population projection for the City as part of their Small Area Forecast. Their most recent projection (version 1990) predicts Richmond will have a population of 4,372 people by the Year ~000. The Macomb County Planning Comnission also prepared future year population estimates for its member communities. Their most recent projection forecasts a City population of 4,500 people by the Year 2000. The canponent analysis methodology also uses county projections. This forecast applied the 1980 _ratio of City population to the total county · population, against the projected Year 2000 population of the county estimated by the Macomb County Planning Comnission (810,000 people). If the City retains a constant share of the county population, it can be estimated that by the Year 2000, the City will contain 4,123 people. Three other projections are shown in Table 6. Two of the projections reflect the population trends occurring within the City during the last decade. The arithmetic projection extends the population grc,,,,rth on a numerical basis, (30.2 persons per year) while the geanetric method extends the growth on a percentage basis (0.93 percent per year). The arithmetic and geanetric methods yield results of 4,140 and 4,258 persons, respectively, for the Year 2000. The third projection is a City estimate taking the most recent proposed housing and develofftlent projects into cons ide ration. J j . I Income Characteristics An important determinant of the economic vitality and potential of a corrmunity is the incane available to its residents. The data presented below examines the per capita, family and household incane characteristics of City residents • r r - 8- ....... .., �l TABLE 6 YEAR 2000 POPOIATICN PBOJECTIOOS CITY OF RIQKN), MACXJ4B CXXJNTY, MIOU~ ] YEAR 2000 ProJECTICfi, BY TEO:INICOE 1980 roPUIATICN(a) 3,536 Cll4l?CHN'r SEMXG(b) 4,372 COONI'Y(c) 4,500 ANALYSIS(d) 4,123 ARrmMF.TIC(e) 4,140 GEX:METRIC(f) ~(g) 4,258 6,000 i _J Analysis by Wade-Trim/IMPACT. I I I (a) Data fran Table 2. (b) Sf.Max; Small Area Forecast, Version 1990. (c) Data from the Macomb County Planning Comnission, Population Estimate and Projections, 1988. :> (d ) Figure repesents City's 1980 share of County population applied against County's Year 2000 population projection of 810,000 people prepared by the Macomb County Planning Camnission. (e) Represents extension of population trend between 1970 and 1980 on a numerical basis . I (f) Represents extension of population trend between 1970 and 1980 on a numerical basis. I (g) Represents extension of population based upon proposed increases in the City's housing stock including grcwth and developnent expected to occur in the newly annexed Muttonville area. \ l I .1 -9I j �1 Per Capita, Family, and Median Household Income Data in Table 7 compare per capita, family and median household inccme 1.>etwecn Macomb County and the City for the Year 1979, the rrost recent year ~anparable data are available. 1 _J , J I I :l '.J , J .J l The per capita income of Maccmb County in 1979 was $8,655 which was $1,529 or 21.4 percent greater than Richmond's per capita inccrne. Macanb County's median family income for the same year was $5,007 or 23.1 percent greater than Richmond's median family income. Riclurond' s median household incane was $4,750 or 24.4 percent less than Macanb County's median household income. This pattern is partially explained by the fact that the County had a higher persons per household ratio than the City. U.S. Census data for 1980 reveals that Richirond had a persons per household ratio of 2. 78, whereas Macomb County had a ratio of 3.0 persons per household. The difference between County and City per capita inccrne may ~lso relate to employrrent. According to 1980 U.S. Census data, a larger proportion of the County's work force was employed in higher wage manufacturing industries (35%) than the City's (30%). Household Income Distribution and Poverty Status Households may be defined as all the persons who occupy a housing unit. It may include one person living alone. This differs fran a family which is defined as a householder and one or rrore other persons living in the same. household who are related to the householder. The 1980 Census data indicate the City Richmond had 1,215 households. Data in Table 8 show the distribution of households by incorre category. over 24 percent of all households had incomes under 10,000 per year. This data suggests the City may have a sizable portion of its population in poverty. Information in Table 9 corrpare poverty statistics of Maccmb County and Richrrond by total persons, number of families and households in poverty. The data indicate that the City is not unusually burdened by a population in poverty; rather it is representative of conditions found county-wide • Housing Characteristics This section of the study details the characteristics of the City of Richm::md's housing stock by type, age, value, occupancy characteristics, and other indices. Such an analysis is essential in determining the type of new housing which should be built in the City and, to a large extent, it is the characteristics of the existing structures which will determine what can be built and marketed in the future. f f -10- �l J TABLE 7 PER CAPITA, MEDIAN FAMILY, AND MEDIAN HOUSEHOLD INCOME COMPARISON CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1979* J . ., I 'f INCOME CATEGORY MACOMB COUNTY DIFFERENCE NUMBER PERCENT Per Capita $ 7,126 (a) $ 8,655 (a) 1,529 21.4 Median Family $21,659 (a) $26,666 (b) $5,007 23.l Median Household $19,472 (a) $24,222 (b) $4,750 24.4 * I CITY OF RICHMOND Analysis by Wade-Trim/IMPACT. (a) Data from the 1980 U.S. Census, General Social and Economic Characteristics, Michigan. (b) Data from Michigan Metropolitan Information Center, Southeast Michigan Community Profiles: 1980 Census, Volume I, January, 1983. j -11- J iii �" g li TABLE 8 HOUSEHOLD INCOME DISTRIBUTION CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1979* .J HOUSEHOLDS NUMBER (a) PERCENT INCOME IN 1979 Less than $5,000 $5,000 - $7,499 $7,500 - $9,999 $10,000 - $14,999 $15,000 - $19,999 $20,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 or more -, j I I 146 98 51 148 185 193 252 I * 12.2 15.2 27 15.9 20.7 9.5 2.2 1,215 100.0 115 TOTAL 12.0 8.1 4.2 Analysis by Wade-Trim/IMPACT. (a) Data from the 1980 U.S. Census, General Social and Economic Characteristics, Michigan. I 7 l -6 l . } f ~: J i ~.' I I I -12- ., _ l •••-- �I ...... TABLE 9 POVERTY STATISTICS COMPARISON CITY OF RICHMOND, - MACOMB COUNTY, MICHIGAN 1980* ; ··-' J ., j RICHMOND(a) NUMBER PERCENT POPULATION IN POVERTY MACOMB COUNTY(a) NUMBER PERCENT Total Persons (b) 34,730 5.0 230 6.5 Total Households (c) 13,789 6.0 46 5.2 7,349 4.0 56 4.0 I I I Total Families (d) -I (b) This compares to a total population of 694,600 for Macomb County and 3,536 for the City of Richmond. * Analysis by Wade-Trim/IMPACT. (a) Data from Michigan Metropolitan Information Center, Southeast Michigan Community Profiles, 1980 Census, Volume 1, January, 1983. ~ I (c) This compares to a total household figure of 229,820 for Macomb County and 1,279 for the City of Richmond. (d) This compares to a total family figure of 183,714 for Macomb County and 895 for the City of Richmond. NOTE: .1 I _J The term poverty connotes a complex set of economic, social, and psychological conditions. The statistics presented above provide only estimates of economic poverty based upon receipt of money income before taxes. Nonmoney income is not considered in determining poverty status. ·i ., \ I l }- .. . ·- .1 : J -13- �Type of Structure j • .i ] Data in Table 10 describe the type of structures which exist in the City as of 1980. overall, the housing stock is characterized by single-family homE:s. In 1980, 67 percent of the homes in the City were of the one-family variety. Only a small portion (8.5 percent) were canposed of duplexes, triplexes, or quadplexes. Nearly 19 percent of all uni ts were in structures containing 5 or more units. There were 98 (7.7 percent) rrobile hares or trailers available as a year-round housing unit. Housing Tenure Occupancy characteristics are presented in Table 11. All of the 1,279 housing units are available for year-round living. Almost all of the units (95. 7 percent) are occupied. These units are divided between owner-occupied uni ts ( 67. 7 percent) and renter-occupied uni ts ( 28 .1 percent). I I In 1980, only 4.3 percent of the housing units were vacant. Five percent of a comnunity' s habitable housing stock should remain vacant to provide diversity in housing selection, to permit housing rehabilitation or replacement activities t~ occur, and to ensure asking prices for hanes are indicative of actual market conditions, while at the same time protecting private investment. Vacancy rates below five percent demonstrate a restricted housing environment and afford little opportunity for interested households to acquire available units. Thus, it can be inferred that the City's. housing units are in demand, and that the available supply should be expanded, otherwise housing values will become inordinately inflated. Assisted Rental Housing There are 359 renter-occupied housing uni ts in the City. It is importan~ to note that 44 or 12.3 percent are publicly assisted units. Data in Table 12 reveal the existing assisted rental housing complexes in the City by location, type of structure, and financing prcgram. Unit Value Housing costs in the region, as in other areas of the nation, have been rising rapidly in recent years. The gap between the cost of decent housing, particularly new housing, and what households can afford to pay is growing. This results in increased numbers of people being priced out of the new housing market. -14- j �I 7 TABLE 10 TYPE OF STRUCTURE YEAR-ROUND HOUSING UNITS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1980* .... _j ,1. . ., I i UNIT TYPE NUMBER(a) PERCENT 860 67.1 2, duplex 80 6.2 3 and 4 unit structure 28 2.2 5 to 9 unit structure 45 3.5 168 13.1 98 7.7 2 0.2 1,281 100.0 l , detached or attached __ j ] l ) J ;J J 10 or more unit structure Mobile home or trailer Unaccounted TOTAL * Analysis by Wade-Trim/IMPACT. (a) Data from the 1980 O.S. Census, Census Tracts, Detroit, Michigan, SMSA. \ J , J .I :' ·. ). -15- j - �TABLE 11 OCCUPANCY CHARACTERISTICS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN · 1980* I ·:,. d CATEGORY NUMBER{a) Year-Round Housing Units I I I •I I Occupied Housing Units Owner-Occupied Renter-Occupied Vacant Housing Units Vacant. for Sale Vacant for Rent Other (b) Vacant Seasonal and Migratory TOTAL HOUSING UNITS * PERCENT OF TOTAL HOUSING □NITS 1,281 99.9 1,225 866 359 56 4 95.6 67.6 28.0 4.4 0.3 14 1.1 38 3.0 1 0.1 1,282 100.0 Analysis by Wade-Trim/IMPACT. (a) Data from 1980 U.S. Census, Census Tracts, Detroit, Michigan SMSA. (b) Includes rented awaiting occupancy, held for occassional use, or boarded up. J l -16- �~ ll.i.:.i L.__ _.J \(.._, .. - u - - - l.......J ·. __. ~ ., .. _ .._..J , ) TABLE 12 ASSISTED REHTAL HOUSING IMITS CITY Of' RIOM>hO. MAC()E COllffY• MIOflGAN 1968• OEVELOf'MOfT HANE ANO ADORESS MANAGEMENT SlROC'TUlAL TYPE Richmond Manor ~6901 Dow Street Richmond, Ml 48062 P & L Manngement (}I} )}29-2704 Low Rise R/S IMITS 44 0 RAPb IMITS 0 SECTION 8c IMITS 28 AVERAGE WAIT (IN MONTHS) N/A FINN«::ING PROGRAM/ (IMITS TYPE) Section 221 (d)}. 44 TOTAL UNITS I 11 TOTAL IMITS -Co"lllled by Wnde-Trlm/lMPACT, from SEMCOG, Directory of Assisted Rentnl Housing In Southenst Mlchlgnn, 1981 nnd cumulatlve supplements. I 8 R/S: Rent Supplements. RAP: Rent Assistance Payments. b cSectlon 8: Through this program, HUD provides payments to owners of developments that are newly constructed or substantially rehabilitated. These pnyments subsidize the difference b,Jtween the monthly rent and a percentage of the adjusted Income of eligible tenants. NOTE: Section 221(d)}: This program was established In order to provide direct mortgage Insurance to finance rental or cooperative multl - faml ly housing for low- nod moderate-Income households. HUD lllllY ensure 100 percbnt of the total cost of the project flnnnced under Section 221(d)}. I) re) ~ , - ;~·;··.. �.., The City of Richm::md is not imrune from rising housing costs. Data in Table 13 sho.,., the median value of housing for the City for the years 1970 and 1980 for owner and renter-occupied units. Values are expressed in 1980 dollars. The cost of owner-occupied uni ts has increased in real teDDS by 25 .12 percent ( $9, 778 over this ten year period. Contract rent prices, however, have declined over the previous decade, by $47.30 or a decrease of 16. 29 percent. Although contract rents have increased in actual dollars, there was a decrease in real terms, as adjusted for inflation. This could be attributable to several factors including an increased supply of rental housing (see Table 16). I I Age of Structure The age of a house is one factor used in the evaluation of the structural quality of the building. The average lifespan of a house averages 50 years, with some lasting longer while others deteriorate faster, depending upon the quality of original construction and maintenance. Using this standard, many hemes built in the City prior to 1940 should be approaching the end of their utility. 7u I I I Data in Table 14 identify the number of year-round housing units by year of construction. Over one-third (38 percent) were built since 1960, 25 percent of which were built since 1970. The data sho.,., that 47 percent of the homes were built before 1949. These homes will require regular niaintenance to remain structurally sound. .., ~~ I I ] I I The number of housing units grew in the City by 33.9 percent between 1970 and 1980 (see Table 15). This is over 24 percent higher than population gro.,.,th during the sarre period of time (see Table 2). The larger growth in housing is explained by ::.he trends toward a smaller household size. Recent Residential Activ i.ty Data in Table 16 document the trends in new residential construction in the City since the last U.S. Census (1980). A total of 212 units (net) were added to the City's housing supply since 1980. This is because of a large amount of vacant, developable land available for new residential construction. The existing land use inventory indicates there is adequate land available for future residential construction. Based on data in Table 16, it can be calculated that the City currently has 1,491 housing units. -"! I I - - 18- �7 ..., TABLE 13 HOUSING VALUE TRENDS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1970-1980* J -1 CATEGORY 1970(a) 1980(b) CHANGE 1970-1980 PERCENT NUMBER Median Value of Owner-Occupied Units $38,925 $48,703 $9,778 Median Value (Gross Rent) of Renter-Occupied Units $290.25 $242.95 -$47.30 r ~ I I * I :> I I J 25.12 -16.29 Analysis by Wade-Trim/IMPACT. (a) 1970 U.S. Census data indicate the City's 1969 median value of owner-occupied units is $17,300 and median contract rent value at $129. These figures have been updated by a factor of 2.25 to reflect the increase in the Consumer Price Index and to represent 1980 dollars. (CPI of 109.8 for 1969 and 246.8 for 1980; 1967 = 100.) /4lt (b) 1980 U.S. Census data indicate the City 1979 median value of owner-occupied units approximates $43,100 and median contract rent value at $215 (consultant estimates based upon Census Tract data). These fgures have been updated by a factor of 1.13 to reflect the increase in the Consumer Price Index and to represent 1980 dollars. (CPI of 217.4 for 1979 and 246.8 for 1980; 1967 = 100.) \ 1 -19- �TABLE 14 AGE OF STRUCTURE CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1980* .., I ] YEAR STRUCTURE BUILT 1970 1960 1950 1940 1939 i j to to to to to NUMBER(a) March 1980 1969 1959 1949 earlier TOTAL HOUSING UNITS I * PERCENT 324 167 192 102 494 25.0 13.0 15.0 8.0 39.0 1,279 100.0 Analysis by Wade-Trim/IMPACT. (a) Data from the 1980 U.S. Census, Census Tracts, Detroit, Michigan, SMSA. J _, l J ., -2 0- 1 �.. ·• ... ..... ....... , -, l . I TABLE 15 YEAR-ROUND HOUSING UNIT TRENDS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1970-1980* l . J ] CHANGE 1970-1980 NUMBER PERCENT YEAR 1 CATEGORY 1970(a) 1980(b) 955 1,281 ) Year-Round Housing Units 324 33.4 i .... J J * Analysis by Wade-Trim/IMPACT. (a) Data from the 1970 U.S. Census, Detailed Housing Characteristics, Michigan. (b) Data from Table 10. \ l.... ., ,. . j -21- �.., TABLE 16 RECENr RESDHll"IAL CXN5'mOIOO N::ITvIT'f. CITY OF RIOM:ND, MCOm CClJN'r.{, MIOIIGt\N 1980-1987* ... l 1 1980 CATEX;ORY j I I 1981 1982 1983 1984 1985 1986 1987 1988 Detached Single-Family Units 8 3 l 2 9 11 17 20 13 84 Tua-Family Uni ts 0 4 0 0 0 2 0 2 0 8 Multiple-Family Units 44 0 0 0 0 0 12 81 38 175 GROSS TOTAL 52 7 l 2 9 13 29 103 51 267 0 0 0 2 0 2 0 0 0 4 52 7 l 0 9 11 29 103 51 263 Less Derrolitions NET TOTAL I 'il,. *Comp. iled p by Wade-Trim/IMPACT frcm SEMCCG, Residential Construction in Southeast Michigan, Annual Reports. I I J ·· , ... '10rA: ) l -22- �•· -, Employment Characteristics The primary determinant of population within a corrmunity is the employment opportunities available nearby. However, within a particular labor market area some local municipalities function as major employment centers while others ar-e pdmarily places of r-esidence or "bedroom" carrnunities. The City of Richmond, being in Macomb County, is part of the six county Detroit Metropolitan Area Labor Market which also includes the Counties of wayne, Oakland, Livingston, I.a.peer, and St. Clair. Thus, the employment opportunities available, not only in the City but in other parts of the Detroit Labor Market Area, constitute the economic base to which the City is inexorably tied. According to the U.S. Census, there were 1, 356 City residents employed in 1980 or 38 percent of the total population. The following text will identify what industries this work force works for, and what positions they hold. Historical data is also presented to reveal changes in employment patterns. I I I Employment Industry Data in Table 17 document the employment by major industry groupings for employed residents for the years 1970 and 1980. I I .. ., _.I I J ] In 1970, the greatest share of the work force was employed by manufacturing industries (27. 7 percent). Other major employers were the wholesale and retail trades and professional services industries. By 1980, 293 residents were added to the local work force, an increase of 27.6 percent. Manufacturing industries continue to employ the greatest share of this work pool. This situation is expected, due to the heavy reliance on the autanotive industries in the Detroit area. DJ.ring the last decade, substantial expansion took place within the finance and professional services industries. This paralleled a shift in the local laboc macket, fran a manufacturing economy to expansion in the service sector. Although thece was a 700 percent increase in agriculture, forestry, and fisheries wockers, the ceal numerical increase was only seven. Data in Table 18 compare nonagricultural employmerlt in the Detroit Metropolitan Area for the years 1970 and 1980. Manufacturing employment dropped from 569,000 in 1970 to 494,100 in 1980, a decline of 13.1 percent. Conversely, there was an inc cease in both nonrnanufacturing employment and government employment over the same period of time. Nonmanufacturing employment increased by 182,100 people (23.9 percent), whereas, government employment increased by 29,800 people employed ( 13. 3 percent) . Total nonagricultural employment increased over the decade by approximately 137,100 people oc 8. 8 percent. Thus, there was a shifting in the type of -23- J .. .... , ...... �j ;:::? 'IABIE 17 / ·°'\ ) -. ™PLOYMENI' BY SELECTED INillSTRY CITY OF Ric:BKH), M2'£CMB CX:IJNTY, MICllI.G!\N ' l I _., 1970 am 1980* I . ,_ 1970(a) INil'.JSTRY ~ PEFCENI' NlMBER .PElO'm NCJmER 0.0 7 .50 7 700.0 PER.rm' 1 Agriculture, Forestry, and Fisheries I I I Construction 71 6.7 91 6.7 20 28.2 Manufacturing 295 27.7 402 29.6 107 36.3 64 6.0 58 4.3 ( 6) 10.3 291 27.4 260 19.3 (31) 11.9 Finance, Insurance, and Real Estate 74 7.0 125 9.2 51 68.9 Business, Personal, and Entertainment Services 66(*) 6.2 71 5.2 5 7.0 135 12.7 269 19.8 134 49.8 67 .6. 3 73 5.4 6 8.2 0 0.0 - -0 0.0 0 0.0 1,063 100.0 1,356 100.0 293 27.6 0 I I - ~ ClWG?.s 1970 - 1980 1980(b) Transportation, Comnunications, Utilities, and Sanitary Services Wholesale and Retail Trade Professional, Health, Education, and Related Services Public Administration 'l Mining J TOTAL(d) O(c) i 'I J * Analysis by Wade-Trim/IMPACT, (a) Data from the 1970 U.S. General Social and Econanic Characteristics, Michigan • • 1 - 'J (b) Data fran the 1980 U.S. Census, Census Tracts, Detroit, Michigan SMSA. (c) Consultant estimates based upon 1970 "other" employees. ' (d) Empioyed persons 16 years of age and older. ·.,) l .! -24- �:,, l TABLE 18 A ~ EMPIDYMENr BY INilJSIRY THE DEIIDIT METIDroLITAN ARFA AtHlAI.. 1970 AND 1980* (OOO's) CWG: 1970 - _1980 INilJS1'RY 1970(a) 1980(a) RH3ER PER(Di ] Total Private I Nonmanufacturing(b) Total Manufacturing I 759.2 941.3 182.1 23.9 569.0 494.l (74.9) (13.1) Total DJrable Goods(c) Total Nondurable Gcx::lds(d ) I Total Government t Jotal Nonagricultural I I 476 . 5 413 .8 (62.7) ( 13. J 92.5 80.3 (12.2) ( 13 . : 223.1 252.9 -29.8 - 13 .3 1,551.2 1,688.3 137 .1 8.8 *Analysis by Wade-Trim/IMPACT, February, 1986. (a) Data from the Michigan Employment Security Corrmission, Report on Employment, BIS 1830E, for respective years. (b) Nonmanufacturing includes service, retail trade, utilities, transportation, ·7 cormiunication, construction and other similar industries. ., _j (c) Durable manufactured goods include autorrobiles, electrical machinery and furniture products arrong others. ~ (d ) Foods, textiles, apparel, printed materials and chemicals are among the gocds termed nondurable . J NarE: The D=troi t Metropolitan Area includes Wayne, Qakland, Macomb, Lapeer, St. Clair, and Livingston Counties • . i -25I J ~ �work performed. Accompanying the shift was a concomitant increase in the number of persons employed in the region. Much of the employment increase can be attributed to the growth in the number of wanen who entered the work force during this period. As measured by increases in the work force, the region experienced a rrodest amount of economic growth since 1970. The population projections developed for the City assume this rroderate rate of economic growth will continue and act to provide employment opportunities for future residents of the City. Ernployrrent by Occupation ...., •' J I I I Data in Table 19 display trends in employment, by occupation, for the City of Richmond in 1970 and 1980. This data also indicate a change in the type of work being performed. Between 1970 and 1980 there were large increases in the number of technical and administrative support employees (51.9 percent) and managerial employees (68 percent) This trend is projected to continue. -0 I I • 1 I I _J l ,j .. .· i -26- �] TABLE 19 .EMPLOYMENI' BY SELECTED cx:::a:JPATIOOS CITY OF RIOH:'tID, MACa4B axJNrY, MIOIIGAN 1970 and 1980* i OCCUPATIOO rDmER OWG:S 1970 - 1980 1980(b) 1970(a) PEXENT NUMBER PERCENr 7 j I I I D I I Managerial and Professional Specialty 194 18. 2 326 24.0 132 68.04 Technical and Administrative Support 156 14.7 237 J7.5 81 51.92 Sales Workers 113 10.6 105 7.8 (8) (7.08) Service Workers 125 11.7 185 13.6 60 48.0 12 1. 2 13 1.0 1 8.33 Precision Prcx:iuction, Crafts, and Repair 209 19.7 197 14.15 (12) (5.74 ) Operators, Fabricators, and Laborers 254 23.9 293 -21.6 - 39 15.35 1,063 100.0 1,356 100.0 293 27.56 Farming, Forestry, and Fishing TOTAL EMPLOYED *Analysis by Wade-TrirtV'IMPACT. l ] (a) Data from the 1970 U.S. Census, General Social and Econani~ Characteristics, Michigan. (bl Data from the 1980 U.S. Census, General Social and Economic Characteristics, Michigan. NOTE: Data is for employed persons, 16 years of age and older. -27- �NATURAL FEATURES Introduction The development of land including the excavation, fill, clearing, grading, and construction that occurs on a site can significantly impact the natural environment. Special attention rrust also t:e given to environmentally sensitive areas. Environmentally sensitive areas can t:e defined as land areas whose destruction or disturbance will imnediately effect the life of the community by either: 1) creating hazards such as flooding; or 2) destroying important resources such as wetlands and w~od lots; or 3) wasting important productive lands and renewable resources. I I I The purpose of this report, therefore, is two-fold. First, this study determines land rrost suitable for development, which would require the least developrrent costs and provide the maximum amenities without having adverse effects on existing natural systems. Secondly, this report will help identify lands most suitable for recreation-conservation. The applicable natural features of the City of Richmond are presented t:elaw. I I Topography Significant Site Features •0 ." Significant site features are those surface characteristics which serve to "shape the corrrnunity," in some instances discouraging development, and in others attracting particular land use activities. The first of these to t:e examined is topography. The topography of the City of Richrrond is gently rolling to hilly. Land elevations range from a low of about 707 feet above sea level at the southwest quadrant of the city to a high of 750 feet above sea level at the intersection of highway M-19 with the northern City boundary. The gently .rolling terrain presents few constraints to future development within the City of Richmond. 1For a complete discussion on the importance of protecting envi~onmentally sensitive areas see Performance Controls for Sensitive Lands, Planning Advisory Service Reports 307 and 308, June 1975. • I -28- �'.1 :.l Woodlands United States Geological Survey (USGS) data for Richrrond show the existence of a large woodlands area in the southwest section of the City. V'KXX:llands are available as wildlife habitat and for aesthetic enjoyment. ~ands also moderate certain climate conditions, such as flooding and high winds, by protecting watersheds from siltation and soil erosion caused by stoanwater runoff or wind. Woodlands can also improve air quality by absorbing certain air pollutants as well as buffer excessive noise generators. To the extent feasible, these woodlands should be exempt from future land development. Significant woodland areas are identified on Map 2. i .J I • ;Jf .. l Major Bodies of Water .... I There is one lake within the jurisdictional limits of the City of Richrrond as identified on Map 2. I I I ll I I 1 l .r • Besides their obvious aesthetic and recreational benefits, lakes serve as natural retention areas for stormwater runoff, act as groundwater recharge resource and also tend to rroderate the microclimate in proximity to its shores. Protection of these natural assets should be given high priority. a Hydrology Surface drainage in Richmond is accomplished by a system of natural drainageways and creeks. Included is the Gillett Drain and Fisher Drain. Their location is illustrated on Map 2. These water courses are prone to flooding during major wet weather events. Development within flood prone areas must be carefully managed. Floodplain management involves balancing the economic gain from floodplain development against the resulting increase in flood hazard. The Flood Emergency Management Administration of the U.S. Deparurent of Housing and Urban Development has not developed Flood Insurance Rate maps for the City of Richmond since the City is not a E>articipant in the National Flood Insurance program. Those areas subject to periodic flooding within the City have thus not been recorded. However, flooding has not been reported to be a problem. v~etlands In 1979, the Goemaere-Anderson Wetland Protection Act was enacted by the st.ate of Michigan. This legislation was passed to protect wetlands by cestricting their use to certain activities (fishing, boating, farming, arrong othe rs) while permitting other activities only after permit approval by the state of Michigan. Permits are approved only upon a review of an 'environmental assessment filed by the petitioner and upon a finding that tie activity is in the public interest. -29- • �SIGNIFICANT SITE FEATURES - 740 _,,,,,- CONTOUR ELEVATION LINES ~~i(W~\( WOODLAND 1 DRAINAGEWAY c::::; BODY OF WATER MAP 2 CITY OF RICHMOND :~i;~ I ~:.:;..: ~~_!.,._;=..:.-~~=-~-""7-:":-:~:-:":::~:-:------------------t ~1~ MACOMB COUNTY , MICHIGAN Wi!de-Trim_l!MP.1111CT Mumc1pa and Planning Consultants �,. I Under the Act, the follawing wetlands are protected: 1. Wetlands contiguous to an inland lake, pond, river, stream, oc similar natural water course. 2. Wetlands five acres in size or larger in counties which contain a population of at least 100,000 people. The Act also pecmi.ts a municipality, by ordinance, to provide for a rrore stringent definition and regulation of wetlands. According to the Wetland Protection Unit, Division of Land Resource Programs, for the state of Michigan, municipalities typically invoke this option to protect wetlands which serve as habitats for rare or endangered species of plants and/or animals. The Michigan Natural Features Inventory has checked their data base and have found no known occurrence of endangered or threatened species or exemplary natural cocmtUnities for the City of Richmond (see Appendix). · The Fish and Wildlife Service of the U.S. Department of Interior has conducted a wetlands inventocy of the City of Richrrond using stereoscopic analysis of high altitude aerial photographs. This inventory is shown as Ma[? 3. Mar;> 3 indicates the presence of wetland areas primarily in the southwest portion of the City which are protected under the Goemaere-Anderson Wetland Protection Act. Soils Two majoc associations are found within the City of Richmond. description of each association is shawn below. A brief Areas of this soil are on rroraines and on glacial till plains. The soil has rrodecately slaw permeability, slow runoff, and m::xiecate infiltration. A seasonal high water table makes woi:-kability difficult during the wet seasons, but the soil is easily worked undei:- proper:- rroistuce conditions. The ocganic matter content is rroderate, the natural fertility is modecately high and the available moisture capacity is high. Limitations are a seasonal high water table, maintenance of soil structure, and poor trafficability under wet co~ditions. Corx)ver Loam (0 to 2 percent slopes): Parkhill Loam (O to 2 percent slopes): Parkhill soils are law to high in oi:-ganic matter content and high in natucal fectility. If these soils are not artificially drained the water table is near the surface rruch of the year. Infiltration is slaw, permeability is m::xierately slow, the available rroisture capacity is high and runoff is slaw or ponded. Management of Parkhill Loam that includes artificial drainage, supplies ocganic matter, and maintains soil structure is l.ffif)Ortant. Map 4 indicates that there are soil types within the City which can be plassified as sensitive. ' -JO- • �L.. :..---- ..,.- ~- i:_ ..;"-'..,, w.. ~ J J - " - -- L .J PO --Ill -.. ~ ...J Hx. ...., n-.., PFOY PO~ -------- - -- a: < cl '"'" --------- WETLAND __ _ ~j l2'!ltF1-L 2 EM, 1 ___ rNFOtlMAT10N AVAn.AnU. FROM wm,.ANTl INVF.NmRY MArS ___ . =--=-~-"'==="= -----...--. -~ -_ ___ ~--_:-.:=:p-~ .... . ........ __ . .----_____ ....... __ -~__ . -- ··----4 ...... _ --·---:::-;---...=:--__...--=-·-=----·---__ ... __ ... - ._..,------~ __ ___ .... .-------...... __ ... ____ _ --·-·-__.....~~ .--------___ . ___ . "'-----~ --- . -- -· -------------------- . CITY OF RICHMOND . ,..... ,...__ -~-·~..--.. .. -. 1,_ -•-►-"_.., .. _.._._ .. . _., ,,.._ ._.."'.__,,..,._ _..,___, ___ ,___ ......,. ...__.__ .,..-_ L ..._ -·------- ,....,.,...._ .. ·-- -•-··- - PIILUSTTHNE WETLAND ·-:::::-· (UMOf:A '1'111! ACM:SJ --------·---------·-·-·-·-·- ·- -- ....,._ .._ __.---_ __ _ •·- - PROTECTED PI\LUSTRINE WETLAND -- W-..4~1J""' ~ t l l .... ..,_,.,.,.._ lt ....... ------·• ... tia..,.. MAP 3 :~~ .~..!.._.:...-,=;,;~,--=:~U7.N~T::-Y~~M:--:-;l-;:C::';H~IG:;::-A-=--:N-;----------------------ll-,e~J MACOMB CO , ■-•• Wade-Trim/IMPACT Municipal and Planning Consultants �·• ·· - .... SOILS G • SENSITIVE SOILS MAP~ CITY OF RICHMOND :M; ::=_.!..!_!_..:::::.:.....,....::_:c:..::::::.:...:.:.,:..:..:~-:--::::~-:-:::::-:-7"':"--------------------~...~ .a MACOMB COUNTY , MICHIGAN •-•• Wude-Tr,m/lMPACT Municipal a.n d Planning Consulr3nls �. I r Sensitive soils within th~.! City of Richrrond are generally i;xx>dy drained un<l have high water table making them unsuitable for waste dis~osal. The soil inter:-pretations are general in nature and will not eliminate the net.'<l for on site study and testing of S!;)ecif ic sites for the design and construction of specific uses. f I -3 - �· -- EXIsr:nl; LAND USE ANALYSIS Intrcduction The collection, ccmpilation, and analysis of existing land use inforrna.tion is an essential element of a corrrnunity's ccmprehensive plan. The preparation of the Future Land Use Plan is only possible when there is a clear undez:-standing of existing conditions and relationships between land uses. The inventory of existing land uses serves as the basis for analyzing land use patterns and future development trends. In the course of execc1s1ng its zoning powers, the City rrust give reasonable consider:ation to the charactez:- of each district and its suitability foz:paz:-ticular uses. An inventory of the existing development pattern would further this objective. The Existing Land Use Map and acz:-eage table which are included in this report will also sez:-ve as a ready z:-efecence foe the City in its considecation of everyday pcoblems in land use management and public improvement proposals. Survey Methodology A field suz:-vey was conducted for the puz:-pose of gathering existing land use data. Each parcel in the City of Richmond was visually inspected in the field and its use compared to, and cecorded on, 1980, 100 scale aerial phot<YJraphs which were supplied by the Macomb County Planning Ccmnission. Land use categories wece then developed which incorporated all types of existing uses and which would readily distinguish one class of property from another. The classifications were then rr,apped on a 500 scale mylar property line base map of the City, cceated by Wade-Trim/IMPACT specifically for this planning program. Acr.eage calculations for each land use category were obtained by direct measurement of the existing land use rr,ap, using an electronic digitizer connected to a Hewlett-Packard canputer. Richmond Land Usage Nine ( 9) land use categories were utilized for purposes of this analysis. Map 5, entitled Existing Land Use, ceveals these clas~ifications and their gee.graphic distribution thz:-oughout the conirnunity. The City of Richmond encompasses an area of 1.79 square miles or ~p!;)roximately 1,148 acres, of which a!;)proximately 47.13% (541.17 acres) have been developed. The remaining 52.87% (607.01 acres) have been considered as undeveloped and includes open space and agricultural land under cultivation. Table 20 provides a descriptive surrrnary of the various land use classifications within the City and the extent to which each use contributes to the total land area. -32- •· ...........-. �I FlflO .SUAV!Y1 AUGUST 24 ,29,29. 1988 EXISTING LAND USE P---~ I LAND UNDER CULTIVATION ~ OFFICE (-. ......·.! SINGLE FAMILY : :~;~-::: COMMERCIAL C'Z:m MULTIPLE FAMILY ~ INDUSTRIAL ~ MOBILE HOME PARK !:EE PUBLIC/SEMI-PUBLIC C:::J OPEN SPAC~ AND OTHER MAP 5 •-• OF RIC HMOND CITY :.:::..:...~~~:::-::::-~~:--;:-.;;:~;::;-;;--;:-;--------------{~j MACOMB COUNTY, MICHIGAN ■-•• Wade-Trim/IMPACT Municipal and Planning Cons11tr;ints �r- l ""'It TABLE 20 I EXISTING LAND USE CITY . OF RICHMOND, MACOMB COUNTY, MICH(GAN 1988* i I ..J ] . PERCENT - ·1i LAND USE CATEGORY ACRES Single-Family Residential 272.27 23.71 Multiple-Family Residential 24.41 2.13 ] Mobi l. e Homes 14.24 1. 24 Comm e rcial 61.03 5.32 3 Ot: Ei.ce 1. 86 0.16 29.30 2.55 i ·-J I ndustcial Utilities OF TOTAL ) Publ i c/Semi-Public 138.05 12.02 r) Agciculture (land under cultivation) 119.62 10.42 Open Space (includes coad right-of-way) 487.39 42.45 1,148.17 100.00 ] TOTAL a *Wade-Tri m/IMPACT l and use survey, August 24, 26, and 29, 19 8 l::l. \ J ] • fI -33- j �7 Single-Family Residential Single-family residential uses comprise 272.27 acres (23.71%) of the total developed land within the City. Single-family residential development is evenly dispersed throughout the City with heavier concentrations of r:-esidential developnent located in the northeast and southeast quadrants. The majority of the homes within the City of Richmond are located on platted lots within subdivisions ranging in density fran three to four dwelling uni ts per acre. A few hemes on larger parcels exist adjacent to the City's northern boundary on the north side of Pound Road. J Multiple-Family Residential The multiple-family classification represents properties containing three or rrcre units on the same site. They may be rental or condaniniurn units or cooperatives in complexes or in single structures. Land uses so classified also include related lawn areas, parking areas, and any small recreation facilities associated with the development. Multiple-family development accounts for a.bout 24.41 acres (2.13%) of the acreage in the City of Richrrcnd. Multiple-family apartment complexes, including Nancy Manor and Richrrcnd Club Apartments, are located on the north side of Division Road, west of Skinner Drive; and along Dow Street, east of Grand Trunk. 1. Mobile Homes Within the City of Richrrcnd, rrcbile hanes occupy 14.24 acres (1.24%) of the total land area. Mobile home development is contained within a rrobile hane park, located between Beebe Street and Skinner Drive. Cornnercial J l ~ 7 .. .: Comnercial uses have developed in a "strip" pattern primarily along the Main Street (M-19) and Division Road corridors of the City. Comnercial use accounts for 61.03 acres (5.32%) of the land area total. Cornnercial uses within the City of Richmond include car dealerships, gas stations, hardware stores, restaurants, and other convenience and retail uses. Office Office uses are financial institutions, medical, and professional service (i.e., legal, real estate, accounting) establishments. Only approximately 1.86 acres (0.16%) of the City is developed for office use. Existing off ice uses include a professional center located at the southeast corner of Division Road and Stoecker Lane; offices on Beebe Street between Monroe Street and water Street; and offices on the west side of Main Street, south of Beier Street. ' ..' I I l I -34- �,.., I i ...... Industrial The majority of the City of Ridurond' s industrial uses are located in the central portion of the City, along the Grand Trunk and Western Railroad. Primary industrial uses within the City include a concrete and lumber canpany north of Division Road to the south of Grand Trunk and Western Railroad; a concrete plant south of Division Road; Southeast Michigan Gas west of Burke Road; and a meat canpany north of Division Road, to the east of Grand Trunk and Western Railroad. There are 29. 30 acres (2. 55%) of industrial land within the City. .J ] Public and Semi-Public .. J ] Public land use includes open land for outdoor cultural, public assembly or recreational purposes, educational uses including all types of public institutions where education is a primary use and governmental administration and service buildings. Land uses and facilities which are privately awned and operated and used by the public or a limited number of persons and do not profit as their principal intent, are considered semi-public land uses. Churches are examples of semi-public uses. The City contains approximately 138.05 acres (12.02%) of public and semi-public uses. Land uses in this category include St. Michael's Cemetery and St. Augustine Catholic School in the southeast quadrant of the City; Richrrond High School, Richmond Middle School, and a public library in the southwest quadrant; little league baseball diamonds and a recreational facility to the south of Madison Street; and a variety of smaller uses located throughout the City. Agriculture (Land Under Cultivation) Lands in this classification include areas used for productive agricultural purposes. Within the City of Richmond, there are 119.62 acres (10.42%) of land area being cultivated for agricultural purposes. The available agdcultural land in this vicinity is considered to be very productive. Crops cultivated include corn, cucumbers, beans, onions, and other vegetable crops. J ] ,, I _,, ) ::. ,. ·:-- ... \ Ooen Space and Other This classification includes lands that are vacant and not being used foF agricultural purposes or other uses. For the purposes of this analysis, vacant land also includes roadways and wooded lands. Within the City of Richrrond, 487.39 acres (42.45%) of the land area is vacant or fallow. Vacant land, depending on its location and physical limitations, could be used for residential and nonresidential development, transitional land uses, and agricultural crop production. '' . \ J -35- �l ... Existing Land Use/Area of Influence The City of Richmond has chosen to investigate the existing land use pattern and physical features in an area bounded by Hebel Road, as extended, to the north; Lowe Plank Road to the west; 31 Mile Road to the south; and the Macomb/St. Clair County boundary to the east. It is believed that this area will have the rrost immediate impact upon the City in regards to long-range planning policies, future zoning trends, infrastructure needs, and potential service delivery requirements. ., J The area of influence, comprises a land area of 2.75 square miles or approximately 1,760 acres. Approximately 12% (205 acres) have bee~ developed. The remaining 88% (1,555 acres) have been considered as undeveloped and may include cropland, open land, wooded areas, and vacant !_)roperties. _j Seven land use categories were utilized for purposes of this analysis (see Table 21). They include single-family residential, off ic~, cornnercial, industrial, public/semi-public, land under cultivation, and open space. A description of each of these classifications and locations of the various land uses are presented below. Land use classifications within the area of influence are indicated on Map 1. Single-Family Residential In general, single-family homes are located on large acreage parcels along major arterials within the planning area. Low density residential land use accounts for approximately 118.74 acres (6.75%) of the total land use . within the area. Higher density multiple-family residential develoi;ment is nonexistent within the area of influence. Increasing residential land use densities would not be feasible at the present time because of a lack of utilities and infrastructure necessary to support higher densities. Corrmercial Ccmnercial uses within the area of influence are located primarily along 32 Mile Road to the east and west of the City of Richrrond, and along highway M-19 in the Muttonville area. Within the planning area, there are 45.80 acres (2.6%) of commercial land use. Major commercial uses include Michigan National Bank., K-Mart, AIS Equipment, and Lumber Jack Building Supply. j ...1t Office Office uses within the area of influence are located within an office building on the south side of highway M-19 in the Muttonville area. Office use consists of 1.63 acres (0.09%) of the total land within the planning area. ·j .::,, t -36.J �..... I,-. TABLE 21 I EXISTING LAND USE/AREA OF INFLUENCE CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1988* I I _j ACRES Single-Family Residential 118.74 6.75 45.80 2.60 1.63 0.09 Industrial 16.51 0.94 Public/Semi-Public 22.26 1.26 244.25 13.88 Open Space (includes road right-of-way) 1,310.96 74.48 TOTAL 1,760.15 100.00 Commercial Office I I I Agriculture (land under cultivation) I I *Wade-Trim/IMPACT land use survey, August 24, 26, and 29, 1988. l j '' -37- j PERCENT OF TOTAL LAND USE CATEGORY I �-. Industrial Industrial uses al:'e located on the north side of 32 Mile Road to the east of the City boundary, and on the north side of highway M-19 in the Muttonville al:'ca. Within the plaMing area, thel:'e are 16.51 acres (0.94%) o( industria.l land uses, including Foste!:' Oil Canpany and an extractive use. i .j Public and Semi-Public • - -~i Public and semi-public uses within the area of influence account for 22.26 acres (1.26%) of land area. Public and semi-public uses include a cemetery on the east side of Memphis Ridge Road, a wastewater treatment plant on the north side of 31 Mile Road, and two churches . ' .....l j Agriculture (Land Under Cultivation) I I There is a significant amount of productive agricultural land within the northern quadrants of the area of influence. Within the plaMing area, there are 244.25 acres (13.88%) of agricultural land. The available agricultural land in this vicinity is considered to be very productive and includes corn, beans, and other vegetable crops. Open Space I I This classification includes lands that are vacant and not being used for agricultural purposes or other uses. For the purposes of this analysis, vacant land also includes roadways. Within the area of influence, 1,310.96 acres (74.48%) of the land is vacant or fallow. There is significant potential for the utilization of vacant land within the area of influence. Adequate services and infr-astructure, including sanitary sewer, must be available, however, before this potential can be fully realized. 1 t l _j .J ] f ' -38- j �1 7 Sl."RUC'lURAL CXNDITIOOS ANALYSIS i ... Intrcduction ! ; I - -· a part of the housing needs assessment, information on the physical condition of single-family hanes was ccmpiled. In those neighborhocds where substantial numbers of homes are in poor condition, there is a tendency for adjacent properties to deteriorate and for the general environment of the area to be negatively affected. The process of deterioration, if allowed to continue, becomes expensive to the individual and the cormn.mity in a variety of ways. As ] I <'"'ll 1· i I I ...J j J Stc-uctural detedoration most often results in a decrease in neighborhood property values, with the City ultimately experiencing a reduction in tax cevenues. Because of this loss of tax dollars, the ccmnunity is often forced to reduce services, which may serve to further hasten the deterioration of the neighborhood. This need not be -the case, since suitable programs may be designed to arrest the deterioration process. The nature of any particular program, however, depends on the magnitude of the deterioration, the amount of funds available to implement program cecornnendations, and the policies of the local government. Methodology 1 j J '··) The assessment of the structural condition of hares in the City of Richmond was accomplished through a survey which rated the individual units against selected criteria. A nwindshield" and on-site survey of all single-family detached building exteriors in the City was conducted in June, 1988. Each home (excluding multiple-family units and mobile hanes) was assigned to one of three structural categories: standard, deteriorating, or substandard. The standard category includes recently built hemes, those currently under construction, and hanes of all ages which are in generally good condition, but which may need maintendnce or minor repairs. Those few structures included in this category which would benefit from minor repairs generally require only cleaning and painting. An example of a standard structure is shown in Figure 1. The homes in the deteriorating category are in poor condition as evidenced by either a defect in a single major structural elerre~t (roof sag, walls out of plumb, or cracked foundation) or by five or rrore minor structural flaws, including missing materials, rotted frames or sills, and open cracks or holes. The nature of these deficiencies, although undesirable, are such that the repair and rehabilitation of the heme appears to be econanically feasible. A deteriorating structure is shown in Figure 2. The homes in the substandard category are typically so dilapidated as to render them unsafe for habitation. They contain at least t\.JO defects in major structural elements, or one major defect combined wi th five or more minor structural flaws. Rehabilitation of these units is assumed not to be EJ<,onemically feasible, because of their- advanced stage of deterioration. Figure 3 shows an example of a substandard home. . i I . .i J -39- �7 Structural Cuality Results It can easily be inferred that the vast majority of housing units within the City are structurally sound, since they have recently been built; however, a cursory survey of the City's housing stock, conducted by Wade-Tdrn/IMPACT in June, 1988, indicated that a significant number of dwelling units were showing evidence of structural decay. j Data in Table 22 document the structural status of all single-family detached homes in the City of Richmond. Structural conditions are generally good in total, reflecting both the fairly recent vintage of the majority of hemes in the corrmunity and the original quality of construction. Approximately 99 percent of the single-family detached housing stock appears to be in standard condition. Only nine homes are classified as deteriorating, while three units are designated as substandard and warrant rerroval. ! I ~J "1 While the overall condition of single-family homes in the City of Richroc>nd is excellent, there are two subareas which exhibit conc~ntrations of deteriorating housing. The greatest concentrations of deteriorating structures are found in the southeast quadrant of the City, south of Division Street; and the west central portion of the City between Ridge Road and Division Street (Map 6). J 1 Causes of Structural Cecline What causes one-family structures in the same general geographic location to have widely varying degrees of stcuctural decay? Many factors can be contributing agents, but in the City of Richmond the rrost prevalent factors causing structural decay include the following: Obsolete and Inadequate Original Construction Table 22 shows 1. 3 percent of the total structures as being deficient. Field inspection revealed many of these were older homes. While these buildings may have been standard at the time built, the advanced age of the buildings is causing inadequacy to grON in importance. Structural defects, lack of adequate facilities and amenities, and poor general appearance, are major contributing factors causing these buildings to become blighted. This is probably the rrost important cause of building decay in the City . .l 1 l •l Inadequate Buildirg Maintenance Older housing areas generally have a. large proportion of elderly people, many living on a fixed income, such as a pension, which does not provide adequate allowance for repairs at the same time that the structure's age and obsolescence requires extensive repair and maintenance. In addition, many elderly persons are not physically able to make repairs that might be normally made by a younger householder at minimum expense. f I J -4 0- �,,_, ~ 1 ~ ~ ! ...z I < ► § ~ a: rj .... Gd STRUCTURAL QUALITY BY NEIGHBORHOOD STANDARD STRUCTURES DETERIORATING STRUCTURES SUBSTANDARD STRUCTURES 1-6 NEIGHBORHOOD NUMBERS NEIGHBORHOOD BOUNDARY MAP 6 ND •~• RICHMO OF___ CITY ;...;_;;__,;____,;__ _.;;__~~=-:--,-~----------«[~] MACOMB COUNTY, MICHIGAN --- Wade-Trim/IMPACT Municipal and Ptanmng consu1tants �-, TABLE 22 \ SINGLE-FAMILY RESIDENTIAL STRUCTURAL CONDITIONS CITY OF RICHMOND, MICHIGAN 1988* _j ] STRUCTURAL CONDITION Standard Deteriorating j NUMBER PERCENT 928 9 98.7 1.0 3 0.3 940 100.0 Substandard 1 I I *Analysis by Wade-Trim/IMPACT, Structural Quality Survey, June, 1988. I I J I I ~ -l f I "3 ~-:_- .·..·.., .. ' j -4 1- �• .-, l ! ..... •J , J~tible I.and Uses Incanpatible land uses usually occur in residential neighborhoods where industrial or ccmnercial uses exist mixed in with the residential uses • The opposite is also true where residential units are mixed with industrial and COlil'rercial uses. The City sho,.,s evidence of mixed uses along its major section line roads. These uses also cause the generation of undesirable traffic flow patterns and parking problems. The City would be improved with the elimination of incompatible land uses. - J I I I ~ 'iii I I ., J . '' f I j -42- �r:;. J 1 FIGURE 1 STANDARD i .l The standard category includes recently built homes, those currently under construction, and homes of all ages which may need minor repairs and maintenance but are generally in good condition. l ·-, 7 J I I I •I ,,...... I J ·I l j �• q .. -7 FIGURE 2 DETERIORATING ! ...... ; J ] 'l Structures in the deteriorating category are in poor condition as evidenced by either a defect in a single major structural element (roof sag, cracked foundation, walls out of plumb) or by five or~ more minor structural flaws ranging from missing materials to open holes and cracks. This category is such that while the deficienci~s are undesirable, repair and rehabilitation of the structure appears to be economically feasible. J J 3 I D J . .] :1 J ] ..' . ..l '' �;i ;J ..... i FIGURE 3 SUBSTANDARD i .J Substandard structures are so dilapidated as to render them unsafe for habitation. For classification purposes, they contain at least two in the major structural elements or one major defect~ combined with at least five or more minor structural flaws as defined above. At this stage of deterioration, rehabilitation is assumed to not be economically feasible. J I I I I I I fI _::, ) ., • "' j �1 GOALS, CE.J"EX:TIVES, AND POLICY STAD:MENIS I Introduction l • J l I I I I I ln order lo ef foctively plan for its future growth and development, the City of Rich.Irond must first set certain goals and objectives based on comnunity consensus, to guide the decision making process and establish a basis for Future Land Use Plan Formulation. These goals and objectives must reflect the type of ccmnunity desired and the kind of lifestyle its citizens wish to follow, given realistic econcmic and social constraints. The following text represents a reccmnended set of goals (the ultimate purposes ·or intent of the plan), objectives (means of attaining ccmnunity goals) and policy statements (specific statements which guide action) which are prepared to guide local City officials in reviewing future land use proposals. While the Future Land Use Plan indicates, in general, the type and location of future development, it should not be used independentiy of the plan policies. The policies are the key ingredients of the plan in that they provide flexibility and allow adaptation to new and unforeseen situations as they niay occur. Goals The City of Richmond recognizes the many advantages available within the cornnunity including available recreation activities available Central Business District, attractive neighborhoods and hemes, a good educational system attractive natural assets and generally excellent carmunity facilities and services. The City of Richmond wishes to maintain and enhance these important community features while pursuing methods of encouraging ordecly and balanced economic develofn1ent in the future. In recognition of these facts, the City of Richrnond adopts the following general corrrnunity goals to guide future develofn1ent activities: l. I I Promote the orderly economic development of the City of Richmond. Orderly econcmic development can be defined as maximizing the use of public dollar investments in facilities and services, such as water and wastewater systems, roads, schools, transit, law enforcement, fire protection, and parks. 2. Protect and manage the a1verse and valuable land, water, and air resources of the City for the use and enjoyment of present and future generations. 7I 3. Promote and maintain a balanced ecological system in the City of Richmond and develop methods that will enable City residents to continue the physical developnent of the area without damaging the environment. i ', -43- j �l Ensure diversity, stability, and balance of land uses to serve human needs: residential areas; natural and recreational areas; schools and cultural activities; adequate public services; access to shopping, health services, and places of employment. 4. Objectives and Policies 1 Achievement of comnunity goals can be accomplished if the City of Richirond adopts and adheres to the following objectives and policies with respect to residential, comnercial, industrial, public and semi-public lands, and the natural environment. Residential Develq:ment ObJective I I Prarote the development of planned residential areas designed to offer a variety of identifiable living environments. Policies I •I l. Prarote the identification, preservation and redevelopment of historically significant houses and neighborhoods in the City of Richirond. 2. Promulgate future land use policies which will prevent the encroachment of carrnercial or industrial activity in established residential areas. 3. Ensure that new residential development of appropriate density does not occur in areas which are unsuitable and inccmpatible such as established heavy canmercial or industrial districts, or other areas of the City where the quality of residential development would be compromised by abutting land uses. 4. In areas of the City other than historical distcicts, redevelopment for residential purposes is to be encouraged due to cost efficiency in utilization of existing infrastructure capacity and improvements. The City of Richmond shall encourage the preservation of homes and districts deemed to be of historical significance. 5. Establish residential land use policies which are compatible with environmentally sensitive areas and encourage residential develoi;:roent into areas which do not demonstrate significant environmental constraints. . l _J' f I l -44- �6. City programs which offer housing assistance to lcw and moderate income and special needs groups should, when determined by City Council to be practical and possible, be continued and upgraded. 7. 8xaminc innovative methods of financing substandacd cesidential units in the City. 8. Continue to nonitor the conditions of residential hanes in the City to detect and eliminate housing code violations. 9. Apply consistent residential site standards to conventional and manufactured housing during the City's subdivision review process. 10. Encourage the development and use of technological innovations in housing construction which provide safe and livable housing and at the same time provide reduced housing costs. 11. Analyze City building and land development codes to identify and modify those regulations which unn~cessarily inflate the cost of housing. 12. Encourage energy-efficiency residential develo~nts. 13. Encourage development patterns which do not physically isolate low and moderate income and special needs groups from other sectors of society. 14. Recognize the need for and encourage the development of affordable housing in the City of Richmond. I 15. Examine the feasibility of creating new financial incentives for the development of low cost, affordable housing in the City of Richmond. I Ccmnercial ~velcpnent ] J I I I ~ ~ and the conservation redevelopment measuces in of new Objective Provide a full range of corrrnercial facilities which are adequate to serve the resident population within the Richmond Market Area. Policies 1. Recognize the City of Richrnond as an accessory corrrnercial center serving the local consumer population. 2. Encourage the establishment of new corrmercial uses and the expansion of existing establishments in the City. ' 1 -· .· ) '' f J j -45- �l 7 ! 3. Encourage the development of clustered ccmnercial and/or office facilities in close proximity to major street intersections, thus providing the opportunity to offer a variety of goods and services most conveniently, r-ather than fostering the developnent of strip carrnercial developnent. J 4. Strip commercial thoroughfare frontage developnents should be discouraged except where it can be substantiated that there is a need for highway-oriented type businesses and other business uses that are not typically involved in ccmparison or multi-purpose shopping trips. 5. Encourage the use of marginal access drives and limit the number of entrances and exists serving comnercial uses as a means of reducing traffic conflicts along major business corridors. 6. Require all proposed canmercial rezoning to be justified in terms of neighborhood, ccmnunity, and market area needs, as applicable. 7. A compatible relationship should be established between carmercial centers and adjacent residential properties through the use of such buffer devices as walls, landscape areas, and transitional uses. The disruption of residential areas by poorly located corrmercial activities should be avoided. 8. Corrmercial development should be located in close proximity to other land uses which have similar facility and service needs in order to provide a rrore efficient and cost effective delivery of services. 9. All corrmercial developnent shall be established only in areas where adequate public facilities and services already exist, will be provided prior to occupancy, or are scheduled to be available within an approved time frame. ' I I I 1, I I ·1 J I I Iooustrial Develcpoont Objective Encourage a variety of light industrial development with attractive sites which will strengthen the tax base and provide a place of employment for area residents. Policies 1. Encourage the development of new types of industries and those that are econcmically associated with the existing industrial base. 2. Provide industry at locations which can be readily serviced by public utilities and are easily accessible to the existing transportation network, especially airport and rail facilities. , f -46- �3. Locate industrial areas where they have reasonable boundaries and are not subject to encroachment by incanpatible uses. 4. Preserve and rehabilitate appropriate industrial areas by rerroving incanpatible uses, consolidating land, and rerroving vacant and substandard buildings as well as giving particular attention to landscaping, buffer strips, off-street parking, and other design matters. 5. Incorporate and utilize the concept of development of industrial land in industrial parks _or planned industrial districts with well designed points of entrance and exit, controlled site and building design, and adequate parking areas. J 7 j Natural Envirorment I I I Objective To maintain and preserve sufficient open space and recreation facilities to satisfy the needs of City residents. Policies 1. Implement land use patterns which will ensure sufficient open space to serve the needs of the future population and which will protect essential natural resources. D 2. I I Encourage patterns of developnent which will maxlffil.ze environmental protection and canpatibility while striving to meet the Township's social and economic needs, by recognizing the fact that natural resources are a vital carmunity benefit. 3. Evaluate all future development and redevelopment in terms of protecting and enhancing the natural environment including, but not limited to, air and water quality. I I 1• The proposals enl.ll'tterated above for the City of Richmond are objectives and policies to guide future development. If the planning program is to be rrore than a confusion of varied opinions, then it is essential that these objectives and policies be seriously considered. They will help maintain an orderly, prosperous, and attractive development pat.tern in the City. These statements are suggested as a starting point for the City officials. As the planning process progresses, the goals, objectives, and policies rray be altered and new ones formed. Thus, these reccmnendations are flexible and need constant attention. It is recomnended that the goals, objectives and policies be reviewed and updated as necessary, and adopted on an annual basis. - ' r j -47- �J ·7 I P ~ AND IESIGN -' ~ Introduction i ·. J Prior to the preparation of a Future I.and Use Plan, a series of planning and design parameters must be established to guide the preparation of the plan. ] ... 1 ] This chapter will identify the market potential for cornnercial and industrial properties in the City of Richrrond through the application of nationally recognized planning and design standards. This data will be used to determine the arrount of urban land which can reasonably be expected to be absorbed by the comnunity by the end of the planning period. Ccmnercial Development Standards I I I •I I J I I Ccmnercial development is a very important ingredient of the corrrnunity econanic base. Comnercial establishments provide goods and services to consumers, promote economic stability, and can generally enhance the quality of life for area residents. However, if carmercial districts are not suitably located and carefully planned they can be a disruptive element and ultimately detract fran, rather than enhance, the ccmnunity environment. Planned shopping centers have distinct advantages over strip comnercial development. The developer of a planned center is able to locate the center in a strategically favorable market demand setting, plan for controlled site access and adequate parking, provide effective, attractive landscaping, leave roan for building expansion, and coordinate architectural facade and signage treatments. On the other hand, relatively unplanned shopping areas, situated along major thoroughfares, and generally developed in a piecemeal, uncoordinated fashion, are often constructed as individual speculative ventures, without forethought to possible future changes in market demands or comnunity needs. For these reasons, the City of Richmond should encourage the development of carefully planned, clustered, cornnercial developrrents, rather than isolated uses in uncoordinated commercial strips. Shoppi.o:J Center Requirements There are three primary types of shopping centers: center, cornnunity center, and regional center. ·1 _, l t .• ~ ... J rr the neighl::orhood A ne ighl::orhood center serves the convenience goods needs of local shoppers and traditionally includes uses such as grocery stores, drugstores, barber and beauty shops, coin laundries, hardware stores, and other similar uses established primarily to serve the day-to-day shopping and personal service needs of local neighl::orhood residents. The neighborhood center is typically designed to serve a population of 2,500 to 40,000 persons (depending upon the density of development) living within a 1-1/ 2 mile radius. A land area of three to five acres is generally required to acccrrmodate buildings, parking, and service/loading space and to honor setback standards . -48- �·•I r A ccmnunity scale shopping center is built around a junior department store or a variety store as the major tenant, as well as a supermarket. In addition, the center may contain other kinds of comparison goods establishirents. Conrnercial uses included in these types of centers include restaurants, general merchandise, apparel and accessories, furniture and appliance stores, and so forth. Professional offices may also be located in these centers. Carmunity shopping centers typically serve a population of 40,000 to 150,000 people living within a 3-m.ile radius. ! . . .) The regional scale shopping center provides a wide variety of goods, including general merchandise, apparel, furniture, and hane furnishings. The regional center is built around a full-line department store and is designed to serve a population of 150,000 people or more, living within a 15-mile radius. The shopping center standards, discussed above, are surnnarized and presented in Table 23. I I I Unrelated Ccmnercial Uses Not all corrrnercial uses are sited within preplanned shopping centers. Special attention must also be given to uses which are free-standing, independent structures, not part of a planned shopping center environment. Most of these uses are considered "highway-oriented" businesses, since much of their trade results from exposure and accessibility to passing rrotorists. Data in Table 24 present reccmnended market base standards for many of these uses such as apparel stores, restaurants and liquor stores. For land use planning purposes, the total amount of such acreage which can be expected TIU.1st be projected. Wade-Trim/IMPACT recomnends that five acres per 1,000 people be provided for such development. -) Office Space Requirements i ._j Data in Table 24 also document the population base necessary to support different types of office development typical of local, communities (doctors, real estate, accounting, travel agencies, legal off ices, and banks). To provide for additional office development, Wade-Trim/IMPACT recarrnends that three acres per 1,000 people be provided for planning future office developnent. J J I I f , -:'" IJ . J -49I ..J �'-- .........., ," . .._.,..:t, : · ~ l ·-···: -- ... .. - ., L ....J -- . .. ' L-i~w....l -----·· .....,,__, : ;-.,-,··, TABLE 23 TYPICAL SHOPPING CENTER STANIWm:i* POPUI.ATIOO BASE a::t,tR)SITIOO SERVICE AREA CENTER TYPE SITE SIZE 3- 5 acres Supennarket as the principal tenant with other stores providing convenience goods or personal services. Typical GlA of 30,000 to 100,000 square feet. Trade area population of 2,500 to 40,000 people. Ne ighl:x::>rhood, Ne iyhlx:Khood ccmnunity Center Junior department store or variety store as the major tenant, in addition to the supermarket and several merchandise stores. Typical GlA of 100,000 to 300,000 square feet. Trade area population of 40,000 to 150,000 people. 3-mile radius 10 acres 150,000 or ioore people. Regional Center Built around a full-line department store with minimum GlA of 100,000 square feet. Typical center GlA of 300,000 to 1,000,000 square feet. 10-15 mile radius 30-50 acres Center I VI 0 I •urban Land Institute, Shopping Center Develognent Handbook , (Washington, NCJI'E: GlA represents gross leasable area. o.c.), 1977. 6-minute drive time 1 to 1-1/2 mile radius �A TABLE 24 7..... j mxn,,MENOED SIORE OR SERVICE USE STAND!\RIS CITY OF RICBM)ND, MACCMB CCONI'Y', MICHIGAN 1990* i ., J SIORE OR SERVICE USE Food Stores Drug Stores Liquor Stores Restaurants and Taverns Laundries (coin-operated) 7 J I I I •I I J I ] Dry Cleaners Beauty Shops Barbee Shops Television Repair Real-Estate Offices Br-anch Banks Accounting Offices Nur-series Travel ~encies vbmen's Apparel Stores Spar-ting-Goods Stores Books and Stationery 'Furnitur-e and Home Furnishings Stores Carner-a Stores Autorrotive Service Stations Hardware, Paint, and Building Supply Stores POPULATION BASE 4,000 9,000 3,100 varies 12,400a 3,000 2,100 3,300 5,300 n/a 4,500 n/a 16,200 varies 6,00 18,000 6,500 6,200 RENrAL REVENUE TYPICAL BOIIDING SIZE rorEmIAL (SCOARE FEET) lcw high high lcw low medium high high 20,000 5,400 2,000 3,300 high high high high rredium low MARKE!' PENETFATION law medium medium low high high n/a medium high medium medium medium 1,600 1,300 1,200 750 1,400 1,000 4,000 n/a 1,300 800 2,500 n/a 2,000 law medium 10,200 high lcw n/a high high low medium \ 55,100 2,800 medium low medium high 2,000 vades 8,700 medium medium 5,700 rI J low -51- �TABLE 24 RECCt-1MENDED SIORE OR SERVICE U S E ~ CITY OF RICEMJND, MAC01B COONrY, MIQUGAN .J 1990* (Continued) l POPUIATION SIORE OR SERVICE USE J I I Convention Hotels Bowling Alleys and Billiard Parlors Coctors Offices Legal Offices Stock-Brokerage Offices MARKET PENEIRATION BASE RENrAL REVENUE POI'ENI'IAL TYPICAL BUILDn:x; SIZE (SQJARE FEET) b varies n/a varies C C C C low low low high high high 1,000 6,000 15,000 1,000 800 800 *Data from Darley/Gobar Associates, Economic, Real Estate, and Marketing Consultants, as published in House and Hane Magazine, 1973. I I 7 J aFigure is very approximate, depending on whether residents have their own machines. bNot applicable; does not depend on residential population. cCurrent figures not available - popularity is declining rapidly. n/a Not Available NOTE: I I Population base refers to the number of actual customers each store or service requires for its support. Market penetration is each one's relative ability to withstand competition; a store with low penetration needs a greater number of residents in the area than one with the same population base and high penetration. Assume a 3:1 site to building size ratio to determine total land area need. .1 i .J rI J -52- �Indus~rial Developnent Standards • J' ] 1i ] J D :],. The quantity of developed industrial land a cornnunity may have in future years is dependent upon its current employment base, availability of utilities, local political philosophy, as well as a myriad of other factors industry considers when deciding to locate in a particular carmunity. The economic developnent element of the Master Plan lists the rrore important features industries analyze when choosing a site. For land use planning purposes, however, it is necessary to estimate the amount of land that can reasonably be expected to be developed for industrial purposes, so capital improvements can be adequately progranmed in advance and to insure that an ample supply of land is available. Tables 25, 26, and 27 sunmarize three methcdologies camonly used in calculating future industrial land area needs. They are population, land use, and employment density ratios. The greater accuracy is achieved through application of employment/density ratios (Table 25). If employment by industry type can be estimated, a worker density factor can be applied, resulting in a total acreage requirement. Estimating employment levels is, ho,.,rever, beyond the scope of this study. Industrial land needs are rrore readily estimated using land or population ratios. Population ratios represent acreage requirements as a proportion of the total population. Data in Table 26 indicate that 12 acres of industrial land are required for every 1,000 people. Estimating industrial land use can also be accanplished by employing land use ratios. By surveying the amount of land devoted to industrial uses in other comnunities, an average can be calculated and used as a standard for planning purposes. The American Planning Association recently compiled this data; it is presented in Table 27. Using this standard, eight percent of the land area in the City of Richmond should be utilized for industrial development. Residential Standards As of 1980, there were 1,281 year-round housing units in the City of Richmond (see Table 10). These units occupied a total land area of 311 acres. This represents a density of 4.33 units per approx.i mately 296 acres or 0.23 acres per unit. J I The housing element of the Master Plan indicates that Jy the Year 2000, a total of 2,510 housing units will be required to house an anticipated population of 6,000 people. Assuming a similar development pattern to what exists today, a factor of 0.23 can be utilized as the acreage standard for determining future residential land area needs. Land Market Equilibrium I r I Land use planning must insure that the total supply of land for urban use is controlled to match the demand for this land. By meeting supply with ~nd, orderly gro,.rth can be achieved, while at the same time maintaining property values. If too much developable land is recomrended, urban sprawl and haphazard development could occur with adverse effect on property values. -53- �J ...,. I TABLE 25 EMPI.DYMENT/DENSITY RATICS FOR ESTIMATING INOOSTRIAL IAND USE* .J ... , • J I I AVERAGE NUMBER OF El-IPLOYEES PER NET SITE ACRE INIXJSTRY Intensive Industriesa Intermediate Extensive Industriesb Extensive Industriesc 30 14 8 ~rban Land Institute, Industrial Development Handbook, 1975. aindustries include electrical equipment and supply, printing and publishing, apparel and textile products, transportation equipment and similar us~s. bindustries include lumber and wood products, furniture and fixtures, food and kindred pcoducts, chemicals and similar uses. cindustries include tobacco products, petroleum and coal products, wholesale trade and similar uses. TABLE 26 POFUUuICN RATICS FOR ESTIMATING INIXJSTRIAL IAND USE* I I CATIX?DRY FATIO Total gross land requirement for all industry Land requirements for light industry Land requirements for heavy industry 12 acres/1,000 population 2 acres/1,000 population 10 acres/1,000 population *Joseph ~hiara and Lee Koppleman, Planning Design Criteria, 1969. I TABLE 27 UNO USE FATIOS FOR ESTIMATIN:i INilJSTRIAL LAND USE* I PERCENT INOJSTRIAL LAND _; COMMUNITY SIZE AVF:RAGE Small Cities and Towns (under 42,000 people) Large Cities (over 200,000 people) If *American Planning Association, PAS Memo: j -54- 8% 12% Land Use Ratios, May, 1983. �1 ' _j J ..., f .J I I I I I 1 J I I 7 -'' I r The acreage needs for each urban land use can be projected using the standards identified. Data in Table 28 indicate the future land area requirements for each of the urban land use requirements. Table 28 indicates that the future land area requirements throughout the planning period are satisfied by the City's Future Land Use Plan. Cc:mnunity Prorrotion To effectively service the needs and desires of the City of Richmond residents, while at the same time strengthening the comnunity tax and employment base, requires the prorrotion of a well planned and diversified econany. Often a comnunity will attempt to attract additional comnercial or industrial development if it finds itself lacking in this type of land use. This is done by providing ·rrore acreage for a particular use than it can reasonably expect to utilize. In this matter, a community can ",advertise" that it desires a particular type of development. Relationship with Adjacent Townships Future land planning decisions for the City of Richmond rust·recognize the important role of the City in meeting the majority of the consumer needs of the resident populations of toth the City and adjacent Townships. The City should investigate all appropriate means of maintaining the economic vitality of this business center, either through new development, or redevelopment, of existing City properties. In addition, the City of Richmond may wish to consider a planned program of toundary adjustments as a means of providing additional developable acreage. The annexation strategy section of the implementation chapter of the Master Plan includes recornnendations for future boundary adjustments. The urban land projection is based upon a premise of an ideal situation shielded from political, economic, and environmental constraints. Its use lies in its function of projecting the minimum amount of land that can reasonably be anticipated to develop over a given period of time. However, other factors must be considered in land use plan development which will influence the arrount of land provided. These factors, as they pertain to the City of Richmond, include flexibility, · principals of neighborhood planning, large lot development, preservation of natural areas, corrrnunity prorrotion, and the City's relationship with adjacent townships. Flexibility \ Ideally, when locating residential development in a land use plan, the arrount of such proposed land use should closely correlate with anticipated population growth. However, it must also t:e understood that the ideals of land use planning do not necessarily correlate with the realities of zoning. For example, if several vacant areas appear to t:e ccmpetitive for future growth, because of such factors as potentially available utilities, proximity of existing development or gcx:d major road access, it is often not feasible from a zoning standpoint (i.e., considering the legal implications) to limit growth to one of the areas just t:ecause population ~tojections suggest that there will t:e sufficient land in that area alone to accommodate all future growth. Therefore, additional acreage is necessary to provide a degree of flexibility in future land development. -55- �----•r • .___, L ~ I. . ·--- .... - -L....,..J tiTABLE 28 -- (;..._.,J _,..•• ~ L- .....· _; ~ PROJECTED URBAN LAND USE ACREAGE REQUIREMENTS CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN YEAR 2000 1 URBAN LAND USE Commerclal Neighborhood Center STANDARD REQUIREMENTS EXISTING DEFICIENCY COMMENTS I per 5,000 people, 6-mlnute drive time service radius la K-Mart Shopping Center -0- Adequate through Year 2000 Community Shopping Center per 40,000 people la Richmond CBD -0- Adequate through Year 2000 Regional Shopping Center per 150,000 people or more la Lakeside Mal I (Ster I Ing Hgts.) Port Huron -o- Adequate through Year 2000 Unrelated Uses (Highway Commercial) 5 acres per 1,000 people 20.95 acres 30 Offices 3 acres per 1,000 people 18 acres 19.00 acres -0- Adequate through Year 2000 12 acres per every 1,000 people or 8 percent of total land area 72 acres 76.62 acres -0- Adequate through Year 2000 0.23 acres per unit 396 acres 634.65 acres -0- Adequate through Year 2000 I Ul °'I Industrial Residential Minimum Requirements •Analysis by Wade-Trim/IMPACT. aBased upon future City of Richmond Population of 6,000. 6 acresa a a Cluster Uses at Major Intersections or 92 acres �-, Neighborhood Planning ! Where appropriate and feasible, the Land Use Plan should encourage neighborhood-size residential developments. The neighborhood unit is an area which has all of the public facilities, services, and other amenities required for family living. It is generally characterized by an elementary school and park at its center. Ideally, no through traffic enters the area. It is thought of as an environment in which children and their parents (or other age groups in sane cases) can rrove freely and in safety without barriers to their activities. Gerontolc:gists have begun to focus on the neighborhood as the rrost appropriate scale within which to plan and deliver services to the elderly. Anticipating sufficient acreage to accorrmodate viable neighborhood units may increase the amount of urban land provided. _j ., ) Preservation of Natural Areas I I I Areas of natural beauty should be preserved wherever possible; and areas suitable for recreation should be protected and development ~estricted, as may be appropriate. Developrrent of such areas and adjacent areas should be controlled to reinforce the preservation of their natural character. Such a controlling device is providing additional acreage for development elsewhere in the corrmunity. • I I l ,J I f I _) l J -57- �l EXXHJUC DE.VELOPMEN'I Introduction .J Econanic development is the process of intervening in the normal econanic cycle to achieve a specific goal. It is usually aimed at stimulating private investment in order to generate employment, increase the tax base, or to increase the econanic viability of an area. J There are many ways to pursue economic develo:pm.ent. Emphasis can be placed on short-term changes, such as expanding existing plant capacity, as well as long-term solutions, which could include diversifying the econanic base and attracting- new types of industry. Experience has shown that in order for econanic develop:nent to be rrost effective, a ccmnunity must understand what economic activities are most likely to take root and grCM in the market area. I I I ,, I I 1 Interviews have been conducted with City officials and business persons to evaluate the City's future economic role in the region.· Information gathered from the interviews has been used to document the City's strengths and weaknesses in terms of capturing future development. Based upon the analysis and a set of selection criteria developed by the City of Richrrond, a range of industries for privately financed industrial development has been defined. Future economic development is encouraged to locate in certain areas of the City designated for industrial use. These industrial areas are identified in the City's Future Land Use Plan. "Opportunity areas" have been identified to focus future economic development at priority locations. Finally, rrethods of finance and business incentive techniques are presented including ways to use managerrent skills and grant programs already available to the City. Current Trends Socioeconanic Analysis 1 J I I . ., l I ...: ' ' .;; .:: J' The socioeconomic analysis section of City's Master Plan indicates that in 1980, the highest percentage of employment was in manufacturing (29.6%), follCMed by professional services (19.8%) and wholesale/retail trade (19.3%). Although manufacturing jobs increased between 1970 and 1980 at a rate of 36.3%, the largest percentage increase in employment between 1970 and 1980 occurred in the finance, insurance, and real estate industry. Although that trend is projected to increase, it cannot be ignored that industries involved in manufacturing and wholesale/retail trade are the largest employers in the City and will continue to play a major role in the City's future econany . ,' --~· Iii J -58- �EXXKMIC DE.VELOEMENT Introduction ' _., J ·7i .J I I I Econanic developnent is the process of intervening in the normal econanic cycle to achieve a specific goal. It is usually aimed at stimulating private investment in order to generate employment, increase the tax base, or to increase the econanic viability of an area. There are many ways to pursue economic developnent. Emphasis can be placed on short-term changes, such as expanding existing plant capacity, as well as long-term solutions, which could include diversifying the econanic base and attracting - new types of industry. Experience has shown that in order for econanic developnent to be rrost effective, a carmunity must understand what econanic activities are most likely to take root and grow in the market area. Interviews have been conducted with City officials and business persons to evaluate the City's future economic role in the region.· Information gathered from the interviews has been used to document the City's strengths and weaknesses in terms of capturing future development. Based upon the analysis and a set of selection criteria developed by the City of Riclurond, a range of industries for privately financed industrial development has been defined. Future economic development is encouraged to locate in certain areas of the City designated for industrial use. These industrial areas are identified in the City's Future Land Use Plan. "Opportunity areas" have been identified to focus future economic development at priority locations. I I l Finally, methods of finance and business incentive techniques are presented including ways to use management skills and grant programs already available to the City. Current Trends Socioeconanic Analysis J I I ,_., The socioeconanic analysis section of City's Master Plan indicates that in 1980, the highest percentage of employment was in manufacturing ( 29. 6%), followed by professional services (19.8%) and wholesale/retail trade (19.3%). Although manufacturing jobs increased between 1970 and 1980 at a rate of 36.3%, the largest percentage increase in employment between 1970 and 1980 occurred in the finance, insurance, and real estate industry, Although that trend is projected to increase, it cannot be ignored that industries involved in manufacturing and wholesale/retail trade are the largest employers in the City and will continue to play a major role in the City's future econany • . .. .;. I I -~~) '~ ai J -58- ~ �Trends Comparison I J I I A review of the Michigan Manufacturing Directory for 1980 and 1990 indicates that within the last ten (10) years the City of Richm::md, and surrounding areas with a "Ric.hm:md" mailing address, have lost four (4) industries but gained a total of twelve (12) new industries, thus resulting in a net gain of eight new industrial establishments. Industrial Base, 1990 Four ( 4) of the new industries are in the manufacturing business, and three (3) are involved in printing and publishing. The remaining industries are involved in various activities and do not exhibit any discernible trend. Three (3) of the new manufacturing industries are machine tools and metal forming related, while the fourth manufactures autorrotive parts. A list of all local industries appearing in the 1990 Michigan Manufacturing Directory is provided in Table 29. Targeting It appears that the City of Richmond will continue to attract smaller manufacturing canpanies in the future because of the several advantages that are available to them locally. Additionally, these industries appear to have the greatest potential for expanding and diversifying the area econcrny. Industrial Standards I I J I I Data in Tables 30 and 31, presented on the following pages, represent a checklist that the City can use to complete its inventory of positive advantages and further attract potential industries. Table 30 is a checklist of factors that are important to industries while Table 31 provides the actual results of a survey of factors that influence the location choices of high technology canpanies. A total of 691 firms, typically with fewer than 500 employees, were surveyed in 1981. The checklist and survey embrace such topics as organization, cornnunity development, labor, financing, industrial sites, and business climate. S011e of these may end up being more important to a particular firm or project. The City of Ric.hrrond, however, if it is to be successful in econ011ic developnent, must work to provide all of them. A compilation of this data will also provide the basic information needed to prepare a "corrrnunity data" brochure, which potential prospects will need to thoroughly understand the cornnunity. Strengths and Weaknesses There are clearly several advantages to certain types of industries interested in locating in the City of Richmond. Advantages to the manufacturing industry appear to be the strongest. There are several manufacturing industries already located in the City with an available labor force that is well trained and experienced. '' j -59- �7 TABLE 29 I LOCAL INOOST.RIAL ~LI.SlffNIS J CITY OF RIClHH) 1990 i 1 ' , Albers cabinets - cabinets, wood, kitchen Allwood Building Components - structural wood members - trusses, wood 7 J Arro Manufacturing, Inc. - rrotor vehicle parts and accessories - transmission parts, manual - transmission parts, autorrotive Columbus Elevator - feeds, prepared, not dog and.. cat Courier Journal - newspapers, publishing and/or printing DeFauw cabinets - cabinets, wood, kitchen Erie Roll Form & Engr., Inc. - machine tools, metal forming - machine tools metal forming, other - machine tools, metal forming, rebuilt Giovanni's Appetizing Food Products, Inc. - canned specialties - seafood, canned and cured Image Finishing, Inc. - hot tubs, plastic, fiberglass - coating, engraving, allied services - furniture, plastic, fiberglass Independent Press - newspapers, publishing and/or printing Industrial Printing - printing, corrmercial Kar-Cin Precision Machinery - machinery and equipnent - screw machine prcx:lucts Lenox Cement Products - concrete, burial vaults - concrete, septic tanks Miller Transit Mix - concrete, ready-mix I I I •1. I I _,,' INOOST.RIAL POOax:TS INilJSIRY \ PTE, Inc. Richrrond Instruments Co. tools, dies, jigs, and fixtures - electronic components - measuring and controlling devices ' f -60- �-, II TABLE 29 "'"· r.a:AL INWSTRIAL ESIABL.ISEMmrS CITY OF RICBOID i .1' I I I 1!> I I .1 1990 (Continled) INWSTRY INOOSTRIAL ProIIX:TS Richrrond Publishing Co., Inc. - newspapers, publishing and/or prin~ing Richrrond Ready-Mix Co. - concrete, ready mix Richrrond Tool and Mfg. Co . - machine tool assec. S & S Pallet Co. - pallets, skids, wood Threaded Pro::lucts Co. - foundries, gray, and ductile iron - values and pipe fittings - castings, etc. Titanium Pro::lucts Corp. - machinery and equipment - machinery metal working U.S. Pattern Co. Inc. - patterns industrial United Portable Sign Sales Inc. - signs and advertising displays wellington Mfg. Inc. - stampings, autorrotive Young Lumber - saw and planing mills Source: Michigan Manufacturing Directory, 1990 I ..J I l f f -61- �TABLE 30 A cmx:KI.IST FOR ~ INilJS'I'Rr I .J ORGANIZATION 1. Is there a well organized economic development group at work in the comnunity? 2. Is the development organization concerned with working with existing industry to stimulate local development of new ventures and expansions? 3. Has a coordinated, well planned and well rehearsed presentation for industrial prospects been developed? -, j I I I COMMUNITY DEVELOFMENI' D I I 1. Co you have a plan that will meet the recreational needs of your area? 2. Is the business district neat and attractive and have plans been developed to encourage improvements? 3. Coes the corrrnu.nity provide adequate water and sewerage, and have plans been developed to meet future needs? 4. Are you, as a public official, supportive of economic development? IABOR ··,! 1. Is the supply of skilled and unskilled labor in your area adequate to support new industrial development? 2. Is the cost of labor in your general area at or below the national average for skilled and unskilled workers? 3. Has the skill needs of area employers been determined and programs initiated to help them meet their ne~s? .J 1 FINANCI~ ] 1. Is local financing available to encourage rrodest industrial development? 2. Co you have an industrial development revenue bond authority, and is it properly constituted to respond to inmediate needs? ' f -62- j �l• Table 30 A CID:KI.Isr Pm ATIRACTIH; ~ (Continued) J INOOSTRIAL SITF.S I 7 j 1. Have all potential industrial sites in the area been identified, catalogued, and data sheets on available sites prepared? 2. Has a reasonable sales and price policy been established on potential industrial sites? 3. Are any sites owned or held under option by the local development group or other organizations that would ensure irrmediate availability to a prospect? 4. Has water and waste treatment service been provided'to selected sites or definite plans developed to provide such services? I I I I BUSINESS CLIMATE 11!, I I .., J 1. Is the taxing policy of your area considered fair to manufacturers (by manufacturers)? 2. Is your locality businesslike and efficient in providing services such as water, sewer, garbage collection, fire and police protection to industry? 3. [):)es the business leadership of your ccmnunity take the initiative in solving specific business and industrial problems? 4. Is your ccmnunity attractive in appearance with easy access to shopping areas and neighborhoods? *Checklist from David G. Dickson, "How Cities Can Attract Industry," Michigan Municipal Review, April 1982. I J .. '; ,..) '' I • I .J -63- �7 TABLE 31 FACIORS THAT INFI1.JacE 'mE I:OCATICN cmrCES OF HIGH-'.l'EOH)[a;Y a:MPANIES wrmIN REXiICNS .J PERCENT OF a:MPANIES '!BAT ] cr.R5IIERED 'IEESE FACTORS 9VERY SIQi!FICANT• OR ·srGNIFICANT· 'ID THEIR IOCATICN CHOICE FACIORS Availability of workers 7 j 96.1% 88.1% 87.3% 52.4% Technical Skilled Professional I I Unskilled State and/or local government tax structure I Corrmunity attitudes towards business 81.9% Cost of property and constD1ction 78.8% Good transportation for people Ample area for expansion 75.4% Proximity to gocxj schools 70.8% Proximity to recreational and cultural opportunities 61.1% transportation facilities for materials and prcducts Good I Proximity to customers 46.8% Availability of energy supplies 45.6% .J J ] Proximity to raw materials and component supplies 35.7% Source: Joint Economic Ievelopment Corrmittee, data from a mailed survey of 691 high-technology firms, typically with fewer than 500 employees, 1981. '' -64j \ �J review of the checklist for attracting industry in Table 30, and the survey in Table 31, indicates many other advantages and strengths that the City of Richmond has to offer to prospective industries and employees. Ricturond has favorable tax rates, excellent school facilities, numerous recreational opportunities and close proximity to major urban areas. All of the City's existing industrial areas have rail access and are serviced by central water and sewer service. A .J J While there are several advantages available to industries in the City of Richm::md, there are also certain draw backs that make it difficult to compete with other carm.mities in attracting new industrial development. The rrost important impediments seem to be a lack of additional central water capacity and a location that is scmewhat rerroved fran the region's major transportation network. The City must have adequate water available to service new industry. While the City is planning to develop two new water supply wells, it is recommended that Richmond connect to the Detroit water supply as soon as practical. -, J I I Richrrond is located in close proximity to . I-94 and has di_rect access to State Highway M-19. However, until rrore direct access to the nation's interstate highway system is available in the future, the City of Richmond will continue to attract smaller industries that are less dependent on major highway access for the shipping and receiving of their goods by truck. Good transportation facilities for materials and products was considered to be "very significant" or "significant" to 56.9% of those industries responding to the survey in Table 31. I ~ Interviews Wade-Trim/IMPACT conducted interviews with key members of the ccmnuni ty involved in local econanic development including the City Manager, the president of Security Bank Northeast, the president of Macomb County Bank, and the Director of the Macomb County Econanic Cevelopment Department, to further assess the City's future econanic role in the region. I I It was learned from the interviews that the Ford Tractor Plant in the City oE Romeo is currently converting its facility to produce automotive engines. Ccmpletion is expected in late 1990 and it is projected that the conversion will have a major impact on the City of Richmond's industrial base. Autorrotive suppliers and plastic injection rrolding companies are expected to locate in the area to service and supply the new engine facility. Also, it is further believed that many metal fabricating ¥1d processing plants will expand into plastics processing since the processes and technologies.involved in both industries are similar. I Opportunity Areas . .) f Map 7, Industrial Opportunity Areas, identifies areas in the City that ar.e most suitable for future industrial development. The greatest opportunity for future industrial development appears to be in Richmond's existing and planned industrial areas located in the central portion of the City, along 'the Grand Trunk and Western Railroad and within the City's industrial park located north of Division Street and east of Skinner Drive. Several well established industries are located in these areas and adequate developable area and municipal services are available to support new industrial developnent. �..... Lf f --, 1 J } ~ . ~ ► ~ I a :;; ~ a: c (j ► Q.. 7 INDUSTRIAL OPPORTUNITY AREAS ~ CITY INDUSTRIAL OPPORTUNITY AREAS - PROPOSED INDUSTRIAL EXPANSION AREAS MAP 7 CITY OF RICHMOND ~~ .=..:....:._::..--=..:.-;..;.;...;;..;...;.;..;..;....;;;,.~-,,..-,-,--------,--------cl~J MACOMB COUNTY, MICHIGAN ■-- Wade-Triml/MP.~CTd Mumc1pa 1 an Planning consultants �1""' < I In addition to those areas identified within the City of Richmond, Map 7 also identifies two (2) areas of future industrial expansion that are currently located in Richmond Township. These areas would provide for the logical expansion of Richmond's industrial opportunity areas. Area "A" would allow for expansion of the City's industrial park to the north to Madison Road. Additional access to the park would be provided from Madison Road. Approximately 25. 28 acres of land are available for expansion in Area "A." The City's Existing Land Use Map indicates that this area is currently agricultural land under cultivation. 11 Area B is of 32 Mile for infill existing on II located east of the Grand Trunk and Wes tern Railroad and north Road. Designation of this area for industrial use will allow development adjacent to existing industrial uses already · the north side of the road. There are a myriad of Providing a complete this report; however, which the City should incentive programs available to the City of Richmond. inventory of all the tools is beyond the purpose of the following represent those resources or activities actively praoote within its territory. Implementation Several methods of implementing a successful econcmic development program are available. A description of recommended actions and programs to stimulate econanic develofffient within the City of Richmond is provided below. Incentive Programs Small ccmnuni ties are going to have to be prepared to cc:mpete by putting together attractive incentive programs for companies that fit their growth strategy. In this day's "Giveaway" environment, no cormnunity can afford to overlook the importance of incentive programs for job growth and econanic develofffient. 1. • Tax Abatements Under Act 198, a Plant Rehabilitation District (for an obsolete facility) or an Industrial Ceveloprnent District (for a new facility) may be established if a local government levies a total property tax of 30 mills or mor:-e, or an incane tax. The City of Richrrond does not levy an incane tax, but the local millage rate exceeds 30 mills. Thus, the City of Richrrond qualifies under Act 198. Plant Rehabilitation Districts must contain 50 percent or rore obsolete facilities according to assessment valuations. At the discretion of local government, tax incentives within these designated areas may be offered for up to 12 years for capital improvements. For obsolete plants being rehabilitated, assessments can be frozen at pre-renovation values. Expansion and new facilities are assessed at current value, but the millage rate may be reduced by 50%. Both of these al te mat i ve taxes are called an "industrial facilities tax. They f¥e paid in lieu of property taxes on capital facilities and in addition to payment of continuing regular taxes on land (specifically excluded by the act). 11 -66- �r Tax abatement improves a business cash flow but at the expense of the lost tax ::-evenues of the carmmity. Thus, projects must be judged on their cost/benefit rrerits. One rrethod of evaluation is through the creation, and subsequent adoption, of tax abatement guidelines~ Such guidelines would identify the criteria for an abatement nawardn as well as identify the length of an award. Factors which may be evaluated include type of use (R&D facility, manufacturing, assembly, etc.), the size of capital investment, total potential employment, or the applicant's track record, among others. ~ suggest the Ccmnittee fund m:x:iel tax abatement guidelines for use by its constituent comnunities. 2. Tax Increment Finance Authority Act (P.A. 450 of 1980) This Act allows cities to make public improvements in a specific redevelopment district that are necessary to induce and accorrm:,date additional private development such as industrial, comnercial, and residential construction within the designated district. The financir¥J from these public improvements cares f ran the increase in property tax cevenues generated by the new private develofIItent. The amount of tax increment revenue available for a particular redevelopment project is determined by multiplying the total tax rate of the City by the projected increase in assessed valuation. Richmond established a Tax Increment Finance Authority to make improvements within its downtown district and is no.,, implementing a streetscape design plan to improve conditions along Main Street. The current status of P.A. 450 is found in P.A. 280 of 1986. It provides that as of January 1, 1987, no new authorities or authority districts may be created and an exis.ting authority district may not be expanded. However, it does permit existing development areas to be expanded and new developrrent areas, within existing authocity districts, to be created. 3. Economic Development Corporations This act is intended to stimulate industrial and cc:mnercial development through a nonprofit Econanic Development Corporation established by a rru.micipality. Land may be acquired by eminent domain and transferred to the Econanic Development Corporation. The Econanic Development Corporation may acquire land, construct buildings, and acquire ~ipment, which it would then sell or lease to private industry. Financing is obtained through the sale of bonds, or from loans or grants from the local community. Each municipality may establish one Economic Development Corporation, or two or rrore units within the sarre county may so organize. If Economic Development Corporations are organized for both a county and a subarea within the county, the corporations maintain their separate areas of jurisdiction but may, of course, cooperate in developing projects. '' -67- �I II 4. .. Michigan Econanic Oevelopment Authority Loans Ir · The Michigan Econanic Development Authority (M.EOi\) was created by the state legislature in 1982 to encourage econcrnic growth and employment by assisting the private sector and local governments. MEDA can make loans, financed by bonds issued on oil and gas severance taxes, to cormu.mities or to EOC 's in municipalities. The loans can be used for public .improvements if the improvements directly aid in the maintenance or growth of the governmental unit's econanic base. The camn.mity must cane up with SO percent of the project cost from its own or other sources, and MED!\ will loan the other SO percent. In addition to these npublic develop:nent n loans, MEDA will make loans to private industry for projects resulting in job creation or maintenance. The agriculture, forestry and energy industries are eligible for these loans, as are manufacturing ind us tries. 5. I Carmunity Oevelop:nent Block Grant Programs The CDBG program is a flexible program designed to provide financing for activities previously eligible under separate categorical grant programs, including urban renewal, rehabilitation loans, water and sewer grants, and so forth. Metropolitan cities (SO, 000 or m:xe people) and qualified urban counties are guaranteed an arrount called an "entitlement." Smaller corrrnunities ccrnpete for the remaining "discretionary 11 funds. This competition is better known as the "Small Citiesn Program which is administered by the Michigan Department of Commerce, Office of Community Development. A ccmnunity participating in an urban county CCBG program (such as Richmond) is ineligible to enter into the Small Cities program fund competition. A grant recipient may use CDBG funds for "special econanic development activities" including the acquisition, construction or installation of industrial buildings, or other real property equip:nent and improvements. Funds can als0 be used to provide assistance to private for profit businesses such as loans, interest supplements and technical assistance. II I We recomnend that the City of Richm:Jnd annually prepare a project priority list of CDBG eligible activities for local goverrnent consideration. In addition, Richmond members should actively ronitor county discretionary activities, funded through the CCBG program, to ensure the City receives its "fair share" of financial assistance. 6. Direct Assistance Successful implementation of econanic development programs may require the use of local general funds • Some of the available financing tools are enumerated as follows: Ir Ir • I I -68--" �f ' a. Land Write-Downs Land_ write-downs involve the conmunity selling land at less than its fair market value. In urban renewal type projects, this typically involves acquisition of dilapidated structures, ·clearing the land and selling the land at less than the public's investment in acquisition and clearance or at below market value. The reduced value may cepcesent the appraised market value of the land subject to reuse cestrictions more limiting than mandated by the local Zoning Ordinance. The cost of land write-downs to the carmunity is the cost of acquisition, demolition and relocation minus the proceeds fran the cleared sale of the ·1and. They aid a business/investor by reducing the total capital it will need to develop a project, as well as the amount it may need to bocrow. Reducing the arnount that needs to be borrowed in turn reduces debt service payments, thereby increasing the net revenue generated by the project. b. Direct Loans Access to municipal funds to make direct discretionary loans to businesses gives the ccxmu.mity its roost flexible overall tool for pcomoting development. An endless variety and combination of loan types, teems and conditions are possible, and the municipality sha.ild tailor its terms to fit the conditions of each project. Among the variations are construction, interest-only, balloon, vaciable rate, and secured loans. Construction loans are short-term, low interest rate loans given during the construction i;,eriod which will reduce overall construction costs. Interest only loans are loans on which the borrower pays only the interest during the loan period and the principal is repaid in one lump sum at the end of the term of the loan. Balloon repayment loans are loans repaid as principal and interest over the term of the loan, but not in amounts sufficient to retire the debt before the term expires. The balance outstanding at the end of the loan period is then repaid in one lump sum at expiration. Variable interest rate loans are loans on whic~ the interest rate charged varies over the term of the loan. A secured loan is backed by a lien placed upon an asset which gives the lender a direct claim against the asset in the event of default. The Conmittee should be .responsible for assisting local investors and carmuni ties alike in negotiating the terms of any of the loans or land write-down agreements. Information Campaign ' I It is critical that the investment corrmunity be made aware of the local comnitrnent to assist existing and new development. This awareness is made available through the dissemination of cormiunity data. -69- - �I P" i Factual information al:::out the comnuni ty is helpful to those engaged in location decisions for industry and cornnercial business. This data should include many tq;>ics such as population, socioeconanic data and trends, econcmic base, prevailing wage rates, utility services and rates, local tax structure, and recreation/cultural opportunities. In addition, when dealing with a particular firm, supplemental data may be needed including area suppliers, regional market data, local incentives, lat:or skills (for industry), disposable incane, or trade area data (for business). This data can be assembled into a printed brochure; however, a more unique approach is to prepare and distribute a video production. Tapes can be prepared by production canpanies or a university's media dei;,artrnent. Also, local television stations may have names of free lance producers. Tapes have certain advantages. More information can be conveyed in less time. Video corrmunication adds a personal quality that is carmonly lost in text. Most importantly, a tape is especially useful in the case of firms wishing to maintain confidentiality in their location search, because their personnel can learn a great deal al:::out the area without making a personal visit. • Video productions are time consuming and costly. Prices vary, but a program will cost $500 to $1,200 per finished minute. Thus, a typical 15 minute production will cost approximately $12,000 . The City of Richmond should subscribe to the Crittenden Directory of Corporate Real Estate Managers and to the Crittenden Office and Industrial Space News to target their mailings (see attached advertisement). In this manner, mailings can be delivered only to active candidate firms, thereby reducing the overall cost to the City. It must be recognized, however, that rrost future jobs will be created from existing businesses • . • businesses already familiar with local comnunity facts. Ccmnunication with these businesses is essential to sell them on the advantages of their present location, to maintain personal contact, and to reaffirm a feeling of appreciation. To this end, we reconmend that the City oE Richroond prepare a quarterly newspaper column identifying what is being done to assist industry, and to identify what success has been achieved. · r II 'I • I -70- Ii �r Organizational and Educational Efforts Despite the goals and ambitions of the City of Richmond, the success of local economic development will depehd on the cooperation of the other local agencies involved in business development. There are several separate agencies operating in Macanb County that provide business counseling, pursue business attraction, or provide financial help. These agencies include the Business Assistance Center and the Area Development Off ice for Business Retention operating th.rough the Macomb County Department of Planning and Economic Development, and the Macanb St. Clair Private Industry Council for Job Training. Close coordination with these agencies allows Richrrond to effectively respond to an econanic crisis, whether it be a positive one where a fi.rm is making a quick decision of whether to come to the area or not, or whether it be responding to the negative crisis of trying to retain a firm that is seriously considering leaving the area . rr -71- �ECU;m::; NF.EI:S A.5SESSMENI Introduction Ceter:rnination of housing needs is based upon three components. First, it must be canputed if an ample supply of developable residential land is available to accomnodate the expected population. Secondly, replacement of existing structures which are, or may be expected to becane, substandard during the planning pericd must be accounted for. The final component is a canparison of a household's ability to pay for a particular housing type in relation to the cost of supplying or constructing the housing. Land Supply Residential Holding Capacity • The major constraint on future population and housing unit growth is residential holding capacity. Residential holding capacity may be defined as the maximum arrount of population which can reasonably be expected to reside within an area over a specific time pericd given the availability of developable parcels and restrictions of density dictated by the Zoning Ordinance. The resultant population figure added to the existing population of a corrmunity would reveal the total number of people which a carmunity could nhold." Data in Table 32 reveal the vacant developable residential acreage within the City of Richm::md that can reasonably be expected to be developed by the Year 2000. The data also indicate the total population and dwelling units which can be anticipated as a result of developing all the vacant residential acreage. The data in Table 32 show the City could acconmodate nearly an additional 3,000 persons by the Year 2000 above its existing population. The City of Richmond under ideal conditions, could "hold" a total population of 7, 116 persons at the end of this century. As previously described, a Year 2000 ccmnunity population of 6,000 is only anticipated. This projection was used in the development of the City's Future Land Use Plan. Thus, the Year 2000 will similarly represent the planning period for this Housing Needs Assessment. Residential Land Distribution The City of Richm:md' s Future Land Use Plan for the Year 2000 is shewn on Map 8. It identifies those areas prograrrmed for industrial, can:nercial, and residential development. Table 28 indicates that there is an ample supply of land to accept new residential development throughout the plaMing period within the City of Richmond. ', -72- �r TABLE 32 PROJECTED YEAR 2000 RESIDENTIAL HOLDING CAPACITY OF VACANT DEVELOPABLE RESIDENTIAL PARCELS CITY OF RICHMOND, MICHIGAN COMMUNITY City of Richmond 1 VACANT RESIDENTIAL ACREAGE AVAILABLE 1 POTENTIAL DWELLING UNITS 1,179 309 POTENTIAL 2 POPOIATION 2,959 eased upon estimate of residentially zoned property of adequate size to enable development within the forecast period. 2 The total population capacity refers only to those parcels which can reasonbly be expected to be developed within the forecast period. Odd shaped parcels which would require extensive assembly to develop are not reflected in these figures, nor is the current City population. \ '' -73- �,.. I Residential development is projected to occur within three City subregions. The residential areas extend outward fran the central city core. The rrore intensive types of residential projects (multiple-family, planned unit develoi;,nent, roobile hane parks) are generally in closest proximity to the ~orridors, with lower density residential areas located in the interiors of the sect ions • Housing Unit Replacement The number of housing units which will be required by the Year 2000 poi;,ulation, described above, is dependent upon the construction of additional housing units and on the replacement and/or rehabilitation of existing substandard structures. Data in Table 33 show the number of housing units required by the Year 2000 to accarm:::date the residential base of the City of Richmond. In the Year 2000, 2,510 housing units will be required to house an anticipated population of 6,000 people. • This projection was based upon a vacancy rate of five percent. Five percent of a corrmunity's habitable housing stock should remain vacant to provide diversity in housing selection, permit housing r~habilitation or rei;,lacement activities, and to ensure that asking prices for housing are indicative of actual market conditions, while at the same time protecting ~rivate investment. Vacancy rates below five percent demonstrate a restricted housing environment, affording little opi;,ortunity for potential households to be absorbed by available units • indicated above, the replacement of substandard structures must also be consideced when determining future housing requirements. This arrount will, of course, depend upon the actual number of hanes that will, in fact, becare substandard during the planning period. We know, however, that three units in the City are presently substandard (see Table 22). In addition, since 1980, approximately 0.4 derrolitions per year have occurred (see Table 16). Extending this average through the Year 2000, reveals that by the end of this century, an additional five units will be required to be replaced. Thus, 8 units rust be replaced during the next 11 years. A5 Calculating the Year 2000 housing requirements of the City, can be canputed then as the total number of new units required plus replacement units. Table 33 indicates that 2,510 housing units will be required by the end of this century. This represents 1, 229 new uni ts above what was available in 1980 or 966 above that which exists today. (Data in Table 16 reveal that a net total of 263 units have been constructed since 1980.) As noted above, 8-year round housing units will require replacement by the Year 2000. This figure, added to the 966 new units required, result in a housing need of 974 units by the Year 2000. Housing Affordability The housing stock in a comnunity should be .affordable to its residents. If ~using costs are prohibitive, housing needs remain unmet in spite (:f housing unit availability. -74- �r TABLE 33 HOUSING UNIT REQUIREMENTS CITY OP RICHMOND, MICHIGAN 1980 AND 2000* CATEGORY Total Population Persons Per Household Total Occupied Units 1980a 3,536 CHANGE 1980 - 2000 NUMBER PERCENT 2000 6,000b 2,464 69.7 2.89 2.51 -0.4 -13.l 1,225 2,390 1,165 95.l 0.6 13.6 1,229 95.9 Vacancy Rate ( %) 4.4 TOTAL YEAR-ROUND HOUSING UNITS 1,281 s.oc 2,510 *Analysis by Wade-Trim/IMPACT, April, 1989. a Data Erom 1980 U.S. Census, General Housing Characteristics and Census Population and Housing. bCity estimate based upon recent housing development proposals. C Consultant estimate. \ ff -75- �Total household income determines the price range of ~fordable housing for virtually all families. In the case of purchased housing, the price of a house is typically three times the family incare. Thus, it is assumed that a family earning $20,000 per year can afford a $60,000 hane. One rrust recognize that this type of analysis is only one indication of affordable housing. In actual practice, the price of a house that a family can afford is determined mainly by three factors: the size of the oortgage that must be secured and its interest rate; the property tax, insurance and utility rates on the house at that particular location; and the total indebtedness of the household for all i terns other than housing. Nevertheless, such as analysis provides an indication of housing cost trends and the ability of the purchaser to acquire such housing. Data in Tables 34 and 35 shew the breakdcwn of affordable purchase and rental housing by household incane for the City of Richmond residents. O..ner-OCcupied Units Data in Table 34 correlate 1980 household incane levels of City residents with the assumed maximum value of a house which they can afford and with the values of specified cwner-occupied housing units in the City. It is apparent that the value of owner-occupied hares in the City bears very little relationship to incane. The income level under $5,000, as well as the income level above $20,000, have large numbers of households that are rot finding housing at prices they can afford. Families with incanes ranging between $5,000 and $19,999 have few problems finding affordable housing, as an oversupply of owner-occupied housing units valued between $15,000 and $59,999 exists in the City. What is occurring is that the surplus of housing valued in this range is being utilized by three disparate groups: by families which can afford such housing; by those who are expending a higher proportion of their income than is normally considered acceptable; and by those who can afford housing of greater value. Data in Table 34 indicate a need for t:oth lower and higher cost owner-occupied housing. '' -76- �TABLE 34 INCDm can' CDRRELATIOO c»mR-OCClJPIEDRil:i!N:imITS CITY OF RICDO-l.D, HACnm OXffl'Y, MIOIIGAN 1980* tUmER OF ~PIED HAXDU.M VAUJE OF AFFORO\Bl.E tnJS~(a) IOJSEI.OW INCXME CATEXnRY I -.J -.J I IDJSFBllffi IN INCnIB CATEXnRY(b) tUmER OF SPfX:!IFIED c»mR-OCClJPIED mrrs IN nus l:D.5IK; VAUJE CA'.I"l~}:)RY ( c) ID.5~ 1LfiIT SURPLIB/ IEFICUlC'l ( d) Less than $5,000 12.0% · Less than $15,000 84 16 -68 $5,000 - $9,999 $10,000 - $19,999 12.3% 27.4% $15,000 - $29,999 $30,000 - $59,999 86 192 96 403 +10 +211 $20,000 - $49,999 $50,000 or mor-e 46.1% $60,000 - $149,999 $150,000 or m::>r-e 323 - 15 185 - 0 700 700 2.2% *Analysis by Wade-Tdm/IMPACT. -138 -15 ~ (a) Maximum value of affordable housing calculated to be 300 percent of incane. (b) Data estimated fran the 1980 U.S. Census by applying the percentage of households per incane category to the total number of specified 0,,/ner-occupied housing units. (c) Consultant estimate based on 1980 U.S. Census data on housing value and existing land use inventory. (d) Surplus/deficiency calculated to be the difference between the number of households per incane category and number of units per incane category. - - �t I -~, •• TABLE 35 IlllJ,lE CD:>f ~ 0 0 REN1'ER-OCCUPIF.D l:UJS~ UNITS CITY OP R I ~ , KA£DtB CXXNI"Y, HIOIIGAN 1980* KAXD«.M 10.JSFlllC.D no:i-tE C A ~ AFFOOIWlLE PCtmlLY umr(a) NllfflER OP o:lliEIDilli IN rna::ME CA'I"EnlRY ( b) NlMBER OP RmTAL UNITS IN VAUJE CATEXlllY(c) 1nisroo wrr SURPI.IB/ rePICim;Y (d) 12.0% Less than $125 40 21 -19 Less Lhan $5,000 $5,000 - $9,999 12.3% $125 - $249 41 244 $10,000 - $14,999 12.2% $250 - $374 41 63 +203 . +22 63.5% $375 or: irore 211 5 -206 $15,000 or: iror:e 333 333 l Ul I * Analysis by Wade-Trim/IMPACT. (a) Maximum affordable tronthly rent calculated to be 30 percent of nonthly household inccme. (b) Data estimated fran the 1980 U.S. Census, by applying the percentage of households per inccme category to the total number of specified renter-occupied housing units for which cash rent was received. (c) Consultant estimate based upon 1980 U.S. Census data. Excludes units for which no cash rent was received. (d) Surplus/deficiency calculated to be the difference between the number: of households per inccme category and number of units per incane category. �r ClirEU.IN:i UNIT TYPE Renter~cupied Units A similar analysis conducted for renter-occupied units indicates results similar to the incane cost correlation conducted for owner-occupied units. In 1980, there was an undersupply of rental units available to serve low incane households and a greater shortage of rental units for higher incane groups earning $15,000 or rore. However, those households with inccm:s between $5,000 - $15,000 had an abundant supply of affordable housing available to them. The inccme cost correlation for renter-occupied housing suggests a need for a slight increase in rental housing units for low income groups and a need for at least 206 rental units for households with incomes over $15,000. Introduction With the evident need for additional housing units in the City, attention must now be focused upon the type of housing which should be provided. Such a consideration rrust include a discussion on :imnediate needs and long-range recorrmendations. Immediate Needs The discussion on housing affordability revealed that a large share of low income households desired a living environment which allowed them to enjoy the independence, privacy, and dignity of a single-family, residential neighborhood, even though they were paying more than what is normally considered acceptable (30 E;)ercent) for such housing. Low incane groups are ill-equipped to bear the burden of increased housing costs. Two e~les illustrate this point. Today, many household units are headed by single heads of households, The responsibilities of meeting financial obligations and balancing the camritrnents of career and children inhibit expending additional household inccme for housing. Many senior citizens live on fixed incomes. It is financially difficult for them to assume an increased housing cost; yet mal"\Y do. Psycholcgical costs are more prevalent with this population segment since elderly residents have usually acquired a sentimental attachment to their danicile type and conm..mity. Thus, special attention should be given to lower income groups to make cer-tain that affordable and equivalent housing types be provided in the City of Richrrond. There are several rrethods of reducing the cost of housing that are t:eing , ~loyed in many ccmnunities today with increasing success. An analysis of ~arious alternatives follc-ws. -79- �A viable option which the City should encourage is manufactured or factory built housing. The average cost of each unit including carpeting, draperies, furniture, and all appliances, (but not land) - range from $40,000 to $80,000. It also affords its purchaser a residence that is easy and inexpensive to maintain. Exterior finishes typically used are cedar siding, pref inished aluminum horizontal lap siding, or hardwood paneling. Due in large part to these qualities, manufactured housing is now accounting for one out of every three new hemes being sold in the United States. Another way to reduce housing costs is to reduce the size of the house. Smallec houses are attractive not only because they cost less but also because they are more energy efficient and easy to maintain. The affordable small house today is being redesigned to retain important amenities, such as privacy, a patio, a well-equipped kitchen, a garage and visual appeal. Families are becoming smaller thus requiring smaller homes. Smaller homes are also attractive to the elderly, and households headed by single parents since they cost less to purchase and require less time, energy, and inccrne to maintain. • Smaller homes do not need large lots when compact lots are used. Major cost savings come fran reductions in the length of streets, sidewalks, and utility runs, as well as land • Affordable housing is easily encouraged through a reduction in mini.mum lot size requirerrents and the creation of new small lot districts; revisions to setback requirements so that flexible siting techniques, such as "zero lot line" can be used; and encouraging the use of "cluster" plans. Data provided in Table 35 also demonstrate that there is a surplus of rocxjerate cost rental units and a deficiency of both lower and higher valued cental units. ' Alrrost all of the rental units in the City are multiple-family units. The City should prorrote the conversion of "surplus" moderate cost rental units to attcact higher incc.rne households. This can be accomplished by providing new building facades and site arrenities such as carports, swirtrning pools, tennis coucts, heal th clubs, and massive landscaping. Subsequent action would involve public information campaigns. We recanmend that owners of rro:ierate-cost rental properties be contacted by the City and informed of the findings of this report. In this manner, the conversion process can be instigated. • Conversion of moderate cost rental units to accommodate lower income families may be cost prohibitive. The City of Richrrond and developecs within the community should be aware of the need for low cost rental housing and take it into consideration when constructing new units in the future. ' f -8 0- �Long-Term Needs Nationally, the demand for single-family residential hares has increased significantly in the past five years. The increase in single-family residential construction is a result of stable interest rates and the af feet that the Tax Reform Act of 1986 is having on the construction of multiple-family dwelling units through the loss of depreciation benefits. Nationally, the vacancy r:ates for apartment units increased from 7.5% in the 1984 to 10.4% in 1986. In spite of a decrease in the demand for multiple-family housing at the national level, the City of Richrrond has recently experienced an increase in the number of multiple-family units constructed. This is considered to be the result of pent up demand for housing in Macomb County and the neighboring Cetroit Metropolitan area. It is expected that trends in the City of Richmond will fall in line with those nationally. Rent prices of the new units will increase as a result of the Tax Reform Act thus increasing the econanic appeal of single-family hane ownership. w11ile single-family residential develo{;Jllent is expected to continue to be in demand, affordability continues to be a pr:oblem for would be home buyer:s. The City of Richmond is encouraged to implement the various strategies outlined in this plan to better accorrmcdate affordable housing and single-family hane ownership. I I -81- �11 r HISTORIC SIBOCTURES A. ccmnunity' s historic buildings are the tangible links with its past and reflect its unique character. .. According to the Michigan State Housing Preservation Office, there are no existing hemes within the City of Richmond that are listed on either the Michigan State Register of Historic sites or the National Register of Historic Places. However, there are several har.es that are architecturally and historically significant that may warrant preservation. The Historic District Carmission Act (PA 169 of 1970) enables local units of government to create historic districts and appoint historic district camu.ssions for the purpose of regulating both historic and nonhistoric structures within districts created pursuant to PA 169. The City of Richm:md is advised to consider the creation of a historic district as a means of preserving some of the City's larger, "nonhistoric" homes. The homes are an im~ortant aspect of the City's heritage and contribute significantly to its supply of affordable housing . • • '' II . -82- �r roroRE IAND OSE PIAN Introduction The Fulure Land Use Plan is designed to serve as a guide for future dE:velopment. If it is to serve the needs of the ccmnunity and function effectively, it rrust incorporate several important characteristics. 1. '!he Plan ~ t Be Generalized The Plan, by its vecy nature, cannot be implemented imnediately. Therefore, only generalized locations (not necessarily related to property lines) for various land uses are indicated on the Plan. 2. The Plan Shculd Embrace An Exteooed But Foreseeable Time Pericxi The Plan depicts land uses and community development strategies through the Year 2000. 3. The Plan Should Be ~rebensi ve The Plan, if it is to serve its function as an important decision-making tool, must give ·adequate consideration to the sensitive relationships which exist between all major land use categories, including environmentally sensitive properties. 4. The Plan Soould l'J::kI:oiledge Regional Corxlitioos and Treros The City of Richm:md is an integral part of Macomb County; therefore, the Plan should acknowledge the City's regional context. Through recognition of regional implications; the City's Future Land Use Plan will be more realistic and reasonable in terms of guiding the future utilization of land resources in the City. 5. The Plan Must Be Flexible The Plan may require periodic rev1s1ons to reflect significant changes in local, state, or national conditions which cannot be foreseen at this time. For example, within the past thirty years, several major innovations in land develoi;mtent have occurred. Included arrong these are: the initiation and expansion of the freeway system; rrodifications in shopping facilities (shopping centers, enclosed malls, free parking); relocation of employment centers fran the cities to the suburbs; changes in housing preferences fran the traditional single-family hane to apartments, tcwnhouses, condominiums, and rrobile hanes; and the declining family size. f I -83- �It is, of course, impossible to predict the variety of changes which may occur over the next decade or two. Therefore, the Plan should be analyzed and rocxiified periodically to reflect changing conditions. 6. The Plan Must Be Updated Periodically A comprehensive review of the Future Land Use Plan should be undertaken approximately every five years to provide for an adequate analysis of new conditions and trends. Should major rezonings which are in conflict with Plan recamendations be accanplished, the Plan should be reviewed and amended accordingly, to reflect th~ current ccmnunity developnent goals and policies. The Future Land Use Plan depicts the ·generalized desired develoi;xnent pattern for the City of Richmond into the next century. It is designed to provide the necessary guidelines for making future land use, comnunity facility, and capital improverrent decisions. The preparation of the City of Richmond Future Land Use Plan has been carried out over a two year period. Plan fot1I1Ulation was preceded by field survey, mapping, and analysis of existing land use information and related data and determination of long-range goals and objectives for ccrcmunity developnent. The City's major r:oadway system serves as the general framework. for the Future Land Use Plan. The Plan is intended to represent in a generalized manner, the desired development pattern for the City of Richmond to the turn of the century. The Plan is also designed to function as a guide for comnunity land use, zoning, development, ccmnunity facilities, capital improvements, and so Eorth. The City of Richmond Future Land Use Plan is itself only one element, albeit a significant one, of the Canmunity Developnent Plan. The Land Use Plan defines developnent goals and objectives, establishes reasonable population densities, and provides reccrnnendations regarding. the most desirable arrangement of the corrrnunity-wide land use f)attern. A program for providing recreational amenities to the City's residents has recently been developed in a recreation plan. A community facilities and capital improvements program intended to determine necessary services, service costs, and the City's ability to finance them should also be pref)ared. Other studies which analyze certain specific aspects of ccmnunity growth and developnent, including Sf)ecif ic proposals for the CBD, may be required in the future. These studies should, of course, be based upon and canplement the general guidelines and reccmnendations contained in the Future Land Use Plan. • '' -84- �r Land Use Plan ~ t i o n s The land use planning process begins with a set of known facts (land use data, population, housing counts, average number of persons per household, etc.) which are collected, ccmpiled, and analyzed. The process then requires that certain assumptions be made regarding changes in these various elements which might be expected to occur. For example: Will population increase, remain static or decrease? Can the average household size be expected to continue to decline? Will there be a need for more diversity in the local housing stock to accommodate an anticipated trend in lifestyles? How rruch land is it reas.onable to allocate for comnercial and industrial purposes? The assumptions that were employed to provide the basis upon which the City of Richlrond Future Land Use Plan was generated are contained in the Planning and Cesign Standards section of this plan. Major Laro Use Categories The basic fabric of the City of Richmond's Land Use Plan is canprised of five major land use categories which function as follcw: Residential Offers ample acreage to develop a full range of unit types to provide adequate housing opportunities for the City of Richmond's present and anticipated population. CCllmercial Provides areas to serve the various shopping needs of both the local and sub-regional population. Transitional Iden ti fies an area considered to be in a state of flux, which could serve as a location for a selective mix of land uses without causing undue land use conflicts. Iooustrial \ Ackno...ledges existing industrial uses adjacent to the Grand Trunk and Western Railroad and at the northeast corner of Skinner Road and 32 Mile Road. Public '' Ackno...ledges and provides for the acquisition and preservation of desirable major open space areas which serve both a local and sub-regional recreational need and which have an effect upon Richrrond's land use distribution pattern. -85- �The Residential category is further divided to reflect more specific elements which are unique part of it. Future land use allocations, including acreage and percent of City land area in each land use category are included in Table 36. A more detailed discussion of each of these various land use categories, which together comprise the City of Richm:md's Future Land Use Plan, follows (see Map 8). Pesidential Iaoo. Use A substantial amount of acreage is required in any community to provide ample area for the development of a variety of housing types and ancillary facilities, including parks and schools. Nearly 64% of Richmond's total land area will be devoted to various types of residential and related land uses. Thus, those residential land uses depicted on the Future Land Use Plan represent a nost significant plan element. The Plan provides residential categories which will accarm:xiate a variety of housing types, including single-family hares, apartment units, townhouses, and roobile home units. Each housing type has unique characteristics and tends to attract a specific type of family unit. Apartments are, as a rule, rented and tend to attract those not seeking a permanent address. Typical apartment dwellers include singles, young married couples without children, divorcees, and the elderly. As a result, the average number of persons per apartment unit is generally la,,,,er than the average for other unit types. Townhouse units may be either rented or owned (condaniniurns), depending upon the manner in which the individual project is structured. Townhouses often attract the saire type of individual or family group who rent apartments. Hawever, inasmuch as the typical townhouse unit mix includes a sizable m. uroer of two, and even three, bedroan uni ts, the average number of persons per unit is usually sanewhat greater than the apartment average. Mobile hare units also have a tendency to provide housing for those living alone, young married couples, and the elderly. Consequently, this type of unit also has a relatively low average number of persons per unit. The single-family hare is a,,,,ner occupied. Single-family haneowners tend to reside in the same home for a number of years. Married couples with children have traditionally provided the greatest market for single-family hanes. Thus, this type of unit usually has the highest average number of persons per unit • • I I -86- �TABLE 36 FUTURE LAND USE CITY OF RICHMOND, MACOMB COUNTY, MICHIGAN 1989* ACRES LAND USE CATEGORY PERCENT OF TOTAL 634.65 55.28 Multiple-Family Residential 78.51 6.84 Mobile Homes 18.02 1.57 Commercial 20.95 1.82 Transitional 19.00 1.65 Industrial 76.62 6.68 Public/Semi-Public 138.05 12.02 Open Space (include Road Right-of-Way) 162.37 14.14 1,148.17 100.00 Single-Family Residental . *Complied by Wade-Trim/IMPACT, September, 1989. \ '' -87- �_ _J I I \ nn .... ,·.- FUTURE LAND USE ~ SINGLE FAMILY \-.-:::.-.-.; TRANSITIONAL ffififilj MOBILE HOME PARK - COMMERCIAL 1::;:::::J MULTIPLE FAMILY ~ INDUSTRIAL '' ~ PUBLIC / SEMI-PUBLIC M AP 8 •- • OF RIC HMOND CITY .::::.:...:.....:.._.::;.;._....:,..;.~=-:-:---:-:-:-:=:-:-:-::::--:--:--:--------------~:~] MACOMB COUNTY, MICHIGAN •-• Wade - Trim / IMPAC T Mun,c,oal and Planning Cvnsu/f:ints �""" - . "'"'U:::::' FUTURE LAND USE CS] 6m~m1 [;:;:;:] TRANSITIONAL SINGLE FAMILY MOBILE HOME PARK ~ COMMERCIAL INDUSTRIAL MULTIPLE FAMILY ~ PUBLIC / SEMI - PUBLIC �r Richmond's housing stock is presently ccmprised of 1,281 single-family homes, while apartments represent approximately 25% of the total housing units. The planning assumption upon which the Future Land Use Plan is based projects a future housing mix of 89% single-family, and 11 % apartment/townhouse. The Plan has been designed to accorrmJdate all types of dwelling units by providing a variety of residential land use categocies, ranging from single-family to planned unit development. ... Singl~amily P.esidential Districts The Single-ramily Residential Districts embrace nearly 635 acres, or approximately 55% of the City's total land area. The types of uses envisioned in the single-family category include: single-family hanes on relatively large acreage parcels. single-family hanes on sanewhat smaller metes and bounds building sites. single-family subdivisions. various public and semi-public uses, as may be desirable. Thus, the Plan recognizes that single-family development may occur in more than one fashion. The Plan also acknowledges that certain uses of a public and semi-public nature may be reasonably accorrrnodated in single-family areas. In addition, th,e Plan is cognizant of the Michigan State Supreme Court holding that manufactured housing units cannot be excluded from districts in which site-built, single-family hanes are allowed, simply because they are factory built. The Court did acknowledge, however, that a municipality had the right and responsibility to adopt adequate, reasonable regulations to assure that manufactured units would be compatible with other site-built housing in the vicinity. Therefore, while the Plan honors the holding of the Court regarding placement of manufactured housi~ in all districts in which single-family hanes are allowed, it also recommends that the City of Richmond adopt adequate, reasonable Zoning Ordinance provisions governing manufactured housing to assure, insofac as is possible, that such housing will meet standards of canpatibility. The ruture Land Use Plan reconrnends that the City not deviate from the current minimum lot size requirements which are in place in the existing Single-Family Residential Districts. Thus, overall maximum allowable subdivision densities are to be based upon current minimum lot size requirements. ,, -88- �Each 1ndividual single-family home and all other uses permitted must be served by both municipal sanitary sewer and water, unless otherwise exempt. Other public facilities and services, including schools, playgrounds, parks, police patrols, and fire protection will be ~required in varying degrees, depending upon actual, relative population densities. Hultiple-Fani.ly Pesidential Districts Approximately 79 acres of land for multiple-family develof;ment (roughly 7% of the City's total land area) are allocated in the Plan. The Two-Family/Multiple- Family category provides for the develof]ttent of a variety of uses, including: garden apartments townhouses condaniniums multiplex units duplex units single-family hanes various public and semi-public uses, as may be desirable Multiple-Family Districts will accomnodate an array of unit types, ranging from t""°-family (duplex) units to garden apartments. The Plan also provides for the development of single-family homes in Multiple-Family Districts, thus continuing the City's past policy in this regard. Again, provision is made for public and semi-public service uses. Permitted development densities may range between four to five units per acre (duplex) to ten to fifteen units per acre (garden apartments} depending on dwelling unit type. Single-family lots must meet or exceed the minimum area and frontage requirements for the least restrictive of the City's single-family residential districts, as specified in the Zoning Ordinance. Each dwelling unit, of whatever type, and all other uses in the district must be served by both municipal sanitary sewer and water. Individual developers are responsible for providing facilities and services sufficient to serve the needs of their prospective markets. Additional public service (police patrols, fire protection) will be required, with thetr extent dependent upon relative p:)pulation densities. Mobile Hane Park District f I There is one rrobile hane park within the City at the present time located betw"een Beebe Street and Skinner Street. The ccmnuni ty, however, recognizes that rrobile home parks provide a reasonable housing alternative for many people, not only locally but nation-wide. Innovations in mobile home park design, amenities provided in parks, technolcgical improvements in unit construction, and improved legislation governing park operation and administration have aided in eliminating many of the traditional objections to rrobile heme parks. -89- �r • Additional area for coobile hane park develoi;ment has not been designated within the City of Richmond. The City will consider the classification of appropriate areas foe the development of roobile hones should its boundaries be expanded to include segments of the adjacent area of influence. The types of uses consideeed a~pcoQriate in the roobile heme park disteict include: mobile hane units of various sizes coobile home parks on-site recreation facilities for exclusive use of park residents on-site service and stoeage facilities for the primary use of park residents Park densities may average approximately six units pee acre. The spatial sepaeation between individual units is currently governed by the Mobile Home Park Camrission Act and associated published Administrative Rules and Regulations promulgated by the Mobile Hane Park Ccmnission. Each mobile hane unit and all park ancillary facilities must be served by municipal sanitary sewer and water. Individual mobile home park developers must provide facilities and services sufficient to serve the needs of the prospective market. Other public services, including police patrols and fire protection will be required. • Ccmnercial I.and Use Corrrnercial development is an important aspect of the growth of any community, in terms of offering adequate commercial services to residents as well as providir.g a reasonable tax base and increased employment opportunities. The size of the [X)tential market will ultimately determine the extent of the City of Richmond's Ccmnercial Base. Some ccmnercial uses are designed to serve a relatively small, local market and depend almost exclusively upon the population residing within the community. Other retail sales and service outlets, however, demand a larger market extending beyond the ccmnunity boundaries. Richmond's existing corrrnercial developnent is directly related to the City and Area-wide existing and potential population and Richmond's accessibility to a sub-regional market area and the traveling public. ,, -90- �Transitional District Approximately 19 acres (1.7% of the City's total land area) have been allocated for transitional types of uses in a Transitional Use District. The Transitional District is designed to acknowledge certain unique aspects of specific portions of the City. These districts provide the potential for more intensive but limited development on relatively small scale parcels, which are themselves located in such a manner as to serve, in part, as buffers between low density residential neighborhccds and ccrrrnercial areas or heavily traveled major thoroughfares. The Transitional District functions as a land use link between the Corrrnercial Business District north of Division Street and the Canmercial nucleus fronting Main Street to the east of south Forest Street. The Transitional District also serves as a buffer between the industrial land uses south of the Grand Trunk and Western Railroad and the single-family residential neighborhood north of Monroe Street. The following are recognized as being appropriate types of uses to be accamodated in the Transitional District. various types of offices medical clinics branch banks credit unions governmental agencies The Transitional District, contiguous to the CBD, recognizes the desirability of introducing appropriate land uses to offer a suitable means of linking the more intensive uses characteristic of Richmond's primary ccmnercial activity cores. The Land Use Plan recognizes the existing single-family hemes located in this vicinity and acknowledges the desirability of their eventual conversion to office or other appropriate types of uses. Transitional uses considered most appropriate in this vicinity include various types of offices, branch banks, credit unions, and medical clinics, as well as multiple-family units on parcels of sufficient size to accommodate both on-site parking and adequate outdoor living area. Iroustrial Larxi Use The econcmic character of a cormu.mity must be assessed in tenns of potential as well as existing conditions. A Land Use Plan must acknowledge the desirability of providing ccrrrnercial and industrial development to offer property tax relief to residential properties. I I In sane carrnunities the inccme characteristics of the population are such that industrial development is not encouraged. In these rare instances, property taxes are based primarily on residential assessments. In rost ccmnunities, however, industrial develoE;:rnent is encouraged, both to provide employment for residents and also as a means of creating a tax base sufficient to support necessary public facilities and local services. -91- �• The property taxes collected in the City of Richmond will no doubt require augmentation by an expanded industrial tax base, if adequate levels of services are to be provided. Therefore, the City of Richmond's goal is to encourage industrial development, in an effort to provide both employment opportunities and a reasonable tax base. The City of Richrrond Land Use Plan establishes one industrial category. This category provides for a wide range of appropriately located industrial uses which, when developed, will enhance employment opportunities and provide a substantial canmunity tax base. Light Industrial District Approximately 77 acres (nearly 7% of the City's total land area) have been designated as Light Industrial District. This district has been established to provide sufficient area in the City for the develor;xnent of those uses which are generally compatible with, or which, under the imposition of certain reasonable conditions, may be safely and aesthetically located in relatively close proximity to residential land uses. In the Light Industrial District, uses are primarily confined within enclosed structures, although screened outdoor storage is allowed. Uses to be permitted in this district, include: manufacturing, compounding, processing packaging, treatment, and fabrication of a variety of non-noxious products • research/experimental/testing laboratories tool and die and machine shops warehousing and material distribution centers public utility buildings auto repair garages Those uses permitted in the Light Industrial District include operations which are, in the main, confined within a building. Ccmpliance with reasonable performance standards is required in an effort to reduce adverse effects on neighboring residential properties. The land use plan has targeted two areas in the corrmuni ty as the City's primacy industrial areas. These districts are located on the City's east side, east of Skinner Street; and west side, north of Division Street. Both of Richmond's industrial areas are adjacent to the Grand Trunk and vlestern Railroad . • eI -92- �r. ' Public/Semi-Public Laro Use The L:ind Use Plan designates 138 acres (approximately 12% of the City's total land area) for both public and semi-public land uses. Existing public uses include property occupied by the Richmond public school district, a private school, churches, city parks, and municipal buildings. The City may wish to consider the acquisition of additional public lands should expansion of its boundaries into the adjacent area of influence occur in the future. I I -93- �• PIAN IMPI.alEN'rATIOO ~ Introduction The City of Richm::md' s Mastec Plan is, itself, a canprehensive comnunity policy statement. The Plan is canprised of a variety of both graphic and narrative policies intended to function as benchmarks and to provide basic guidelines for making reasonable, realistic cornnunity developroont decisions. The Plan is intended to be employed by City officials, by those making private sector investments, and by all of those City of Richmond citizens interested in the future developroont of the comnunity. The completion of the Plan is but one part of the community planning process. Realization, or implementation of the goals, objectives, and reccmnendations of the Plan can only be achieved over an extended period of time and only through the cooperative efforts of both the public and private sectors. Implementation of the Plan may be realized by actively: • 1. assuring ccmnunity-wide kno.,,ledge, approval of the Plan; understanding, support, and 2. regulating the use and manner of developnent of property through up-to-date reasonable zoning controls, subdivision regulations, and building and housing codes; 3. providing a prcgram of capital improvements and adequate, econanical public services by using available governmental financing techniques to encourage desired land develoµnent or redevelopment; and 4. participating with the private sector in the process of co-developnent, whereby local governrrent provides incentives, subsidy, or other inducements to assist the private sector in their developnent efforts. Public Support of the Long-Rarge Plan The necessity of citizen participation and understanding of the general planning process and the specific goals, objectives, and policies of the Plan are critical to the success of the City planning prcgram. A well organized public relations program is needed to identify and rnarshall public support. Lack of citizen understanding and support could well have · serious implications for the eventual implementation of planning proposals. Failure of the public to back needed bond issues and continuing dissatisfaction concerning taxation, special assessrrents, zoning decisions, and development proposals are sane of the results of public misunderstanding and rejection of long-range plans • • rr -94- �r I . In order to organize public support rrost effectively, the City of Richrrond must emphasize the necessity of, and reasons for, instituting the planning program and encourage citizen participation in the planning process. Accordingly, the Municipal Planning Act, (Act 285 of 1931, as amended), undcc Section 11 states that. the City Planning C01Trnission "shall have the IJC!w'~r Lo promote public interest in and understanding of the plan, and to that end may publish and distribute copies of the plan, or of any repoct and may employ such other:- means of publicity and education as it may determine." . The validity of the Plan, as well as the right of the Planning Corrmission to review various developnent proposals to assure their canpatibility with the City's expressed policies, requires that the Plan be officially adopted by the Corrmission. It is also desirable for the City Council to adopt a resolution stating their concurrence with the goals, objectives, and policies stated in the Plan. Land Cevelocrnent Codes Zoning Ordinance Zoning regulations are adopted under the local police power granted by the State for the purpose of promoting corrmunity health, safety, and general welfare. Such regulations have been strongly supported by the Michigan courts, as well as by the U.S. Supreme Court. Zoning consists of dividing the oorcrnunity into districts, for the purpose of establishing density of population and cegulating the use of land and buildings, their height and bulk, and the proportion of a lot that may be occupied by them. Regulations in different kinds of districts may be different; however, regulations within the same district rrust be consistent throughout the ccmnunity. • The intent of zoning is to assure the orderly developnent of the community. Zoning is also employed as a rreans of protecting property values and other public and private investments. Because of the impact which zoning can have on the use of land and related services, it should be based on a comprehensive long-range ccmrunity plan. Zoning is an effective tool not only for the implementation of the Plan, but also benefits individual property owners. It protects homes and investments against the potential harmful intrusio& of business and industry into residential neighborhoods; requires the spacing of buildings fac enough apart to assure adequate light and air; prevents the overcrowding of land; facilitates the economical provision of essential public facilities; and aids in conservation of essential natural resources. - I I -95- �rr There are a variety of zoning approaches and techniques which may be employed to help assure that Richrocmd remains an attractive ccmnunity in which to live and conduct business. These techniques acknowledge the critical role oE both City oEficials and staff in enforcing the provisions u[ Lhe local zoning ordinance. Tuo key tools available to City ofcicials seeking to assure quality development are special ap~roval use procedures, and performance guarantee provisions. .. ... • Some land uses are of such a nature that permission to locate them in a given district should not be granted outright, but should only be approved after assurances that the use will meet certain specified corditions • These types of land uses are called special · approval, conditional, or special exception uses. The City may use this flexible zoning process to permit uses of land by following special procedures, including a public hearing and site plan review, to ensure the conpatibility of the use within the vicinity in which it is to be located. This technique is based upon discretionary review and approval of special land uses. The site develOEXttent requirements and standards upon which these decisions are made must be specified in the Ordinance. However, additional reasonable conditions may be attached in conjunction with the approval of a special land use including provisions to conserve natural resources and measures designed to l?rOlOOte the use of land in an environmentally, socially, and economically desirable manner. To ensure compliance with a zoning ordinance and any conditions imposed under the ordinance, a ccrrmunity may require that a performance guarantee, cash deposit, certified check, irrevocable bank letter of credit, or surety bond, acceptable to the City and covering the estimated cost of improvements on the parcel for which site plan al?l?roval is sought, be deposited with the Clerk. This performance guarantee l?rotects the City by assuring the faithful completion of the improvements. The ccmrunity must establish procedures under which rebate of cash deposits will be made, in reasonable proportion to the ratio of work completed on the required improvements, as work progresses. A stable, knowl-edgeable Planning Carmission is critical to the success of the zoning process. The Cocrrnission' s responsibilities include long-range plan formulation and the drafting of appropriate, reasonable zoning ordinance regulations designed to implement plan goals and objectives. Adoption of the zoning ordinance by the legislative body then provides the legal basis for enforcement of zoning ordinance provisions. The ultimate effectiveness of the various ordinance requirements, however, is dependent upon the overall quality of ordinance administration and enforcement. If ·administrative procedures are lax, ot" if enforcement of regulations is handled in an inconsistent, sporadic manner, the result will be unsatisfactory at best. The Building Cepartment is often responsible for • fI -96- �carrying out zoning/development related functions including building inspections, ordinance administration, ccmnunity/developer liaison, and so forth. Each of these functions requires a substantial investment of staff time. If sufficient time is not made available to carry out these critical functions, they may only be accomplished in a cursory manner. Therefore, the City should provide for adequate department staff levels and/or consulting assistance to assure that these essential day-to-day functions will receive the professional attention required to assure quality develo~ent. Subdivision Regulations When a developer proposes to subdivide land, he or she is, in effect, plaming a portion of the City. To assure that such a development is in harrrony with Ceveloprent Plan objectives, the subdivision or resubdivision of residential or nonresidential land must be guided by the City in accordance with the Michigan Subdivision Control Act, Act 288, P.A. 1967, as amended. Several direct benefits accrue from the regulation of subdivisions by a local unit of government. By requiring the subdivider to install adequate utilities and improved streets, purchasers of the lots are not later burdened with unexpected added expenses. A subdivision without adequate physical improvements is detrimental not only to itself, but it also reduces the opportunity for reasonable development of adjacent parcels. In addition, long-range economy in government can be realized only when adequate improvements are provided by the subdivider. a part of its review o.f proposed subdivisions, the Planning Corcrnission Eocuses on such features as the arrangement and width of streets, the grading and surfacing of streets; the width and cepth of lots; the adequate provision of open space; and the location of easements for utility installations. The subdivision review process is one of the rrethods of implementing the goals, objectives, and policies of the cornnunity's long-range plan. As Capital Imorovements Program The teem "cai;,ital improvements" is generally intended to embrace large-scale projects of a fixed nature, the irnplerrentation of which results in new or expanded public facilities and services. Such items as public building construction, park developrrent, sewer installation, waterworks improvements, street construction, land acquisition, and the acquisition of cectain large-scale pieces of equii;irnent (graders, sweepers, trucks, etc.) ace included in the Capital Improvements Budget. Few comnunities are fortunate enough to have available at any given time sufficient revenues to satisfy all demands for new or improved public facilities and services. Consequently, rrost are faced with the necessity of determining the relative priocity of specific projects and establishing a program schedule for their initiation and completion. The orderly I [Jrograrrrning of public improvements is to be accomplished in conjunction with a long-range plan. -97- tf �. r ~ l .. - o[J - • [ .. -. D 225.ff or· - J ; FIGURE 4 - CITY MANAGERS PRIVATE OFFICE 225 SQ ft ; I • FIGURE 5 - PRIVATE OFFICE 160 sq ft 11'-0" I· 0 ·I 0E3 i: 0 FIGURE 6 - WORK STATIONS 00 00 00 • E][ I I TlaL( ~ Tl8LE 66 sq ft I 100? □ 00 00( ~ FIGURE 7 - CONFERENCE ROOM 200 sq ft �In essence, the capital Improvements Program is simply a schedule for implementing public capital imprnvements which acknowledges current and anticipated demands, and which recognizes present and i;:otential financial resources available to the ccmnunity. The capital Improvem:nts Program is a major planning tool for assuring that they proceed to canpletion in an efficient manner. The capital Improvements Program is not intended to encourage the spending of additional public rronies, but is simply a means by which an impartial evaluation of needs may be made. The program is a schedule established to expedite the implementation of authorized or contemplated proJects. Long-range prograrrming of public improvements is based upon three fundamental considerations. First, the proposed projects rust be selected on the basis of camunity need. Second, the program rust be developed within the corrmunity's financial constraints and must be based upon a sound financial plan. Finally, program flexibility must be maintained through the annual review and approval of the capital budget. The strict observance of these conditions requires· periodic analysis of various community development factors, as well as a thorough and continuing evaluation of all proposed improvements and related expenditures. It is essential that in the process of preparing and developing the program, the Planning Conmission be assigned a role in reviewing project proposals to assure conformity with the General Development Plan and to make reccmnendations regarding priority-special projects, and appropriate methods of financing. Governmental Assistance Many sources of governrrental assistance are available to aid local officials and private interests in meeting desired land use objectives or improvement needs. Federal, state, and local plan implementation resources which are available to the City are listed below in Table 37, sare of which are discussed at length in the City's economic development plan. Local goverrurent rust also be cognizant of enhancing the financial feasibility of private development projects through "co-development." Co-development is simply the joint public and private investment for a cc:mron purpose. The participation can range from direct loans to private· interests to reduce the capital needed to develop a project, selling\Publicly controlled land at less than fair market value to lower construction rosts, or by issuing bonds to acquire land, construct buildings, or acquire equiµnent which the City would sell or lease to private industry. A significant public improvement to be considered by the City of Richrrond during the planning period includes the development of a new City Administration Center. An analysis of the need for a City Administration Building follows. -98- �e ' - • ' TABLE 37 Pl.AN INPLEMEHTATI~ RESOl.RCES CITY Of RICIMH>• MACQl3 COllfTY• MICHIGAN• AH>lt«; SOlRCE Federal PROmAN NAME PROQWt DESCRIPTI~ COM:HTS Community Development Block Grant (COBO) Program Flexlble program developed to replace categorlcal grants. Ellglble projects Include property acquisition, lnstelletlon or repair of publlc facilities (r04ds, water, and sewer lines, etc.> building rehabllltetlon and preservation, end plennlng activities. Projects must meet one of three national objectives: 1) benefit low and moderate Income persons; 2) aid In the prevention of slums or bllght; and, 3) meet community development needs having a particular urgency Economic Development Admln., Publlc Works end Development Feel lltles Assistance Funding for publlc works and development facilities that contribute to Job retention or creation. Committed private Investment Is required. EDA participation wlll range from 50-80% of project cost. Section 202 Housing Program Loan programs to provide funding tor senior citizen and handicapped housing. New construction, rehabilitation and congregate housing Is ell ellglble. Only nonprofit corporations and cooperatives may be sponsors. lndustrlel Development Corp. Act (Act 327 of 1931) IDCs may be established as profit or nonprofit organization to purchase sites and construct buildings to stimulate local Industrial activity. First major state economic development program. Rehabilitation of Blighted Area Act (Act 344 of 1945) Locelltles are permitted to develop plans, seek citizen review and sell bonds for funding rehebllltatlon projects to eliminate blighted areas. Act was recently amended to Include "potent la I ly bl lghted" areas. Shopping Area Redevelopment Act (Act 120 of 1961) Act permits renewal of the principal shopping area of convnunlty with revenue bonds end speclel assessments. Activities ore restricted to Improving streets, walkways, perking lots, ond urban me! Is. Economic Development Corp. Act (Act 338 of 1974) Nonprofit EDC Is created by convnunlty. EDC may acquire lend, construct buildings, end acquire equipment, which It sells or leases to private Industry. Flnonclng Is obtained from the sole of bonds, or from loans or grants from the local convnunlty. I I.O I.O I State �TABLE 37 PLAN lff>l.EMENTATl<»-1 RESOlRCES CITY Of RletNN>. MACOE COllfTY• NICfflGAN• (Continued) flN>I~ somcE State (Cont) PR06IWf NAME I DESCRIPTl<»-1 <XNEHTS Tax Increment Finance Authority Act (Act 450 of 1980) City created TIFA can finance public facility Improvements for the restoration or development of a central business district through bond Issues, tax Increment financing, or grants. Michigan Urban Land Assembly Act (Act 177 of 1981) This Act provides for o stote loon fund to assist co11W11unltles with high unemployment ond demonstrating o shortage of lndustrlol property In the acquisition of reol property for economic development. The Michigan Economic Development Authority Act (Act 70 of 1982) The state MEDA con moke loons, financed by bonds Issued on all and gas severance taxes, directly to cities, or to their ODA or EDC. loans can be used for lostallatlon of streets, walkways, Improvements to recreation focllltles, property acquisition, building rehabilitation and all reloted . admlnlstratlve costs. The convnunlty must come up with 50% of the project cost from Its own or other sources, and MEDA wlll loan the other 50%. The Local Development ~ Financing Act (Act 281 of 1986) City created local Development Financing Authority can finance public facility Improvements, using tax Increment financing, from revenues captured from Increased value of any eligible property. Ellglble property consists of property of which the primary purpose ond use Is manufacturing, processing of goods and materials by physlcol or chemlcol change, ogrlcultural processing, or high technology octlvlty. A COlllfflunlty moy develop a certified Industrial perk ond use captured revenues from eligible property within the perk for public tocllltles for other property within the pork. I I-' 0 0 ~ - - Widely used In state of Michigan. May provide back-up flnonclng for historic projects. 4' �- • - •' TABLE 37 PLAN ltf>LEMEKTATIOO REsomcES CITY OF RletMH)• NACOl8 COllfTY. MICHIGAN• (Cont In ued) Flff)IN3 SOCK£ Local PROGRAM NAME PROGRAM DESCRIPTIOO Special Assessments Special assessments are a fee levied by the convnunlty within a district for the financing of a local Improvement that Is primarily of benefit to the landowners who must pay the assessment. General Obligation Bonds General obligation bonds are negotiable bonds Issued by the coovnunlty end payable from the levy of ad valorem taxes on ell taxable property within the community. They are becked by the full faith and credit of the Issuing Jurisdiction. These bonds are typically used to fund physical Improvements, such es street fighting, perking focllltles, recreation, end lend acquisition. Revenue Bonds Revenue bonds ore negotloble bonds Issued by the conmunlty end payable only from the net revenues of the project being financed. These bonds ore most often Issued to finance utility Improvements, and perking ond transportation foci lltles. ...... 0 ...... I •complied by Wade-Trim/IMPACT, July, 1988. C<N4EHTS �r' CXJMJNI'l'Y EXILITIES/CITY AIMINISTRATICN BUIID!Ni Intrcduction The City of Richnond' s administration building is located at 69130 Stone Street. It contains administrative offices for the City Manager, Clerk, Treasurer, and Assessor in addition to offices for the Building Inspection Dc[)artrnent and the Police Cepartment. analysis of the existing administration building revealed that it is structurally unsafe and too small to adequately support the growing administrative needs of the City. An Structural C\,lality Survey The existing administration building is nearly 100 years old and due to its deteriorated structural condition, it requires numerous repairs and continuous rehabilitation to maintain it for daily use. The exterior enclosure of the building requires irm'ediate attention and treatment. The brick walls are cracked in several locations, especially at the rear of the building. Brick and mortar joints are severely damaged at ground level, as well as around the window and door openings. The stone foundation wall also shows some degree of mortar joint damage. The condition of the windcws and doors is generally poor. Most of them qualify for replacement due to structural deterioration and low insulation value. Many window sills and lintels are also deteriorated and should be replaced. The entire exterior needs to be repainted. The roof shows signs of deterioration that is readily apparent from the exterior. Damage includes broken down spouts, falling gutters, and visible sagging. The perimeter walls inside the building are deteriorating as evidenced by cracking brick work and plaster. The electrical and rrechanical systems are in need of repair to bring them into conformance with the requirements of the building code. earlier inspection of the attic by a construction canpany retained by the City, indicates that the brick work in the attic is deteriorating rapidly. Several joints are open entirely through the wall, and many brick areas, especially around the window openings, are in an advanced state of deterioration. An Major problems exist in the attic as a result of a past fire extensive damage along the west and north gables. Several structural elements were severely burned in the fire and were or replaced. In addition, rafters are beginning to show signs rotting and deterioration. f I -102- which caused of the roof not repaired of localized • �r E'r:-crn an ener:-gy conservation standpoint, the building is lacking airlocks ~vestibules), good quality exterior doors and windows, and adequate wall insulation. The basement is open which further detracts from the overall enei:gy efficiency of the building. Office Requirements The existing administration building contains approximately 2,500 square feet of office space for the following personnel: City Manager Clerk Treasurer Assessor:Building Inspector Mechanical Inspector Electrical Inspector Secretaries (3) Police Chief Sergeant Patrol Officers (5) 24-Hour Dispatcher Interviews with City officials indicated an eventual need for additional personnel including a Building Official and Code Enforcement Officers. As the number of employees and volume of work increase within the Building Cepartment, an additional secretary will rrost likely t:eccme necessary. Additional space requirements within the City Administration Building is also required for a central storage and filing area; council chambers with a work room for City Council; and air conditioned space for emergency 911 equipment. City Council currently rreets in the local library, which is small and confined. A large group of public citizens cannot t:e accarm::dated. Further, citizen participation is limited by book shelves and magazine racks that obstruct the view of the City Council. The existing administration building, in its current condition, cannot function properly as a irunicipal building t:ecause of its poor physical condition, inadequate size, and improper interior design. There is insufficient floor area in the existing building to accommodate City administration and Police Cepartrrent needs. • It is recomnended that the existing building and Police Cepartment trailer t:e rerroved from site and that a new administration building t:e constructed to meet the existing and projected needs of the City of Richmond. Consideration should t:e given to incorporating existing front and side facades into the new building design. The high cost of rehabilitation of the existing structure and construction of the required additions does not appear to be justified by the historical and aesthetic value of the existing building • '' -103- �r Space and Design Standards Building space to accomnodate a combined City Administration Building and attached Police Station is required as follows: City Manager Manager's Office Secretary 225 sq. 200 sq. • ft. ft. private office is recomnended for the City Manager. It is desirable that private offices be a minimum of 100 square feet and a maximum of 300 square feet each in size, depending upon the requirements of the occupant. The City Manager must meet with members of the public, City Council, and .City employees on a regular basis. A larger · off ice is thus required to accoomodate visitors, and privacy is essential when handling personnel watters and the affairs of individual members of the public (Figure 4). A City Cle:rk Clerk's Office Secretary/ Clerical Space 150 sq. ft. 100 sq. ft. City Treasurer Treasurer's Office Secretary/Clerical Space City Assessor Assessor's Office Secretary/Clerical Space 150 sq. ft. 100 sq. ft. 150 sq. ft. 100 sq. ft. Private offices are recomnended for the Clerk, Treasurer, and Assessor. • OE fices for these City oEficials may be smaller than the City Manager ' s ofEice since the number of persons expected to visit the offices is significantly less (Diagram 2). A total of 300 square feet of secretarial and cledcal work space is recorrrnended to serve the needs of the Clerk, Treasurer, and Assessor. It is assumed that two ( 2) secretaries will be sufficient to a~camodate the clerical needs of the three (3) offices. Building Official Building Official's Office Mechanical Inspector Electrical Inspector Building Inspector Code Enforcement Officer Code Enforcement Officer Secretarial/Clerical Space 150 sq. ft. 63 sq. ft. 63 63 63 63 200 sq. ft. \ sq. ft. sq. ft. sq. ft. sq. ft. A private office is recarrnended for the Building Official who will review plans with private developers and be responsible for the supervision of the Inspectors and Code Enforcement Officers (Figure 5). ,, • -104- �r e .. Open area work stations are recorrmended for the Building Inspectors and Code Enforcement Officers. These employees will spend a significant aroount of time out of the office, inspecting buildings. The space allocated to work stations is based on the furniture and equi_prent necessary to perform the work assigned, as well as on circulation area. The amount of space ceccmnended for the open area work stations will accamoodate a desk and chair for the employee, a visitor's chair, and a legal size file cabinet (Figure 6). Central Storage and File Roan 225 sq. ft • In genecal, each open file cabinet will require the following space allowan!e without consideration of any working area in front of the open drawer: Standard Letter File Standard Legal File Sid~ning Letter File Sid~pening Legal File Conference Poem 6 sq. ft. 7 sq. ft. 6-1/2 sq. ft. 7-1/2 sq. ft. 200 sq. ft. conference room containing 200 square feet canfortably accornrodate 12 pecsons (Figure 7). A camcil Cllanbers of floor space will 1,000 sq. ft. The recomnended council chambers are large enough to accorrm:xiate 12 Council Members and City officials sitting at a table or raised bench, and up to 108 membecs of the public sitting in rows of chairs. An architectural standard of 15 square feet per person conducting business at a desk and 7.58 square feet per person sitting side-by-side in an audience is assumed. Police Station 4,300 sq. ft. A police station to accamtOdate a total of 8 to 10 officers is required to serve an approximate population of 7,000 people (Figure 8). The Year 2000 i;:opulation projected for the City of Richrrond is 4,500. However, the City of Richmond recently annexed the Muttonville area and additional annexations may occur in the future. Thus, the population in the Year 2000 may be greater than 4,500. The reccmnended police facility will accarm:>date the current population of the City of Richrrond, as well as projected population increases within the City and outlying areas that may be annexed in the future. The recorrmended police facility should be connected to the City Administration Building with a separate entrance. The lights, heating, and ventilation system for the police facility should also be operated sei;,arately. The proposed police building contains space foe the Police Chief, records fend clerical, carmunications equi£1ltent, training, identification, jail facilities, receiving and assisting the public, police personnel, police property, building maintenance, and a conference roan. -105- �"1..1..C:. I METER R(POJR ANO STORAGE CARPORT 2 , iCELL 0- 2 OAY ROOM 2 12° l 19' F'OOO COOLER BOILER ANO VlOLEHT CELL ,so. CELL &DOING --~,.--=---,,----: 2 SCO<!NG SIU.l£oo-.." I 'ce:u.0TANK 10'1 if SCIUMO ,IIOOt' (D MQTI-PURPOS( · OFFICE lllt(llCOII RE:CCROS P8S0H(RS ----- ------,--a PHOTO.PRINT, 0ARlC RM ,,,, roomer SHOW UP FANS STORAGE M(N'S JAIL 2 2 EXIT ~ ___ .,.. ...................... Of'F'ICERS a' I 14 >0 _j ~ <.:, ~ <I: a. ATTY ANO ClE:RX ..____ --- o a: ....... - -... >w w :;;a: _ _,.a w CC\JRT CLASS ROCM CONFERENCE CL 11'1 30' en PUSUC FOYER CHIEF'S OFFICE 11'114° L088Y A. MAIN ENTRANCE I I STREET FIGURE 8 - PLAN OF POLICE STATION FOR CITY OF 7,000 POPULATION 4,300 sq ft �r Canbi.ned City 1'dninistratioo -Build.ing aoo. Police Department Total Square Footage - 7,565 sq. ft. Building Construction ... A comparative analysis of both conventional and pole barn type of construction methods reveal a conventionally constructed facility to be rrore economical and aesthetically appealing. The cost of adapting a pole building to off ice use is high because of the use of two separate structural systems in one wilding including pole construction for the structure and stud-wall framing between the poles. Subsequently, the cost of interior and exterior finishes is al?o higher to accommodate the combination of poles and stud- wall construction without canpranising the aesthetic value of the building. The additional cost increase to m:xlify the pole barn is estimated to be $5.00 per square foot of floor area • ..Pole construction is not justified econanically, and conventional construction is more aesthetically pleasing as it allows for designs that are less limited and rrore consistent with the architectural style of the City of Richm:::>nd. Location The selection of a site for a City Hall will be influenced by a number of circumstances. Some conditions are limiting in nature, such as the availability of land. There are, however, certain guiding principles that should be considered. Efficiency of service and good accessibility are prime considerations in the siting of a City Administration Building. Since public services rrust serve every citizen, as well as and as conveniently as possible, those activities should be located near the center of transportation and business activity. The City Adrni.ni,stration Building must have integration with other offices in order to provide efficient and effective service. City offices use the offices of professional agencies and other businesses. Locating City Hall near the center of business activity helps expedite the work of the offices located in the building. The rrost popular co-development technique being employed is tax increment financing (TIF) under PA 197 (the D:lwntown Development Authority Act), PA 450 (the Tax Increment Finance Authority Act), and PA 281 (the Local Development Finance Act). TIF is an attractive financing tool because it allows corrmu.nities to pay for needed public improvements at virtually no cost to their general fund. TIF works by capturing, for a specifically defined time, all or a portion of the increased tax revenue (above a "Ernzen" base year), that may result fran increases in assessed valuation which arise Eran new development. Property taxes normally allocated to all taxing jurisdictions (school district, county, etc.) can be captured to f jnance public improvements. It is important to recognize that TIF is not a new tax. It is simply a method which allows for the diversion of tax dollars to be used for specified public improvements. -106- �,.. ! The legality of TIF as a financing tool has, until recently, been suspect. It has been argued that the diversion of tax dollars to local development projects, when they were voted for schools and other governmental r;,urposes, was unconstitutional. The Michigan Supreme Court, howevet", provided an Advisory Opinion on the constitutionality of PA 281 of 1986 (the LDFA Act), the rrost cecent TIF vehicle. The Court held that the capture and use of tax increment t"evenues as authorized by the Local Cevclopnent Financing Act does not violate the provisions of the state's constitution. The City of Richmond has established a Tax Increment Finance Authority and is making improvements to its Cowntown District along Main Street under the provisions of the Act. Recent changes to the TIFA Act, hcwever, provides that as of January 1, 1987, new authorities or authority districts may not be created and an existing authority district may not be expanded. However, the Act does permit existing development areas to be expanded and new development areas, within existing authority districts, to be created. • f I • -107- �r ~ 0 0 STRA'.I'EXiY :9 Intrcduction The annexation of unincorpocated land adjacent to the City of Richrrond is a~ additional method of plan implementation available to the City of R1chnond. The City of Richrrond is bordered by unincorporated Townships on all sides of its rrn.micipal boundaries. Richm:md Township borders all City boundaries to the north of Division Street and Lenox Township abuts City -boundaries to the south of Division Street. The City of Richrrond recently annexed 390 acres of land within Lenox Township on the south side of Division Street extending east to the St. Clair county line. This newly annexed area of the City abuts Casco Township in St. Clair County. Columbus Township is also located in St. Clair County, on the north side of Division Street (Map 9). In 1989, the City of Richmond annexed land in Lenox Township including the area known as Muttonville. The City of Richrrond entered into an annexation agreement with the Township, at the time of annexation, agreeing not to pursue any further:- annexations within the Township for a pericd of ten (10) years. Accocdingly, the desirability or likelihcxxi of future annexations within Lenox Township are not consideced in this analysis. Annexation Methods and Procedures 9 Annexation to home rule cities was difficult to achieve prior to 1970: Approval of an annexation at that time required two ( 2) elections: a sei;iarate vote in the area to be annexed and another combined note in the affected Township and City. An inhabited area was rarely annexed because usually the property tax levy in the City exceeded that levied in the Township and the property ownecs residing in the affected area rejected the prol?(Jsed annexation. In 1970, a compromise was achieved whereby a township would have a vote if moce than 100 pecsons resided in the area to be annexed, and no vote vJOuld be available if 100 persons or less resided in the area. Township officers were ultimately dissatisfied with the canprcmise, however, and sued in court to unvalidate the new law. The Township lost in court but eventually persuaded the state legislature to amend the Charter Townshii;> Act to provide total immunity from annexation for townships incorporated before June 15, 1978, and makes annexation from any charter township incorporated thereafter extremely difficult. Under the State Boundary Ccmnission, annexation can be initiated in one of four ways: 1) by resolution of the legislative t:ody of the City; 2) by owners of 75 percent or m:::>re of the area proposed for annexation; 3) by i;ietition of 20 percent of the registered electors in the area proposed for annexation; and, 4) by a petition of one percent of the total poi;iulation of the affected areas. fI Ucon ceceiving a i;ietition for annexation, the State Boundary Conmission sdledules a "legal sufficiency" hearing at which the compliance of the petition oc resolution with its rules and the statutes is reviewed. -108- �................................ (J) :.: PRIORITY 2 33 MILE -: UJ UJ rr. 3: \1.1 z ~1,.•.HttUJ.Ui ♦ UJ.U.i♦J.~~• ••I••••• I 1 I) rr. 1 :.:: pOUND PRIORITY 3 lO >1ci: MADISON 0 a: 0.. PRIORITY 4 TWP . Dl'.'ISIOH :.: z<( ..J Clo r UJ 3: ::i :i: 0 111.1 ..J m ST . CLAIR HIGH\Y.1' • ANNEXATION STRATEGY AREAS ~ MUTTONVILLE ANNEXATION 1989 ... •,....,1 CIT Y OF RLCHMOND ~1AC OM8 COUNT Y, MICHIGAN W.. 4 »-ITVIM -----------------(~ ...._, •-Ptwvvv~,~ �r After the "legal sufficiency hearing'' a public hearing is scheduled where it must be shown that the standards of the Boundary Corrmission have been met. After the close of the f)ublic hearing the i;,arties are permitted 30 days in which they may sutrnit written arguments and other written material relating to the issues. After this 30 day period, an adjudicative meeting is held at which the Boundary Ccmmission rules on the proposed annexation. In addition to annexation by the State Boundary Comnission, there are alternative means of annexation available. A new method was provided in the Charter Township Act which permits a petition by 20 percent of the registered electors in an area proposed for annexation to be submitted to the voters of the annexing city or village and to the voters within the area to be annexed. Another method is based upon the consent of both the Township Board and the City's legislative body. This method applies only to land on which no qualified electors reside other than the petitioners, and the petitioners must own rrore than half of the land to be annexed. The final alternative method of annexation is governed under the Horne Rule Act and is sometimes described as "unilateral annexation." This method allows a city to annex vacant land which it owns and which abuts the city limits. When the annexation is canpleted by the Comnission Administrator ensures that the the County Clerk and the Secretary of accanplished by alternative methods, it is file certified copies of the resolution off ice cs. State Boundary Comnission, the annexation orders are filed with State. When annexations are essential that the annexing city affecting annexation with these Standards for Cetei::minations Critecia to be· considered by the State Boundary Conmission in arriving at an annexation determination are provided in MSA, 5. 2242, Section 9. The critecia allows for a close examination of the possible impacts on population and the physical environment; cocrrnunity services; and the entire corrmunity in general. Specific criteria are as follows: A. POPULATION/PHYSIQ\L ENVIRONMENT Curcent Population Population Censity Land Area and Land Uses Assessed Valuation '' Natural Boundaries and Drainage Basins -109- �; Past and Probable Future Urban Growth, Including Pof)ulation Increase and Business, Ccmnercial, and Industrial Cevelofffient in the Area Comparative data for the incorpocating municif)ality and the cemaining poction of the unit frcxn which the area will be detached is also considered. tmE: B. CCMMUNITY SERVICES tleed for Organized Cotmunity Services Present Cost and Adequacy of Governmental Services in the Area to be Incorporated Probable future Need for Services Practicability Incoqx:,rated of Supplying Such Services in the Area to be Probable Effect of the Pro!?()sed Incorporation and of Alternative Courses of Action on the Cost and Mequacy of Services in the Area to be Incorporated and on the Remaining Portion of the Unit From rhich the Area will be Cetached Probable Increase in Taxes in the Area to be Incorporated in Relation to the Benefits Expected to Accrue Fran Incorporation Financial Ability of the Incorporating Municipality to Maintain Urban Type Services in the Area C. GENERAL EFFECT General Effect U!?()n the Entire Ccrrmunity of the Proposed Action Relationship of the Pr:oposed Action to any Established City, Village, Town.ship, County, or Regional Land Use Plan Annexation Priorities Based upon the procedures and standards for determina~ion of annexations, we reccmnend that the City of Richmond continue its annexation strategy and focus upon five (5) priority areas. Map 9 identifies the recarrnended f)riority areas relative to the annexation of land to the City of Richmond. The first priority area identified on the map includes the Muttonville area as recently annexed. Priorities include f)lanning for the future growth and develoi;xnent of the area and zoning the area to be consistent with the City's plans. fljhe second f)riority area identified is located adjacent to the_ City's northern boundary on the north side of 33 Mile Road. This area includes Richmond Cemetery, located on the east side of Mernt?his Ridge Road. -110- �r • -- The third pdocity area enccrnpasses land in Richmond Township, on the nor-th side of Division Stceet, that extends east fr-an the City boundary to the St. Clair- county line. One of the advantages of annexing this area includes the creation of a rrore uniform municipal boundar:y to allow foe a mor.e efficient utilization of utilities, secvices, and infrastructure provided by the City of Richmond. It ~uld be inefficient, foe example,· for the City of Richmond to pcovide watec and sewec secvice along Division Street to secve only those properties on the south side of the street. A City with a rrore uniform municipal boundary is less confusing and easier to negotiate in the event of an emergency, thus allowing for a more afficient delivery of police and fire secvice to area residents. The fourth pr:iori ty includes the annexation of land east of the County line within St. Clair County. The area extends east to Gratiot Foad. The southern portion of the proposed area is located within Casco Township and abuts municipal boundaries. The northern portion is located within Columbus Township but is curcently not contiguous to municipal boundaries. ~ture annexation of · land within Columbus Townshi9 should be initiated only after the annexation of the area to the west designated "Priority 3." The fifth priocity includes the extension of the westecn municipal boundar:y on the north side of Division Street westward to Lowe Plank Foad. This priocity area is situated within Richmond Township • • • ,£ • f I -111- � 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_Master-Plan_1990 Creator An entity primarily responsible for making the resource Wade-Trim/IMPACT Municipal and Planning Consultants Date A point or period of time associated with an event in the lifecycle of the resource 1990-09-13 Title A name given to the resource City of Richmond Master Plan Description An account of the resource The City of Richmond Master Plan was prepared by Wade-Trim/IMPACT Municipal and Planning Consultants and was adopted by the City of Richmond Planning Commission on September 13, 1990. Subject The topic of the resource Master plan reports Richmond (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 https://digitalcollections.library.gvsu.edu/files/original/8e72580f773e1adf0753659a633f85b0.pdf b0341548a55791e7a86843b9a4920bb5 PDF Text Text I L. L • Ianni L L TE LA I L �,. TOWNSHIP OF RAY Township Board Donald E. Maertens, Supervisor Betty Grader, Clerk Rita Harman, Treasurer Jim DeMar, Trustee J. Robert Devers, Trustee Township ·Planning Commission Craig Christensen, Chairperson Sandra Birkenshaw, Vice Chairperson Jim DeMar, Secretary; Board Representative Lou Jacobs Ron Steffens Alvin Strauchman, Jr. Lyle Winn Past Members Clark Green Wilber Kuchenmeister Consultant Community Planning & Management, P.C. Dennis Meagher Glenn Wynn �TABLE OF CONTENTS Page REGIONAL ANALYSIS INTRODUCTION REGIONAL SETTING GROWTH CORRIDORS Southeast Michigan Growth Corridors Macomb County Growth Corridors M-59 Growth Corridor Conclusions OTHER REGIONAL INFLUENCES Southeast Michigan Council of Governments (SEMCOG) Regional Development Forecasts County Airport Study Huron-Clinton Metropolitan Authority LOCAL PLANNING INFLUENCES Washington Township Armada Township Macomb Township Lenox Township POPULATION ANALYSIS INTRODUCTION POPULATION CHANGE POPULATION GROWTH TRENDS AGE CHARACTERISTICS Median Age Population by Age Age by Life Cycle Category HOUSEHOLD AND HOUSING GROWTH TRENDS POPULATION PROJECTIONS Constant Proportion Method Growth Rate Method Arithmetic Method Southeast Michigan Council of Governments Projection Summary Conclusion 1 1 1 2 2 3 8 8 9 9 10 11 11 12 12 12 13 13 .14 14 14 15 17 17 18 19 21 22 23 23 23 23 24 25 �.: Table of Contents - Continued Page PHYSICAL FEATURES INTRODUCTION EXISTING LAND USE Residential Commercial Industrial Public/Semi-Public Recreation Airports Roads Agricultural or Vacant FLOOD HAZARDS AND FLOODPLAINS WETLANDS WOODLANDS SOILS Conover-Parkhill-Locke Association Hoytville-Sims-Nappanee Blount Association Toledo-Paulding Association Lenawee-Corunna-Lamson Association Oakville-Boyer-Spinks Association Cohoctah-Ceresco-Shoals-Sloan Association Agricultural Capabilities Residential Capabilities PRIME AGRICULTURAL LAND CONCLUSIONS ECONOMIC CHARACTERISTICS INTRODUCTION EXISTING COMMERCIAL DEVELOPMENT PATTERNS MARKET ANALYSIS RETIAL SALES POTENTIAL EMPLOYMENT CHARACTERISTICS Economic Activity Centers Industrial Development Potential Industrial Planning Concepts OCCUPATION AND EMPLOYMENT CHARACTERISTICS PLANNING POLICY COMMUNITY ATTITUDE SURVEY Typical Ray Township Resident Wants and Desires for the Future 26 26 26 27 27 27 27 28 28 28 28 31 33 35 36 36 37 37 37 37 38 38 38 38 42 43 43 43 44 44 49 49 50 51 52 55 55 55 56 �L Table of Contents - Continued Page PLANNING POLICY - Continued GOALS AND OBJECTIVES Preservation of Community Character Preservation of Agricultural Land and Open Space Preservation of the Environment Provide for Quality Residential Development Control and Management of Growth Provide for Necessary Municipal Services and Recreation 58 58 THOROUGHFARE PLAN INTRODUCTION CONCEPT AND STANDARDS EXISTING CONDITIONS Street Inventory Traffic Volumes Accident Locations Bridge Closures Freeway Availability Traffic Generation THOROUGHFARE PLAN 61 61 62 66 66 66 68 68 68 68 71 LAND USE PLAN INTRODUCTION CONCEPT FOR DEVELOPMENT Natural Resources Man-Made Influences on Resources Summary PRESERVATION OF AGRICULTURAL LANDS AND OPEN SPACE Agricultural Zoning Farmland and Open Space Preservation Program Purchase or Transfer of Development Rights Open Space Zoning Residential COMMERCIAL INDUSTRIAL PUBLIC/SEMI-PUBLIC Town Center Recreation 72 72 72 73 74 74 75 76 ~~~ FLOODPLAINS ROADS LAND USE PLAN SUMMARY 56 57 58 59 59 n 78 78 79 82 82 82 83 83 ~ 87 87 87 �C UST OF TABLES Page Table Population Change by Growth Corridors Macomb County - 1970-1980 3 2 Population Change by Growth Corridors Macomb County - 1980-1990 5 3 Housing Change by Growth Corridors Macomb County - 1970-1980 6 Housing Change by Growth Corridors Macomb County - 1980-1990 7 1 4 5 Comparative Population Growth Trends 15 6 Population Change by Decade 16 7 Median Age 17 8 Population by Age 18 9 Age by Life Cycle Category 19 10 Household Growth Trends 22 11 Household Size 22 12 Population Projection Summary 24 13 Existing Land Use - 1988 29 14 Estimated Spending by Retail Category 45 15 Estimated Retail Needs - Ray Township 1990 46 16 Estimated Retail Needs - Ray Township 2000 47 17 Estimated Retail Needs - Ray Township 2010 48 18 Industry of Employment Ray Township and Macomb County - 1980 53 Occupational Characteristics Ray Township and Macomb County - 1980 54 20 Summary of Roadway Planning Standards 64 21 Road Mileage 66 22 Trip End Generation Rates by Land Use 70 23 Planned Acreage Allocations - Ray Township 88 19 �~ ;, , LIST OF FIGURES ,, Page . Figure 1 2 3 4 5 6 7 8 9 Ray Township Growth Trends - 1940-1990 Comparative Growth Trends - 1940-1990 Population Change by Age - 1970-1980 Age by Life Cycle Category - 1970 Age by Life Cycle Category - 1980 Age by Life Cycle Category - 1990 Population Projection Summary Developed/Undeveloped Land Developed Land Summary 15 16 19 20 20 20 24 29 29 UST OF ILLUSTRATIONS Illustration Page 1 2 3 Location Map Southeast Michigan Regional Growth Corridors 4 5 6 Wolcott Mill Metropark Location Existing Land Use - 1989 Natural Resources 7 Wetlands Map Generalized Soils Agricultural Capabilities Residential Capabilities Important Farmlands Shopping Center Locations Economic Activity Centers Road Classification System Cross Section Standards Traffic Volumes Traffic Accidents Design Concepts The Planning Process 63 65 67 69 81 89 Ray Township Master Plan Illustration 90 8 9 10 11 12 13 14 15 16 17 18 19 20 SEMCOG Sewer Service Area 1 2 9 11 30 32 34 36 39 40 41 43 49 �REGIONAL ANALYSIS INTRODUCTION The growth and development of a community is strongly influenced by its position within the larger region in which it is located. This position represents a factor that realistically cannot be changed, but which must be recognized and accommodated. Local policies and decisions impacting land use, therefore, must take these regional influences into account to be relevant and effective. Many factors influence the growth and potential of a given community. Some relate to local decisions and can be controlled by the local community. Others result from actions or developments outside the community and are, therefore, subject to somewhat less control. The purpose of this chapter of the Ray Township Master Land Use Plan is to identify a framework of those factors that influence growth in Southeast Michigan and to provide information to Ray Township concerning its growth potential due to its position in the region. This information will provide a basis for Mure planning decisions and serve as a background for understanding the dynamics of the community's growth. This chapter will also consider the plans and policies ·of other governmental agencies that have an impact on ST CLAIR land use patterns and growth in • the Township. . REGIONAL SETTING Ray Township is located in the north central portion of Macomb County, approximately 30 miles north of Downtown Detroit. Four communities share a common boundary with the Township, which include Armada Township, Lenox Township, Washington Township and Macomb Township. The Township's regional setting is shown in Illustration 1. WA SHTENAW ILLUSTII.ATION 1 LOCATION MAP -1- �GROWTH CORRIDORS Southeast Michigan Growth Corridors ST . CLAIR :i Within the Southeast Michigan region, there are a number of corridors along which growth has traditionally occurred. Each of these corridors originate in, or traverse, the core City of Detroit and migrate into the surrounding communities along established transportation routes. These corridors originally followed the major surface streets that radiated outward from downtown Detroit like the spokes of a wheel. Today, they largely follow the interstate freeway system and complementary major highway systems. These corridors are identified below and shown in Illustration 2. - Detroit to - Detroit to Detroit to - Detroit to - Detroit to - Detroit to WASHTENAW t 2 l t,!T CLEMENS & POAT HUAON UTIC A l'I ~OM f0 PQkTIAC & FLINT • El'f!GHTON 5 LAkS1NG S ANN AA80A' 8 JACKSON 6 MONROE 8 TOLEDO IU.USTRATION 2 SOUTHEAST MICHIGAN REGIONAL GROWTH CORRIDORS Mt. Clemens and Port Huron along 1-94 east and Gratiot Avenue. Utica and Romeo along M-53 north (Van Dyke Road) and Mound Road. Pontiac and Flint along 1-75 north and Woodward Avenue. Brighton and Lansing along 1-96 west, the Lodge Freeway and Grand River. Ann Arbor and Jackson along 1-94 west and U.S. 12 (Michigan Avenue). Monroe and Toledo along 1-75 south and Fort Street. Growth in the metropolitan area originally occurred along the shoreline areas north and south of the City of Detroit and along Woodward Avenue to the northwest. Many of these earlier growth communities have since matured, with new development activity shifting to other growth corridors in the metropolitan area. -2- �., Macomb County Growth Corridors Population Growth Trends-Within Macomb County, growth traditionally occurred along the Lake St. Clair shoreline communities, which is consistent with historical urban settlement patterns. The establishment of Mt. Clemens as the County Seat also contributed to the predominant development pattern along the eastern portion of the County. TABLE 1 POPULATION CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY 1970-1980 .............. ·-····............................ _..............................._..____ ..._............................................................... _.........-................................................................................................. .. .. . . . t·····-····- ·- -~~~~~',;~~~~-------~;;;;~;;; -1--- -------- ···---~...-;:~::;~~,.·-·- · · ~;;;;~;;; I j 1970 1980 Number \ Bruce Twp. \ Romeo 2,213 4,012 3,823 3,509 1,610 • 503 72.8 -12.5 r 32Mileto38Ma. . 6,225 7,332 1,107 17.8 ( Washington Twp. 5,651 8,637 2,986 52.8 COMMUNITY : j "' l Richmond City f 26 Mile to 32 Mire \ Shelby Twp. Utica ! j Richmond Twp. ·, : i • COMMUNITY 8,637 2,986 52.8 29,467 3,504 38,939 5,282 9,472 1,ne 50.7 3,536 2,453 302 734 j 9.3 \ 42.7 j I: 5,989 1,036 j !; Lenox Twp. New Haven 2,869 1,855 3,028 1,871 159 16 5.5 j 0.9 i 4,724 4,899 175 3.7 New Baltimore 9,378 4,132 18,276 5,439 8,898 1,307 M-59 to 26 Mile 13,51 o 23,715 10,205 75.5 Clemens Harrison Twp. 11 ,868 48,865 20,476 18,755 14,560 72,400 18,806 23,649 2,692 23,535 -1 ,670 4,894 22.7 48.2 -8.2 26.1 29.5 ! 32,971 44,221 11,250 34.1 ! j Sterling Heights 61 ,365 108,999 47,634 77.6 l Fruer l Clinton Twp. i ! Mt. l 3,234 1,719 % 4,953 M-59 to 26 Mile- i l ; Number 32Mile-to38Mile l i 1980 ! j 26 Mile to 32 Mile 32.1 l Chesterfield Twp. 5,651 1970 ! 20.9 i j 94.9 \ 31.6 l ! ; ! i i ! I 61 ,365 108,999 47,634 n .6 r 14 Mlle to M-59 99,964 129,415 29,451 j Center Line ; Warren 10,379 179,260 9,293 161 ,134 -1,086 -18,126 •10.5 \ Eut Detroit -10.1 ! Roseville St Clair Shores 45,920 60,529 88,093 38,280 54,311 76,210 -7,640 -6,218 -11 ,883 -16.6 -10.3 j -13.5 l , 8 Mile to 14 Mile 189,839 170,427 -19,212 -10.1 8 Mile to 14 Mile 194,542 168,801 -25,741 -13.2 295,851 339,616 43,765 14.8 TOTALS 317,693 332,819 15,126 4.8 14 Mile to M-59 l j TOTALS 00 •• • • • • • • • • • • . . • • . . . . . . . , . . . . . . . . . . . ..... - ... ... • .. ! ! ! •• ••• •- •n•• • .. ... • .. •• ••- .. n,.. .. - • .. •• ••• • ......... • •• • .. •• •••-.. •.. •••.. -•• ••••-•--••..,•·•nn, Source: U.S. Bureau of the Census -3- ! l l ........... • • •·• •••• • - --u- u •u •u u • .. • .. ••• .. ••.... • .... •••u• u•-- • .. • •oo•oonooo•ooooo • �Following the Second World War, most metropolitan areas experienced a sweeping wave of population migration from traditional central cities into emerging suburban communities. In Macomb County, this migration first occurred within those suburban communities located along the perimeter of Detroit. The second wave of suburban growth in the County accelerated north along the Van Dyke/Mound Road corridor in the western tier of communities. By 1970, population levels in the western corridor communities (295,851 persons) nearly equaled the population along the eastern or shoreline communities (317,693). During the 1970's, population growth in the western corridor surpassed increases in the eastern communities. The 1980 Census revealed that the Van Dyke/Mound Road communities had a slightly higher population (339,616 persons) than the eastern corridor (332,819 persons). The dramatic growth experienced by the City of Warren during the 1960's and Sterling Heights in the 1970's accounts for this shift in population. For example, in the ten-year period between 1970 and 1980, Sterling Heights grew by more than 47,000 persons. This gain more than offset the population loss experienced by the City of Warren during the decade of the 1970's. North of M-59, Shelby Township and Utica combined to report a population increase of 11 ,250 persons. Small increases were noted in those communities located north of 26 Mile Road. The increases do, however, provide evidence of a trend of population accelerating in a northerly direction within this corridor. To the east, the greatest population increases occurred in those communities located between 14 Mile Road and 26 Mile Road. Clinton Township (23,535 persons) and Chesterfield Township (8,898 persons) made the greatest contribution to the overall growth of this corridor during the decade. North of 26 Mile Road, the amount of growth was less than for the parallel communities to the west. Results from the 1990 Census suggest a leveling off of the explosive growth that occurred within the western corridor. Eastern corridor communities out-gained their counterparts in the west over the past decade. Today, these two portions of the County share nearly equal population levels. Smaller population increases were observed throughout both corridors. For example, within the M-53 Corridor, Sterling Heights reported a population increase of 8,811 persons, down from 47,634 the previous decade. Shelby Township, on the other hand, matched the increase that occurred during the 1970's, providing additional evidence of the continued movement of population north within this corridor. -4- �Clinton and Chesterfield Townships continued to be the major contributors to growth in the eastern corridor. These two communities experienced population increases of 13,466 and 7,629 persons, respectively, since 1980. Growth over the decades proceeded along the two corridors, with population filling in as the corridors developed. Macomb Township is now the growth community which is developing after_the corridors on either side developed. Ray Township, which is the next community in the corridor in-fill, has different characteristics and may be the exception to the path of urbanization. This will be explored in greater depth elsewhere in this report. TABLE 2 POPULATION CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY · 1980-1990 .. . . _ . _ _ . . _ _ _ . . _ _ _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0 1·····-··············..······............~~;::~~~~~~-.......... l - .. ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. ~~~~·;·········t··. · · · · ·. . . . . . . . . . . . . . ._. ~.~;::;;;:~::~-·. ·-··········~~~~·;;. . . . . ., j l 1980 1990 Number \ Bruce Twp. j Romeo 3,823 3,509 4,193 3,520 370 11 9.7 0.3 l 32 Mlle to 38 Mn.· 7,332 7,713 381 5.2 Wahington Twp. 8,637 11,386 2,749 31.8 !l COMMUNITY ....... - COMMUNITY 1980 1990 Number j Richmond Twp. 3,536 2,453 4,1 41 2,528 605 75 17.1 3. 1 \ j 32 Mlle to 38 Mlle 5,989 6,669 680 11.4 1 3,028 1,871 3,069 2,331 41 460 1.4 24.6 . 4,899 5,400 501 10.21 : % ~ 1 Richmond City il Lenox Twp. N- Haven ;. \· 26Mlle.to32Mh l:· 26Mlleto32Mlle % j il 8,637 11,386 2,749 31.8 38,939 5,282 48,655 5,081 9,71 6 -201 25.0 -3.8 1 Chesterfield Twp. Utica j New Baltimore 18,276 5,439 25,905 5,798 7,629 359 41.7 j 6.6 \ M-59 to 26 Mile 44,221 53,736 9,515 21.5 M-59 to 26 Mile 23,71 5 31 ,703 7,988 33. 7 i Sterling Heights 108,999 117,810 8,811 8.1 .l l 14,560 72,400 18,806 23,649 13,899 85,866 18,405 24,685 ~1 13,466 -401 1,036 -4.5 1 18.6 j -2.1 [ 4.4 j :. 1 Shelby Twp. l l. Fraser Clinton Twp. l Ml Clemens 1 Harrison Twp. j j i i j 14 Mile to M-59 lj Center Line Warren 108,999 117,810 8,811 8.1 9,293 161,134 9,026 144,864 -267 -16,270 -2.9 -10.1 j 1 8 Mile to 14 Mile l TOTALS 170,427 153,890 -16,537 -9.7 339,6.16 344,535 4,919 1.4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ._ 1. l ~ 14 Mile to M-59 129,415 142,855 13,440 10.4 l East Detroit Roseville St Clair Shores 38,280 54,311 76,210 35,283 51,412 68,1 07 -2,997 -2,899 -a, 103 -7.8 -5.3 -10.6 l 8 Mile to 14 Mile 168,801 154,802 -13,999 -a.3 1 TOTALS 332,819 341,429 8,610 2.6 ! Il l ♦ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . ._ Source: U.S. Bureau of the Census -5- lj l . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . .. . . . . . . . . . . . . _ . . . . . . . . . : �Household Growth Trends - In recent decades, population change alone has proven not to be the most accurate barometer of community growth and vitality. Much of the population decline experienced by the ring of maturing suburban communities surrounding Detroit is the result of declines in household size, rather than an exodus of residents from the community. Population decline should, therefore, not necessarily be interpreted as an indicator of community decline. Frequently, a community will experience an increase in the number of households concurrently with a decline in population. For this reason, household growth trends are considered to be a more valid measure of growth. Applying this measure of growth to the two identified Macomb County growth corridors reveals an overall balance between these two areas. Between 1970 and 1980, western corridor communities held a slight edge in the number of new housing units constructed. In spite of this increase, the eastern communities had some 5,000 more housing units. TABLE 3 HOUSING CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY 1970-1980 I I Bruce Twp./ l -:::=~• Nu= 8 COMMUNITY 1,179 1,825 646 LOMMUNITY \ 54.8 ' I 32 Mile to 38 Mile !l ~ Washington Twp./ Romeo I' 26Mileto32Mlle 1,825 646 54.8 2,171 3,322 1,151 53.0 1,151 53.0 \ Shelby Twp. Utlca 7,571 1,265 12,319 1,952 4,748 687 62.7 54.3 ) M-59 to 26 Mile 8,838 14.271 5,435 61.5 Sterling Heights 17,571 34,517 16,948 96.4 ; j 14 Mile to M-59 17,571 34,517 16,948 96.4 3,129 3,642 54,532 513 4,923 16.4 9.9 : [ Center Line [ Warren 49,609 j : \ 8 Mile to 14 Mile : 52,738 58,174 5,436 \ TOTALS 82,495 112,109 29,614 10.3 ! 982 434 1,282 676 300 242 30.5 55.8 1 1,416 1,958 542 38.3 l no 508 919 613 149 105 19.4 20.7 .j 26Mileto32Mile 1,278 1,532 254 19.9 1 j N- Baltimore 2,789 1,353 6,075 2. 118 3,286 765 117.8 1 56.5 l M-59 to 26 Mile 4,142 8,1 93 4,051 i i Fruer Clinton Twp. Mt Cleme,,. Harrison Twp. 3,067 13,436 6,823 5,797 4,832 24,752 7,363 9,332 1,765 11,316 540 3,535 57.5 84.2 1 7.9 1 61 .0 1 14 Mile to M-59 29,123 46,279 17,156 58.9 East Detroit Roseville St. Clair Shores 13,214 16,751 24,882 13,458 18,491 27,154 244 1,740 2,272 1.8 10.4 ; 9.1 ; 8 Mile to 14 Mile 54,847 S&,103 4,256 7a 90,806 117,065 26,259 28.9 [ l 32 Mile to 38 Mile ll Lenox Twp. N- Haven i i 3.322 j I Num:NG\ • 1,179 2,171 ! !; i Richmond City j Richmond Twp. Romeo •~::o::: l Chesterfield Twp. li ! : j j i ! :i ii ~ . I 97.8 l i I : 35.9 [ TOTALS ! ; . l ; ................... .a••·············.. ······...................................................... _............._ _ ........ _.,•• ·-·---.....................-..···· -··---·--···----·.. •·••· . •··· .... ---................. ._ ........................... : Source: U.S. Bureau of the Census -6- �.. During the 1980's, 18,536 new units were added in the eastern communities, giving them a slight edge in the total number of dwelling units. Sterling Heights, Warren and Shelby Township made the greatest contribution to the housing unit increases that occurred in the western corridor during the 1970's. Nearly 90 percent of the total increase took place in those three communities. The greatest contributors to the housing unit growth in the eastern corridor were Chesterfield, Clinton and Harrison Townships. Collectively, these three communities accounted for nearly 70 percent of the corridor's total housing unit increase for the decade. Following the pattern of the previous decade, Sterling Heights and Shelby Township again made the greatest contribution to total housing unit gain. To the east, Clinton Township, Chesterfield Township and the City of Roseville had the greatest housing unit increases during the 1980's. Housing growth in the 1980's totalled 15 percent in both corridors, while population growth only averaged about two percent. TABLE 4 HOUSING CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY 1980-1990 - ..................... ......................... . . . . . .............................................. . .... . . . .............................. . ...................... ................ . ...... ...... .................. ............... . . . . . .. ...... . ........-...................... .._ M-53NAN DYKE/MOUND . : I H::NG UN: COMMUNITY il ! Bruce Twp./ Romeo j: 32 Mii. to 38 Mlle. ! i Washington Twp./ .1 Romeo . . I Num:NGE" I! . COMMUNITY 1,825 2,062 237 13.0 1,825 2,062 237 13.0 ) 32 Mile to 38 Mile 3,322 4,668 1,346 ; . 1-94/GRATIOT/M-3 : . : . H::NG UN~: Richmond City Richmond Twp. Num:ANGE" 1,662 783 380 107 29.6 15.8 1,958 2,445 487 24.9 1 919 613 1,018 824 99 211 10.8 34.4 i : l Lenox Twp. l. Il 1,282 676 ; 40.5 l N- Haven l l. 3,322 4,668 1,346 40.5 l. 26 Mile to 32 Mile 1,532 1,842 31 o 12,319 1,952 17,630 1,962 5,311 10 43.1 0.5 j j ChesterfieldTwp. N- Baltimore 6,075 2,118 9,594 2,459 3,519 341 j. M-59 to 26 Mile 14,271 19,592 5,321 37.3 M-59 to 26 Mile 8,193 12,053 3.860 47.1 \ Sterling Heights 34,517 42,317 7,800 22.6 Mt. Clemens Harrison Twp. 4,832 24,752 7,363 9,332 5,342 33,938 7,727 10,616 510 9,1 86 364 1,284 10.6 l 37.1 \ 4.9 1 13.8 14 Mile to M-59 46,279 57,623 11 ,344 9.4 l East Detroit 3.0 Roseville 1 St Clair Shores 13,458 18,491 27,154 13,684 20,025 27,929 226 1,534 ns 1.7 1 8.3 1 2.9 1 59,103 61 ,638 2,535 4.3 1 117,065 135,601 18,536 \ 26 Mlltl to 32 Mlle ' l ShelbyTwp. \ Utica l l. 1 Fraser l Clinton Twp. l ; j ; j 14 Mile to M-59 I Center Line 1 Warren 34,517 42,317 7,800 3,642 54,532 3,986 56,189 344 1,657 [ . j : 8Mileto14Mile ! TOTALS 22.6 l i . 58,174 60,175 2,001 3.4 112,109 128,814 16,705 14.9 l 8Mileto14Mlle l TOTALS l. 57.9 l 20.2 16.1 . . . .. . . . . . . . .. . . . . . . .. . . . ... . . . .. . . .. . . . . . . . . . . . ... . .. . . .. . . . . . . . . -7- ' 24.5 i . i • . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . ... . . . .. . . . - Source: U.S. Bureau of the Census l i i . . . . . . . . . . .. . .. . . . . . . . . . . . . . . . . .. .. . . . . . . . .. . . . . ..... . . . . . . . . . . u j 15.8 l . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . �. ' M-59 Growth Corridor As reflected in the preceding analysis, the rapid rate of population and housing growth experienced by communities in western Macomb County over the past 20 to 30 years has brought both growth corridors into an overall balance in the number of residents and total housing units. The pace of population and housing unit change experienced by these two corridors does not, however, fully explain overall County growth patterns, for an eastwest corridor has emerged along M-59. This corridor provides a bridge across the County linking the east and the west. Plans to widen and improve M-59 in the near future reinforce its importance. The communities most impacted by this corridor include Shelby Township, Chesterfield Township, Sterling Heights, Utica, Macomb Township and Clinton Township. Collectively, these communities, excluding the City of Utica, experienced a population gain of 48, 106 persons during the past decade. More than 28,000 new housing units were constructed in these communities since 1980, accounting for more than 80 percent of the total housing unit increase for both corridors. Communities located proximate to M-59 are clearly positioned to be further impacted by future County development trends. Conclusions Several conclusions can be drawn on the basis of this analysis. The first is that growth in the County has shifted from the eastern-most Gratiot Avenue Corridor along the Lake St. Clair shoreline to the western-most tier of communities located along M-53. With the exception of Macomb Township, these communities located along North Avenue have yet to experience the pace of population and housing growth evident elsewhere in the County. The growth in Macomb Township is the result of its location along M-59 which is emerging as an important east-west growth corridor. North Avenue has yet to provide evidence of the continuous growth noted in the two flanking corridors. It should also be noted that growth in neither the M-53 nor the Gratiot Avenue corridor has yet to reach the County's northerly tier of communities. It is also noted that growth trends for Michigan and Macomb County are decreasing substantially and can be expected to decline for the remainder of the decade. While Ray Township will likely continue to experience some population and housing growth in the future, the Township is located outside of the County's two predominant growth corridors. This location, as well as natural resources, will continue to influence future planning policies for the Township into the next century. -8- �OTHER REGIONAL INFLUENCES Southeast Michigan Council of Governments (SEMCOG) Historical Perspective - Over the past decade, the Southeast Michigan Council of Governments has emerged as the primary regional planning organization for the sevencounty Southeast Michigan region. SEMCOG's influence originally stemmed from its role as the Federally-mandated regional review agency for this region. This role, commonly referred to as the A-95 review process, provided SEMCOG with an opportunity to review and comment on all State and Federal grants offered to local communities in the region. This review was intended to provide an opportunity to input a regional perspective to grant programs and ensure coordination among programs and avoid duplication of effort. The A-95 review process was subsequently terminated by the Federal government pursuant to Executive Order 12372. The process has been continued in Michigan, however, through the authority of the Governor's office. SEMCOG's role in regional planning over the years has expanded well beyond their original function of monitoring local participation in Federal grant programs. Today, SEMCOG is involved in many other important regional planning activities, including: transportation planning, the development of population, household and employment forecasts, water quality planning and economic development, among others. Certain of these activities should be considered in the development of the Master Land Use Plan for Ray Township. The more relevant activities for the purpose of this Plan involve SEMCOG's Land Use Policy Plan, small ar,ea forecasts and transportation planning activities. Sewer Service Area Map • In response to increasing concerns regarding urban sprawl, SEMCOG recently amended their sewer service area map. The purpose of the map is to assist SEMCOG in determining which sewer projects qualify for funding assistance available through either State or Federal sources. The map recognizes that urbanization is highly dependent upon the availability of utilities and seeks to direct growth to areas where existing sewer lines are currently available. Ray Township is located outside of any existing or proposed sewer service areas reflected on the SEMCOG map. An existing sewer along 26 Mile Road and Hayes Road does, however, touch the southwest corner of the Township. -SERVED c:=JUNSERVED ILLUSTRATION 3 SEMCOG SEWER SERVICE AREA -9- �Regional Development Forecasts Every five years, SEMCOG prepares a series of population, household and employment forecasts on a regional, county and individual community basis. These forecasts are prepared for five-year intervals between 1990 and 2010. The results of this process are summarized in the chapter describing Ray Township's population characteristics. Regional Transportation Plan - Transportation planning is another important regional planning activity undertaken by SEMCOG. The primary purpose of SEMCOG's transportation planning process is to identify the region's major transportation system problems and recommend alternative solutions for dealing with these problems. SEMCOG's Year 2005 Regional Transportation Plan for Southeast Michigan identifies anticipated transportation deficiencies to the year 2005, based on projected population, household and employment growth levels. SEMCOG's plan identifies "Improvement Corridors", which include those major regional thoroughfares that demonstrate the -greatest need for additional capacity. Of the 24 improvement corridors identified by SEMCOG, none pass through Ray Township. A total freeway design has been prepared by the State of Michigan Department of Transportation (MDOTI for the M-53 corridor from 28 Mile to 34 Mile Road. As an interim measure, MOOT has constructed the at-grade service drives which handle existing north-south traffic. As traffic demands increase, the freeway design can be completed. The existing M-53 improvements have already had a notable impact, with the reduction of traffic volumes along Romeo Plank Road. Regional Aviation System Plan This Plan, presented in 1991, makes recommendations on public and private airports throughout the seven-county region. Recommendations specific to Macomb County are: • Macomb County is the only County in the region which does not have a publiclyowned, public-use airport. • A growth of more than 500 additional turbine-powered aircraft is forecast for Macomb County by the year 2010. • Berz-Macomb should be a publicly-owned Transport Category airport. • Romeo Airport should be a publicly-owned General Utility Category airport. If Berz is not developed as a Transport Category airport, then acquisition and development of Romeo as a Transport Category airport is highly recommended. Such development would require construction of a new runway and addition of navigation technology. • No public development of Macomb-New Haven Airport is recommended, because development to a higher level than present service would require construction of a complete new airport on the site. • Selfridge Airport is not currently available for civilian use. It could serve the County's significant needs only if the site became available. -10- �Regional Development Initiative (ROI) - This report, introduced in 1991 , has as its basic framework the conclusion that continuing the pattern of "urban sprawl" is unacceptable. This sprawl will diminish the quality of life in southeast Michigan, both in the suburban fringe development and in the disinvestment and abandonment of the older communities. The framework plan suggests that Mure growth must bear its own real costs; legislative action must be taken to redevelop and improve older urban communities; actions must be taken on social problems; and changes must be made in the way southeast Michigan is taxed, governed and managed. This study, which is still in draft farm, will undoubtedly be hotly debated for some time before its recommendations are adopted or implemented. County Airport Study Macomb County recently evaluated the need for a public airport serving the County and the suitability of specific sites for meeting these requirements. Among the sites considered in this study is the Romeo Airport, which is located along the Township's northern boundary. The Executive Summary of the Macomb County Aviation Feasibility Study made the following conclusion relative to this airport: "It is assumed that Romeo could continue to function unthreatened and adequately serve its users without public intervention." While this site may not be considered suitable for improvement as a public airport, this does not preclude its continued expansion as a private facility in the future. ·The airport has the capability of accommodating turbo props and small jets. The location of this facility in the Township will undoubtedly have an impact on long range planning in Ray Township, particularly in relation to surrounding development patterns. Huron-Clinton Metropolitan Authority In the 1970's, the Huron-Clinton Metropolitan Authority (HCMA) established the Wolcott Mill Metropark to be located in Ray Township. This park straddles the North Branch of the Clinton River and its proposed limits of 3,000 acres extends from 26 Mile Road to 32 Mile Road. The Wolcott grist mill, located on Wolcott Road north of 29 Mile Road, is the focal point of the park development plan. The mill has been reconstructed and an interpretive program is offered which provides visitors with an opportunity to see how a mill operated in the past. Other facilities planned for the park include a saw mill, covered bridge, waterwheel and mill race. +-' --+ I I I .. C i: • .• I 0 I I +-- ----------ILLUSTRATION 4 WOLCOTMILL METROPARKLOCATION -11 • I I --t �.. In addition to the Wolcott Mill site, HCMA also owns property north of 30 Mile Road, which is contiguous to the existing park site. HCMA has preliminary plans for the development of this adjoining property as a demonstration or interpretive farm. Activities proposed for this site include the raising of various crops, using different tillage and fertilizers, 4-H club animals, hayrides, canning, quilting, and other similar activities. Completion of this project is scheduled for the 1990's. LOCAL PLANNING INFLUENCES In addition to the other regional planning issues identified earlier, Ray Township is also influenced, to some extent, by planning and development activities occurring in neighboring communities. Four communities share a common boundary with Ray Township, three of which have adopted master plans that need to be considered in the development of this Plan. While it may not always be in the best interest to mirror the examples established by surrounding communities, cooperative planning activities should be encouraged whenever practical and feasible. Summaries of the master plan designations for those communities where they abut Ray Township are included as follows. Washington Township Washington Township shares a common western boundary with Ray Township. Unlike the Township's north and south boundaries, only a one-mile section of road (Hayes Road) is located along this boundary. Single-family is the predominate proposed long-term use along the boundary. Multiple-family use is proposed along 26 Mile Road in the southeast corner of Washington, and public/semi-public use is the proposed use for a small portion of the northeast corner. Armada Township Ray and Armada Townships share a common boundary for approximately six miles along 32 Mile Road. Most of this boundary in Armada Township, from Romeo Plank Road east to Omo Road, is planned for agricultural or residential uses. The only exception to this pattern is at the southwest corner of Armada Township where a somewhat more intensive Mure land use pattern is anticipated. The Romeo Airport and adjacent industrial development in the Village of Romeo account for this increase in the planned future land use. Land reserved for floodplains is noted at those locations, where the Clinton River and both branches of the Coon Creek cross 32 Mile Road. An area designated for utilities is shown at the southeast corner of the Township, reflecting the current use of this area as a gas storage field. -12- �.. Macomb Township Macomb Township lies south of Ray Township, with 26 Mile Road running the· length of the common six-mile boundary. The Township's Master Land Use Plan proposes singlefamily use all along the 26 Mile Road boundary. Small pockets of commercial use are proposed for the southeast and southwest corners of North Avenue and Romeo Plank Road at the 26 Mile Road intersection. Floodplain designations are also shown where both branches of the Coon Creek flow from Ray Township into Macomb Township. Lenox Township Agriculture and rural residential development is planned for a large portion of the common boundary between Lenox and Ray Townships. Public and semi-public uses are planned for the southwest corner of the Township. This designation coincides with the planned development of Wetzel State Park at this location. Land reserved for floodplain is shown where Coon Creek passes through both communities. -13- �POPULATION ANALYSIS INTRODUCTION The characteristics of a community's population are among the key ingredients that require consideration in the long-range planning process. Historical and current population trends have several useful applications. They are especially relevant in identifying the need for various types of community facilities. Future land use and public utility demands are also related to demographic trends and characteristics. The following review considers several items, each of which are important to more fully understand the characteristics of Ray Township's total population. These individual topics include the following: • • • • Population change over time. Age characteristics. Household characteristics. Population projections. · The most current available population data for Ray Township is employed in the examination of each topic listed above. Wherever possible, comparable data for Macomb County is also included. Information for this wider geographic area is provided for the purpose of understanding the relationship of the Township to the larger related geographical areas that it occupies in southeast Michigan. Conclusions and the potential planning policy implications of this data are also noted. POPULATION CHANGE At the national level, the U.S. population exceeded the two hundred million mark for the first time in 1970. An increase to 226 million was recorded in 1980. National population data for 1990 indicates just under 250 million persons. Michigan's share of the national population has remained a stable four percent since 1930. During the 50-year period between 1930 and 1980, Michigan's population nearly doubled from 4.8 million to 9.2 million. The State's greatest periods of population growth over these five decades occurred between 1940 and 1970. During this thirty-year period, Michigan gained more than one million people for each ten-year census interval. Since 1970, however, population growth has slowed considerably. Michigan grew by only 380,252 persons during the 1970's. Final 1990 U.S. Census data for Michigan gives the State a population of 9,295,297, or 33,219 persons, over 1980 levels. This is an increase of less than one percent. -14- �POPULATION GROWTH TRENDS Ray Township's population grew during each ten-year recording period between 1940 and 1990. In 1940, the Township reported a population of 1,439 persons. By 1990, the Township's population stood at a level of 3,230 persons, for a SO-year increase of 1,791 persons, or 124 percent. TABLE 5 COMPARATIVE POPULATION GROWTH TRENDS .j Community 1940 1950 1960 1970 1980 1990 1 RayTownship ; 1,439 1,671 2,086 2,683 3,121 3,230 1; Armada Township 1,064 951 1,336 1,601 2,495 2,943 1; Macomb Township 1,935 2,715 4,807 6,140 14,230 22,714 l .l Lenox Township 1,710 1,993 2,356 2,788 3,028 3,069 1. .j Washington Township 1,607 2,087 3,124 5,651 8,637 11,386 .j 107,638 184,961 405,804 625,309 694,600 j Macomb County ••-uu ................. •u•••••• ..••• .. ••••••••••••••·.,.••• .. • .... ■ . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _. . . . . . . . . . . . . - Over the last five decades, the Township averaged a population increase of 358 persons over each ten-year period. The largest single gain occurred between 1960 and 1970, when the Township's population increased by 597 persons. The Township's share of Macomb County's total population has remained at a consistent level of approximately 0.4 to 0.5 percent since 1960. . . . . . . . . . . . . . . . . . . . . . . . . ••••• . . . . 717,400 .j .j l . : l ••u•••••••••• .. ••• .. •••••••••• .. ••••••••••• .. • .. ••• .. •••ao••••••uo ■■' FIGURE 1 RAY TOWNSHIP GROWTH TRENDS ~1100---------------3,230 ~000 ~2,1100 f 2,000 l'l r -500 1,000 1100 0 HIik) 18110 11170 YEARS -15- 11110 �.. TABLE 6 POPULATION CHANGE BY DECADE . .. u .... ......... ........ ..... - ••o.-••••• .............. •••• •••••••• .. ••• .............. .... ............... ........................... .. ........... .. .,, ................ ............ .., . ................ ............... . 00•••• 1940-50 1: l Community 1950-60 1960-70 1970-80 1980-90 1! l Number % Number % Number % Number % Number % 232 16 415 25 597 29 438 16 109 4 l; Armada Twp. • 113 11 385 41 265 20 894 56 448 18 j l Macomb Twp. 780 40 2,092 77 1,333 28 8,090 132 8,484 60 l j Lenox Twp. 283 17 263 18 513 22 159 6 41 1 480 30 1,037 50 2,527 121 2,986 35 2,749 ~ / Ray Twp. j ! Washington Twp. \... Macomb County··········.. I 32 I '!.!:.~~.........'. ~.........~:~ .......~.~.~..-.... ~~:.~ .........~......_....-.~:~.........~.~.........!~!:.~ ............3 .. l FIGURE2 COMPARATIVE GROWTH TRENDS 1940-1990 25,000 MACOMB1WP _- en z 0 en ffi 20,000 ····················································•..·························································································································/·············· 15,000 Cl. LL 0 ffiCD / 10,000 ~ => z 5,000 -- WASHINGTON 1Wf. ..··· .................................................................................. ..................................................·.............................. :;·.;;·.-,t··········· - ·······:.-. ,, ················ ........................................................ :::: . -· ··~:::·.::::·.·:.-.; ·. __":':..-:. .......................... . ·········· ·············· ··········-·······-···························· RAY TWP --- --- --- - -- ;;: _ - - --- -- --·---- -------·---· -----·- ---·--·- -·- -------- 0 ...........____......______,_____ AAMADA1WP ...L....._ _ ___J__ _ _ _..J......J 1940 1950 1960 1970 YEARS -16- 1980 1990 �AGE CHARACTERISTICS An important demographic factor influencing planning is the age composition of a community and the extent to which this composition has changed over time. They are useful indicators of anticipated demands for various types of municipal services and programs, including parks, employment needs, job training, day-care, schools, and various services for the elderly. These needs, in turn, influence a community's land use requirements. Median Age The steady aging of this Nation's population was among the more important trends dimensioned by the 1980 census. After reaching a high of 30.2 years in 1950, the median age for the Nation declined the following two decades to 29.5 years in 1960, and 28.3 years in 1970. These declines were largely a response to the high birth rates that occurred during the baby boom years following World War II. The aging of the baby boom children, during the 1960's and 1970's, partially explains the rise in median age revealed in the 1980 U.S. Census. Lower fertility rates and increasingly longer life spans have also contributed to the increase. The aging trend is clearly reflected in the median age figures noted in Table 7. Each of the different geographic areas included below experienced an increase in median age levels between 1970 and 1980. The Nation's population reached a level of 30.0 years in 1980, according to the U.S. Census Bureau. Both Michigan and Macomb County reported median age levels approaching the National level in 1980. Ray Township also experienced an increase in median age levels between 1970 and 1980 from 26.5 years to 29.0 years. Over the past decade, the Township's median age rose six years to a level of 35.1 years. This more than doubles the increase of the previous decade. The Township's 1990 median age is slightly higher than the total for the County _as a whole. TABLE 7 MEDIAN AGE I Geographic Area 1950 1970 1980 -~·;~~·· ···1 26.5 29.0 35.1 I 24.8 24.6 29.1 33.9 j 28.3 26.3 28.8 1960 : : j Ray Township ! Macomb County j Michigan 31 .5 j ~~:.~.................~ :.~................~.~:?. .............~:.~........-..................... . j 1...united States........................................ -17- �Population by Age By reviewing the various age categories that make up the Township's population, it is possible to determine how various segments of the population have changed over time and which groups made the largest contributions to Ray Township's population increases over the past two decades. The distribution of the Township's population into designated age categories for 1970, 1980 and 1990 is shown in Table 8 and Figure 3. • J TABLE 8 POPULATION BY AGE RAY TOWNSHIP ' . ........•.....·-··-···-··......................................................................................................................................................................................... .. l 1970 l I Age I - .. 1980 ------ Change - - - - - - 1t1o-ao Number % Number % 1990 -----Number % Change \ 1980-90 1 l - ! j Under 5 226 8.4 204 6.5 - 22 204 6.3 I! s-11 840 31.2 858 21.5 + 18 593 18.4 • 265 ! 1S-20 121 4.5 164 5.3 + 43 144 4.5 - 20 I; 21-24 101 3.8 151 4.s +so 1sa 4.9 + 1 ; 1 25-44 641 23.9 930 29.8 + 2ss 1.035 32.o + 1os I li 45-54 297 11.1 300 9.6 +3 481 14.9 + 1s1 1 ; I 55-59 115 4.3 156 5.o + 41 148 4.s -a .I 60-64 94 3.5 133 4.3 + 39 139 4.3 +s I i ss-14 133 5.o 148 4.1 + 15 208 6.4 + so I. 75+ 115 4.3 11 2.5 . 38 120 3.7 + 43 2,683 100.0 3,121 100.0 3,230 100.0 + 109 i ; l j Totala ............................... ..............- ........................................................ u. ■ UOUH■ n••u••• .. h - • • + 438 ........... • • • • • • • • • . . . . ..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I! j I I ; . I I o .... , .................... .. · Between 1970 and 1980, all but two of the individual age groups experienced a population increase. Only those two categories located at opposite ends of the age distribution lost population. The number of residents under the age of 5 declined by 22 persons. While persons over the age of 75 declined by 38 persons. The single largest population gain occurred in the 25 to 44 age group, which experienced an increase of 289 persons. -18- �FIGURE 3 POPULATION CHANGE BY AGE Since 1980, however, a more variable pattern of population change among these different age groups is evident. For example, the number of children under the age of five remained the same in both 1980 and 1990. Schoolaged children declined by 265 persons; and young adults, those between the ages of 18 and 20, declined by 20 persons. The largest increase is noted for persons aged 45 to 54, which increased by 181 persons. 1,200.-------------, 01 1170 01 1180 1 ,ooo m, 11110 200 0 L..u;,JiiLJ.J4J,l.J..I;.W..J...l;.WU.. Age by Ufe Cycle Category Und« 5 ~17 1&-20 25-44 55-511 85-74 21-24 45-54 ec>-e4 75+ A more meaningful picture of the Township population's age distribution is possible when the individual age categories shown on the previous table are combined into a smaller number-of groups, which more closely resemble identifiable stages of a normal human life cycle. Selected categories and the age intervals that they represent include: pre-school (0-4), school (5-17), family formation (18-44), middle-age (45-64), and seniors (65+). The percent of the Township's population that falls into each of these categories is shown in Table 9. Similar data for Macomb County is also provided for comparison purposes. Each of the life cycle stages reflected in Table 9 has important meaning for planning purposes. TABLE 9 AGE BY LIFE CYCLE CATEGORY ·-·-----.....--.....-..-····..·--·-···........ _........ ii _. (In Percentagee) ________...... --..........______..............._......._........._..................................-.................................... 1110 l Category Ray Twp. 1ta0 Macomb Co. Ray Twp. l 1990 Macomb Co. Ray Twp. ; Macomb Co. I Pre-School (0-4) 8.4 10,3 6.5 6.7 6.3 6.8 j School Age (&-17) 31.2 30.5 27.5 23.2 18.4 17.1 32.3 36.9 39.9 41 .6 41.4 43.2 18.9 17.5 18.9 20.8 23.8 20.6 ' 1 ~~~ 1 ' (18-44) l Middle Age i (4&-64) i \ I \ . Ii . Ii • l·--------·-··· S.niol'8 (65+) 9.2 4.8 7.2 7.7 10.1 12.3 l .........-.....................·-··-····. ······--·....···--··········..····..-··---- ........... ____·-•-·····--··..····--·······..................._................... -......................-..... · -19- �The pre-school category is a good short-range indicator of future school enrollment trends and the impact that these trends may have on the use of existing or planned school facilities. Between 1970 and 1980, the percent of the Township's population under the age of five declined from 8.4 percent in 1970, to 6.5 percent in 1980. This proportion has remained relatively stable at 6.3 percent in 1990. The school-age category also provides some evidence of the demand for school and recreation facilities. This category's share of the Township's total population is declining. In 1970, for example, slightly less than one-third (1/3) of all Township residents were between the ages of 5 and 17. By 1980, this group declined to 27.5 percent. A sharper decline to 18.4 percent is noted in 1990 Census data. The family formation and middle-age categories comprise more than one-half {1/2) of the Township's total population and are increasing their share of the Township's overall population. Collectively, these two categories represent the foundation of the community. These categories represent the community's largest share of property owners and taxpayers. They are also consumers of goods and services, thereby serving as a catalyst for economic growth. Between 1970 and 1980, the percentage of the Township's population in these two groups increased from 51 .2 percent to 58.8 percent. Another increase to 65.2 percent occurred in 1990. FIGURE 4 AGE BY LIFE CYCLE • 1970 School 31 .3% S.,,io,. 11.2% FIGURE 5 AGE BY LIFE CYCLE -1980 School 27.!5% Fam lly Formation 311.11% Nationwide, senior citizens are becoming a more important segment of the overall population base. As the number of seniors continues to grow, greater demands will be generated for passive recreation opportunities, convenient transportation, as well as specialized housing and health care services. National trends showing an increased senior citizen population do not reflect trends in Ray Township. In 1970, · residents over the age of 65 comprised 9.2 percent of the Township's population. By 1980, this dropped to 7.2, reflecting a decline of 38 persons over the age of 65. A slight increase to 10.1 percent is noted for 1990. Seniora 7.2% FIGURE 6 AGE BY LIFE CYCLE -1990 Family Formation 41 .4% Senio,. 10.2% Middle Age 23.8% -20- �HOUSEHOLD AND HOUSING GROWTH TRENDS Household characteristics, in general, and the rate of new household formations, in particular, have become increasingly important as indicators of demographic change and economic growth. The growth of new households, in fact, may be a better determinant of economic growth within a community than absolute increases in the population itself. Household growth trends represent another important trend revealed by the 1980 Census. Michigan offers a good example of this trend. In spite of a low population growth rate of 4.3 percent between 1970 and 1980, Michigan experienced the formation of 500,000 new households during this period, for an increase of 20 percent. Accompanying this change in household formations was an equally noticeable decline in the size of the average household. At the national level, household size declined to a record low of 2. 75 persons per household. Between 1980 and 1990, the pace of new household growth slowed down. A total of 224,118 households were formed in Michigan during the 1980's, for an increase of seven percent. Three factors are largely held responsible for these trends: 1) increased numbers of people living alone either before marriage or after divorce; 2) smaller families with women having fewer children; and 3) more elderly women outliving their husbands. (1l The aging of the 11 baby boom 11 generation has also had an impact on the rate of new household formations. Many members of the baby boom generation reached the age when they began forming their own households during the 1970's, contributing significantly to the number of new households. Both Ray Township and Macomb County shared in the rapid rate of household formation that characterized the ten-year period between 1970 and 1980. During this period, approximately 212 new households were formed in the Township, for an increase of 30.0 percent. This is nearly identical to the rate of household formation of 30.3 percent which occurred on a County-wide basis. Approximately 0.4 percent of all new households formed in the County between 1970 and 1980 were established in Ray Township. The rate of new household formation slowed over the past decade. Since 1980, 121 new households were created in Ray Township, for an increase of 13 percent. The pace of household growth in Macomb County during this period was slightly higher {15.1 percent). (iJ Russell, Cherly. "Inside the Shrinking Household," American Demographics. Volume 3, No. 9; Ithaca, New York; American Demographics, October, 1981; pp. 28-33. -21- �TABLE 10 HOUSEHOLD GROWTH TRENDS I! . ·. . 1110 RavTownehip'''. 1ta0 929 71J7 ·.· =~ 222 1110 3t.4 1,0152 == 123 c:.,g• 13.2 Ij 229,805 58,227 33.9 264,991 35, 186 15.3 ··..····---···. ····-··-·-···-·····--····..171,578 -..........________ ......................................... -................. _..................... _ .... _..........-................ _........................... ·l ) Macomb County Consistent with National and State trends, the size of the average household in Ray Township declined over the 20-year period between 1970 and 1990. For example, in 1970, the Township reported an average household size of 3.71 persons. By 1980, this figure had declined to 3.36. Preliminary 1990 data suggests that household size has again-declined to a level of 3.03. In spite of these declines, the average household size for Ray Township remains slightly higher than similar figures for either the County or the State. See Table 11. TABLE 11 HOUSEHOLD SIZE (Persons per Household) I. 1960 1 RayTownship· ; .I Macomb County L Michigan_____ 3. 79 1910 19ao 1990 3.71 3.36 3.03 3.63 3.00 2.68 .I i ; j ' · -···----~·4~---··?:~?-...._.__~~~---···--········-··. j POPULATION PROJECTIONS Projections of Mure population growth provide the bridge between the present and the Mure in the comprehensive planning process. These projections help dimension future land use requirements, as well as the demand for various municipal services. Projections of future population growth need to consider the growth of the larger geographic region within which the community is located. For the Township, this involves considering Mure population growth within the community as it relates to growth for Macomb County and Southeast Michigan as a whole. -22- �Several techniques are traditionally used to project future population growth. These alternative approaches to population forecasting, and the results that they yield, are summarized in the following discussion. Also included as part of this analysis are population projections that have been prepared by the Southeast Michigan Council of Governments. Constant Proportion Method The constant proportion method of projecting population assumes that Ray Township will maintain the same share of Macomb County's population in 2000 and 2010 as it did in 1990. Applying this projection method yields the following projected population levels: 2000 - 3,954 and 201 O - 4, 145. Growth Rate Method The growth method is an alternative projection technique that assumes that the Township's growth rate between 1990 and 2000 will be similar to that which occurred between 1980 and 1990. This method further assumes that the Township's 1990 to 201 O growth rate will be identical to the rate that occurred between 1970 and 1990. Based on these assumptions, the anticipated number of persons for the year 2000 is 3,343, and 3,889 for the year 2010. Arithmetic Method The arithmetic method is similar to the growth rate method in that the population projections are based on the growth that occurred in the preceding decades. This method, however, uses actual numbers rather than percentages. This method projects future population levels of 3,339 and 3,770 for the years 2000 and 2010, respectively. Southeast Michigan Council of Governments Population projections to the year 201 O were developed by the Southeast Michigan Council of Governments (SEMCOG) as part of their updated Small Area Forecast process for 1989. SEMCOG's projections anticipate a year 2000 population of 3,778 and 4,104 by the year 2010. -23- �Projection Summary The anticipated population levels for the Township, using each of the different projection techniques, are summarized in Table 12. TABLE 12 POPULATION PROJECTION SUMMARY = :.: : i .··•··•·····-··--····.............__ ......................................................... _.......... _. __ ...................................... . I ; Constarn Pro~n :.: .j Growth Rate 3,230 1 Arithmetic j SEMCOG i 3,343 3,889 3,230 3,339 3,770 3,230 3,778 4,104 .l l l =......... -·•••.. •• .... • ..• - - • • • • - u • • • •.. ••.. •nnu•••••• .... • .... •••••••.. •- .. •• .... ••••••••••••• ..••• .. •• .. •................. : FIGURE7 POPULATION PROJECTION SUMMARY 5,000 . - - - - - - - - - - - - - - - - - - - - - - - ~ cn 4,000 z 0 3,2 ~ ~ 3,000 LL. 0 ffi CD 2,000 :E ::> z 1,000 Constant Proportion Arthmetic Growth Rate PROJECTION METHOD 1 □ 1990 □ 2000 -24- • 2010 1 SEMCOG �Conclusion Each of the preceding techniques offer what are essentially textbook approaches to projections of Mure population levels. The range of projections needs to be evaluated in relation to Ray Township's position in the region, as well as other variables influencing population growth trends. Considering the range of possibilities offered by these projections, it appears that the Township will have a population approaching 3,500 by the turn-of-the-century, and 4,000 by 2010. For planning purposes, the following projected population levels appear to be achievable: 2000 - 3,500; 201 O - 4,000. It is further assumed that the size of the average household in the Township will continue to decline to the levels anticipated by SEMCOG for 2000 (2.90) and 201 O (2. 72). Applying these household size figures to the projected population levels anticipated above, yields a total of 1,200 households for 2000, and 1,470 households by the year 2010. This would mean a small increase in household growth to 150 units in the decade of the 1990's, and 270 units in the first decade of the next century. These projections anticipate modest growth for Ray Township through the first decade of the next century. The projections do not contemplate Ray Township's full participation in the growth that has occurred in those portions of Macomb County located to the east, west or south. The Township's lack of utilities or well-defined transportation corridor serve as constraints to the more accelerated population and household growth that has occurred elsewhere in the County. -25- �PHYSICAL FEATURES INTRODUCTION The manner in which the land in a community is being used is one of the basic determinants of the general character of the community and its development potential. Land use patterns on the periphery of a community also influence planning activities because of their potential impact. The use or misuse of a community's unique physical features can also have significant and long-term consequences for the development of an area. It is, therefore, important to consider these physical characteristics as part of any comprehensive planning process and the extent to which these features offer either opportunities or constraints for Mure land development activities. The following study provides a detailed explanation of Ray Township's physical land use features. The main component of this study is an examination of existing land use characteristics on a category-by-category basis. This study also examines other aspects of the physical environment that may influence Mure development patterns. These include an identification of designated wetlands, significant woodland areas, soil types, prime agricultural lands and parcels enrolled in the State farmland and open space preservation program. EXISTING LANO USE Existing land use data for Ray Township was derived from a field study of the entire Township which was conducted during the Summer of 1989. Information obtained from the field was subsequently transferred to a Township base map. The total amount of land area occupied by each category was also measured. The results of this process are summarized in Table 13 and Figure 8 and in the following narrative descriptions of each category. The arrangement of Ray Township's existing land use features are portrayed graphically in Illustration 5. Ray Township has a total land area of 23,322 acres, or 36.4 square miles. Slightly more than 86 percent of this total land area is undeveloped. -26- �Residential Residential uses, including both single-family homes and multiple-family dwellings, collectively, occupy 784.8 acres of land. Single-family homes represent 98 percent of residential development within the Township. No significant concentrations of residential development are currently evident in the Township. This can be attributed to the lack of developed subdivisions generally associated with the absence of municipal sewer and water facilities and soils poorly suited to septic systems. In light of these conditions, single-family uses are generally found on the frontage of major roads, although recently two small subdivisions were developed in the northeast sector of the Township. Multiple-family units occupy approximately 13.2 acres of land. Existing multiple-family development in the Township consists primarily of two-family units. The conventional duplex homes are found in scattered locations throughout the Township. Several multiples are located near 27 Mile road and Romeo Plank Road. Others are located at Wolcott Road and 31 Mile Road. Commercial Ray Township has an existing commercial base of approximately 15.2 acres. This represents approximately 0.1 percent of the community's total land area. The largest share of this commercial development consists of convenience commercial uses. The Township's commercial land uses are distributed throughout the community and are located primarily at the major road intersections. Industrial Industrial establishments occupy only a small portion of the Township's total area. A total of 45.3 acres have been developed for industrial purposes. Lack of industrial development can be associated with inadequate Interstate and State Highway access, along with an absence of railroad services. The Township's industrially developed land includes a combination of light manufacturing, extraction and transportation-related establishments. Although the industrial uses are not concentrated in any one area, a significant portion lies in the Township's northwest quadrant. Public/Semi-Public Public/semi-public category consists of schools, government buildings, churches and institutional uses. The most identifiable site on the map is the 29 Mile Road and Wolcott Road area. This is the location of the Wolcott Mill Metro Park, which covers approximately 194 acres of land north of 29 Mile Road. Other uses in this category -27- �include Seifert Elementary on 26 Mile Road and several churches, cemetery sites and nursing homes on 29 Mile Road near the proposed park and on Romeo Plank Road north of 31 Mile Road. Recreation The Recreation classification includes the Pine Valley and Northbrook golf courses. Another large use in this category is Camp Rotary at 29 Mile Road and Wolcott. Two private gun clubs and a private park-picnic area are also included in the recreation category. Airports The Existing Land Use Map also shows the location of Macomb Airport, Romeo Airport, · and two private landing strips, one off 30 Mile Road east of Romeo Plank Road and the other at the southwest corner of 29 Mile and Kunstman Road. Roads A direct relationship exists between the amount of land used for road purposes and a community's degree of urbanization. Land being used for road right-of-way represents one of the Township's single largest land use categories. Slightly more than 1,140 acres of land are currently being used in the Township for this purpose. Ray Township's road system consists almost entirely of County grid system roads. The absence of collector or other local roads, as well as a relatively low right-of-way acreage, indicate little urbanization. Agricultural or Vacant Agricultural, vacant or undeveloped land is the Township's single largest individual land use category. A total of approximately 20,194.7 acres are currently in agricultural production or undeveloped, representing 86.6 percent of the Township's total area. Significant quantities of agricultural or vacant land are available throughout most areas of the Township. Differences in single-family acreage from past studies reflect the technique and definition used in conducting the study. Past studies conducted by the County use three (3) acres as a single-family unit on a farming operation. This study uses one (1) acre for all singlefamily units. Land owned by Consumers Power within the gas fields is indicated as vacant or agriculture. -28- �TABLE 13 EXISTING LAND USE - 1988 RAY TOWNSHIP I .n•-••---•--•H•H•-H•.. ••u-u••--u• ..•..••••-•-••••• ..•••.. •-••••••••••• .. Land Use Category Acreage -u•---•••--•••••••••-♦ HOOHH I Residential I .. OHHHo ♦ .O Percentage 784.8 3.3 I ! Commercial 15.2 0.1 ! li Industrial 45.3 0.2 li I Public ! Recreation ! Airport j ! 2.0 ! 1.6 ! 307.1 1.3 467.6 364.9 Roads 1,142.4 j Vacant or Agricultural 4.9 20,194.7 j 86.61 I....................................... Totals 23,322.0 100.0 \ -................. .................................................................................. . ._. FIGURE 8 DEVELOPED/UNDEVELOPED 13.4% AgrlcultureNacant 86.6% :-:-: · :-:-::: :---:-:-:-·-:-:-· FIGURE 9 DEVELOPED LAND SUMMARY Comm/Ind 1.9% Residential 25.1% · -29- �0 0 VACANT SINGLE TWO • OR AGRICULTURAL FAMILY FAMILY OR MULTIPLE COMMERCIAL ~ INDUSTRIAL ® PUBLIC • RECREATION OR SEMI - PUBLIC lll.USTRATION 5 EXISTING LAND USE 1989 RAY TOWNSHIP MACOMB COUNTY , MICHIGAN RAY TOWNSHIP PLANNING Co,u,uNiTy -30- COMMISSION PluNiNG & MANAGEMENT, P. C. uTicA , Mick iGAN �• FLOOD HAZARDS AND FLOODPLAINS The Natural Resources Map (Illustration 6) indicates areas of alluvial soils (material which has been deposited by previous floods). This flood hazard area extends along all or part of the North Branch of the Clinton River, Coon Creek and the East Branch of Coon Creek and Tupper Brook. A total of 2,016 acres of Ray Township are found in the flood hazard area:(2) Clinton River North Branch Coon Creek Coon Creek East Branch Tupper Brook 1,216 436 213 151 Total 2,016 The report "Clinton River Recreational Potentials" indicates that the various floodplain areas within Ray Township are an important natural resource which should be preserved to the fullest extent possible. The floodplain area is an important natural resource for several reasons. Not only is it necessary for the prevention of flood damage to development within the Township, but it also serves as an important wildlife habitat with its unique types of vegetation providing food and cover to many types of animals. In addition, floodplain areas provide a valuable scenic resource and can be utilized for a wide range of recreational activities. It is noted that the actual floodplain limits have never been mapped by the Federal Government. A request to have them mapped should be undertaken so that flood hazard limits are known and residents would have the opportunity to purchase flood hazard insurance if they wished. (2) Source: Clinton River Recreational Potentials, H.C.M.A. Macomb County Drain Commission, Macomb County Planning Commission, 1967. -31- �~~--1rt:;------,----~~~-~~-- :-?-r~ '· 71 .,1. / 1I I I I ~- fl ~- ~1~-~ ~ v 1 RICHMOND TWP -------· ( - 1: f ·:~ ) \ ~ I I I -1ryI ---,.._. , .. i·-"'L l pJ•1••~{ ) -A-- ·~ /~ " 1-J I . r----- - ': t . -··: '\1', \ ~&'ffl'. ~~ ~-- I ' ;'ti; ' 1 l'"g , "' ...---·~~ ' I ;tt.· ~·t.,.-....-· J.~ , _ I - __, . ·- "' -~l ::f= ~--11~~----t-;~------ . - I • ;~.-<~l_;,..-- c.) '}) ✓ .... ""'~ 1:. .' lii'i;, :'l\\hJ,. ...Jl . I (Ii i, I 'I l l - - -;;.1..~, I J -~ , .____... 1' @ ORCHARD (D GRAVEL • FLOOD - HIGH - MAJOR DRAINAGEWAYS - ··- MINOR DRAINAGEWAYS PIT HAZARD AREA BANK - ELECTRIC TRANSMISSION .=;:' ; = = t = l1V1 1r ~ - , VII r ·a_,·• ¥: i L , i i , 1,, ]~ 1· ,,~~ , •· 26 .a : I 1 \ , ~: P, &~ / -~ I)'/ : -I .., •; •.. I /, ·- l NATURAL RESOURCES ~,. I • RAY TOWNSHIP IIIIA.COM8 J ,} COUNTY • IIIICHlo.t.N RAV TOWNSHIP PLANNING COMMISSION µ ~ z ~A 4 • ~ w 0 ........ j /'/ ~ H 11 I I! : .J. t' MACOMBTWP j -- LINES IUUBlRATlON I l' I\_ ~- 1:, -·~ A , SWAMP i I\ ~ !l«I @ · 1 1~ !< - tc: WOODLANDS ·-·· PIPELINES ~ '~ , ( I~ 11- ~-~'.:k---~I . /._ ______________ ~ ________: ______ ... ___ -~-:~ ..---j, '. · ,• ' ~i -, i ~- ,, " ~-----\ ' v -~ ' ' I •• i. r~-~-~;a~ !f · - f I I . N J:~ 0 ~~ <• . .. . i~ w • aESTERFlELD TWP. c ... ,u,11h1 l'lu11i"~ & M.-.. ac., ..,,., , P. C. vtka, • icliU..u. �.,. WETLANDS Wetlands serve a number of important environmental functions that need to be considered during a community-wide planning process. Among other functions, wetlands affect water quality by trapping and storing the nutrients from upland runoff in plant tissue and serving as a settling basin for silt generated from upland erosion. This natural filtering function, however, can be seriously damaged by poor land use practices. Since every wetland has a unique tolerance for filtering runoff from the uplands surrounding it, development in these adjacent areas can create more nutrient and sediment inflow than the wetland is able to absorb. Moreover, development in and around the fringe of the wetland itself can destroy its ecological health and, thus, its filtering ability. Sediments and nutrients from upland development can overload and damage the natural system, turning the wetland into a settling basin of polluted and unpleasant smelling water. While wetlands operate as natural nutrient filters, they can easily be overloaded and, thus, destroyed. Through increased storm water runoff and nutrients from fertilizers and urban development, this entire process is accelerated as much as one hundred times as fast as the natural process. Consequently, a wetland that may have served as an important nutrient filtering area for 1,000 years may only function that way for ten (10) years once it has been overloaded. Even more serious is the removal of wetlands. The removal of these natural features by dredging or filling will have an immediate impact on the water quality of streams and lakes below them in the watershed system. Preserved wetlands improve water quality, moderate floods, and stabilize water supplies, thereby providing for overall environmental health and stability. Development in and around wetlands are regulated by the Michigan Department of Natural Resources pursuant to the provisions of the Goemaere-Anderson Wetlands Protection Act. This legislation generally regulates the development of wetlands over five (5) acres in size, or which are contiguous to the Great Lakes or to a river, stream, pond or inland lake. Permits are required by this legislation for the following activities: 1) Depositing or placing fill material in a wetland; 2) dredging or removing soil from a wetland; 3) constructing, operating or maintaining any use or development in a wetland; and 4) draining surface water from a wetland. State law does provide procedures whereby these activities may be permitted in a wetland, depending on whether or not certain criteria are met. Numerous State-designated wetlands are located in Ray Township, as shown on Illustration 7. They are most commonly located along existing drainage courses, including the north branch of the Clinton River, Coon Creek, and Camp Brook Drain. Other wetlands coincide with the Township's wooded areas. Two predominant categories of wetlands are found in the Township. These include shrub/emergent/aquatic bed wetlands ano lowland hardwood wetlands. The former are found along drainage courses, with the latter found along both streams and in interior portions of the community. Identification of these wetlands is based on aerial photography interpretation. Actual on-site inspection of these areas may result in wetlands of substantially different sizes and configurations. -33- �.. .5 • I ..,~ ~,.,~ -~ ~& ✓{M ~ ~ 2 ////4\ ~ • I • I • I ~ i'4'~ ~) . , • ~ ~ • I • I • I 'I ~ I..~ _( ~,.,~ '•~ ~8 0 ~ ~ ~ ~ ~ ~ ~ ~ 14 ~ I • w-~ ~ ~, • 13 ~~ P"/. ~ ~-~q ~. . I .I ( . • Am ~ ¾ ♦ 38 ~ zq ~~ ~ - gw// ~m z • .II ~, ~h r• • tt. 31 - J~ ~ ,. 32 ~ ~ ~ 33,~ 7~ 1~ ~ ~ ·~ .34 ~ ~ T4N • Rl3E ILLUl'TRATION 7 WETLANDS MAP RAV IIIACOIIII LEGENO ~ CftN IMTEII • COUNTY • MICHIGAN RAY TOWNSHIP PLANNING l!!l.SZ.53) I SHIU. EMERGEHT, Ml!MTIC BED 161Z,621.622.62'3I ~ U M . N C I ~ 141+.all • TOWNSHIP LOIIL#C) CONIFER 14Z31 FOLLOWING LEGE/Cl C£SCRll'TION IICIICATE NINIERS RESOlJICE INVENTORY CUSSIFICAT!CIN CCtES -34- pm _ _ a::. COMMISSION �.. WOODLANDS Large wooded areas also serve significant environmental functions that need to be recognized and acknowledged. A wooded area can be of great value to a watershed area. The canopy of trees aid in breaking the force of precipitation, thereby decreasing erosion. Erosion is further inhibited by the fibrous root system of the understory plants, as well as the layer of leaf or needle litter. Woodlands can also reduce the volume of stormwater runoff. Clear-cut lands can produce excessive runoff unless trees are replaced by other vegetation with comparable water retaining capacity. With no soil and vegetation to moderate runoff from precipitation, flooding may result, in addition to a loss of precipitation ordinarily retained and recharged into groundwater reserves by the woodland. Woodlands improve air quality and afford protection from wind and erosion. Leaves and branches moderate the strength of winds and, when moistened with dew or rainwater, reduce suspended particles in the air, which are later washed off with rainwater. Plants also serve to moderate the effect of chemical pollutants in the air by absorbing some ozone, carbon dioxide, and sulfur dioxide. A dense stand of trees can significantly cut noise from adjacent factories or highways by six to eight decibels per 100 feet of forest. Moreover, the moderating effects of forests on temperature and wind can significantly cut the sound-carrying capacity of the atmosphere. The resilience of woodlands creates a microclimate around the tree stand itself. Woodland. qualities which moderate and buffer temperature, precipitation, runoff, wind and noise are features of this microclimate effect. The benefits of this microclimate effect to surrounding urban and suburban areas can be significant. An urban area devoid of vegetation is the exact opposite of the forest microclimate. It increases the ran·ge of temperature fluctuations much like the climatic extremes of a desert. The sun's energy striking streets and buildings is changed into heat, further increasing the temperature on a hot day; at night, the buildings lose heat and offer no protective cover from night chill or winter winds. Thus, if woodlands are interspersed among builtup areas, the effects of their microclimates can be felt in adjacent urban areas, moderating fluctuations in temperatures by keeping the surrounding air cooler in the summer and daytime and warmer in the winter and evening. The significance of woodlands is given added weight by the less quantifiable benefits that they provide to the public. Not only are woodlands important buffers, they also add aesthetic values and provide attractive sites for recreational activities such as hiking, camping, and other passive recreational pursuits. Continued stability of good real estate values is a secondary benefit offered by woodlands. Since people choose to live in and around woodlands, providing for woodland protection in the planning of development projects will rt1aintain favorable real estate values. -35- �Significant quantities of wooded land are evident throughout the Township. These wooded areas are distributed fairly evenly throughout the community and are confined primarily to interior section acreage away from the major road frontages. The characteristics of these woodlands likely vary from site-to-site. An examination of existing woodlots, however, should be conducted in conjunction with each development proposal brought before the Township. Incorporating woodlands as integral features of all future development will significantly enhance the quality of life for the Township. Many of the Township's existing woodlands also share previously described wetland characteristics. SOILS Soil characteristics are an important determinant of land use potential. Not only do soils influence the suitability of land for agricultural purposes, they also help determine whether or not a parcel is suitable for more intense forms of urban development including housing, roads, and utilities. The suitability of different soil classifications for the installation of on-site sewage disposal systems is particularly important for areas that are not served by municipal disposal systems. Ray Township is composed of six generalized soil associations, which vary somewhat in their ability to support various types of land use. Each association is described briefly below and shown in Illustration 8. Conover-Parkhill-Locke Association This soil association occupies the northern and western-most portions of Ray Township. Land within this association consists of nearly level to gently sloping, somewhat poorly drained, and poorly drained soils. This association is one of the best in the County for crops. The soils in it are medium to high in fertility and respond readily to management. Nearly all areas have been cleared and are cultivated. Excessive wetness is the main limitation. Excessive wetness and slow runoff are severe limitations to use of this association of residential and recreational areas. These limitations cause difficulty in laying out streets and utility lines and in constructing houses. Highways break up readily because of frost heaving and excessive wetness. ILLUSlRATION I GENERALIZED SOILS Z. .S , ' • CounT • PnklUll • Loch Ho~'l'Uh • SLu • NapplllLH • llouat Tohff • Pau141AI Coruaa.a • Luso1t 5. Oakville L•••..• ·• ,. I. -36- loyu . Splni• Coikoc tall • Cu"c.o • Shoah • s1o .. �.. • 1 Hoytville-Sims-Nappanee Blount Association This is the Township's other prominent soil association. It can generally be found in a band running diagonally across the Township from the southwest to the northeast. Poor drainage is among the most significant features of these soils. While these soils are well suited to farming, drainage remains a problem that needs to be overcome. Water collects in low areas during spring months and after heavy rains. The lack of suitable drainage outlets and the high clay content of the soils explain the drainage problem. These drainage problems also offer restrictions for residential development. Toledo-Paulding Association Soils comprising this association occupy a small portion of eastern Ray Township, lying generally between North Avenue and the Township's eastern boundary line. These soils have significant clay content and present drainage problems for both agricultural and residential development. These soils also have a water table that is near the surface and dry out slowly in the spring and after rainy periods. Lenawee-Corunna-Lamson Association A small portion of south-central Ray Township has soils included in this association. This association shares many of the drainage problems associated with the previously identified categories. Farming is a suitable land use provided that drainage problems can be overcome. Limitations also exist for residential development. Oakville-Boyer-Spinks Association This association is made up of well-drained, nearly level to hilly soils. These soils are largely confined to the northwest portion of the Township. The landscape is one of hilly areas, numerous narrow outwash plains and small wet depressions. Most of this association has severe limitations for use as cropland. Many areas are too steep or too sandy and generally are draughty in midsummer. The slopes, which are short and irregular, make contour farming and construction of terraces difficult. Slope is the main limitation to use of this association as residential and recreational areas. The limitation is slight in the nearly level and gently sloping areas. It is severe in the steeper areas, where it is difficult to lay out streets and utility lines and to construct houses. Boyer soils are a potential source of sand and gravel and of good foundation material for houses, streets, and highways. -37- �Cohoctah-Ceresco-Shoals-Sloan Association These soils occur mainly along existing drainage courses. In Ray Township, they are confined to land contiguous to the North Branch of the Clinton River. The excessive wetness associated with these soils and periodic flooding offer severe constraints to both farming and various urban development features. Agricultural Capabilities As noted in the soil analysis, most of the soils in Ray Township are well suited to some type of agricultural production. The only soils with severe limitations are those within the flood hazard areas. The soils with moderate limitations are those that are more sandy. Together, these soils represent less than 20 percent of the entire Township. Residential Capabilities As shown on the capabilities map, most of the Township has severe limitations for residential development with septic systems. The central to northwest area is the largest area with slight limitations for septic systems. For most of the Township, engineered septic systems must be constructed. PRIME AGRICULTURAL LAND One of Ray Township's most significant land use characteristics is the abundant quantity of existing farmland. Evidence of the suitability of land within the Township to support agriculture is verified by several sources. First is the fact that more than 20,000 acres of land in the Township are not developed. A substantial quantity of this land is being used for agricultural production. Soil data, as noted previously, is the principal source of information used by the U.S. Department of Agriculture Soil Conservation Service (SCS) to determine those areas of the Country that have the greatest potential for long-term agricultural production. The location of important farmlands in Macomb County were mapped in 1979 by Soil and Conservation Service. As a direct consequence of the County's rapid urbanization in the second half of this century, significant amounts of agricultural land have been converted to other uses. Construction activity since this map was prepared has even further reduced the amount of land available for agricultural purposes. In general, land identified by SCS as being well suited for farming is located throughout most of the Township. -38- �. . ► II ...a:3: :,: 30 MILE • ..................•...•..•...•..•...•••..•... .:•!•:!~•:•:•: ..................... ......... .................................. ......... ................... ' ♦•♦ ......... ......... ........... ·········· .·.·.·.·.·.·.·.·.·.·.· ······················ ~ ' •••❖:•:•:•:•::;:;::;:=::_:::;~;::;,~•:LL______.. ILLUSTIIATION I AGRICULTURAL CAPABILITIES D rW:7 ~ Slight Limitation Moderate Limitation Slight - Moderate Limitation - -39- Severe Limitation ♦ ♦ ♦ ♦ l �14 i "'02' 29 '4 1l.( I I I I -. ,~ ....., 1 .. ; ~ II I I I I I, ::: i YI ) of "1 J )~ l ~ ILLUSTRATION 10 RESIDENTIAL CAPABILITIES Slight Limitation For Septic Systems Moderate Limitation For Septic Systems -40- ~s t i· )I --l I: I I --+· �\ J I .ii,. 0 ~ I IUUBlRATION 11 IMPORTANT FARMLANDS RAY TOWNSHIP MACOMB COUNTY • MICHIGAN RAY TOWNSHIP PLANNING COMMISSION ~ . )4 B _:s:z:Mi. z A ~ "'w "' 3 0 TWP. IA Co••n11ti,1 Plu•iNG & P. C. &1riu.11id,i«.H MuAGfMUlt, �Based on soil data, large portions of Ray Township have been classified as prime farmland. For the most part, this land is located in the eastern and western portions of the Township. Much of this land is not contiguous and is separated by other land not considered to be suitable for farming. This pattern is unlike Armada Township to the north, where nearly the entire Township is blanketed by soils considered to be extremely well-suited for agricultural purposes. Another measure of the Township's agricultural base is the amount of land enrolled in the State of Michigan Farmland and Open Space Preservation program (P.A. 116). This legislation, signed into law in 1974, enables a property owner to enter into a development rights agreement with the State. The owner receives specific tax benefits in return for agreeing to maintain his land for either agricultural or open space purposes for a specified period of time. Approximately 1,000 acres of Township land are enrolled in this program. Property enrolled in this program is shown on the Agricultural Capabilities Map. CONCLUSIONS The Township's established land use pattern and those physical features occurring in Ray Township represent the context within which future development will occur. Collectively, these physical characteristics offer both opportunities and constraints that need to be considered when fashioning a strategy for the Township's long-term growth. The same physical features that attract residents to the Township also pose important constraints that need to be considered. Portions of the Township that contain environmentally sensitive features will not be able to support the same density of development that may be appropriate elsewhere. A balance, therefore, needs to be achieved between the need to preserve these sensitive natural areas and the desire of property owners to use their land for development purposes. Policies developed to address this concern will provide the basis for determining the direction of future growth for Ray Township. -42- �.. ECONOMIC CHARACTERISTICS INTRODUCTION Commercial and industrial needs vary substantially between communities. The growth and development of a community's economic base is influenced by a number of factors, including its regional location. Other factors influencing commercial and industrial development patterns include transportation systems, the availability of land, and the characteristics of a community's population. The purpose of this study is to analyze the economic characteristics of Ray Township and to identify its economic base. This study seeks to dimension Ray Township's commercial and industrial needs for the Mure, with benchmarks at the years 1990, 2000 and 2010. EXISTING COMMERCIAL DEVELOPMENT PATTERNS As revealed by the current land use survey, a small quantity of land is being used for commercial purposes in Ray Township. Most of this commercial development consists of convenience oriented uses located at major road intersections. No significant quantity of commercial is available within the boundaries of the Township. The demand for commercial uses in Ray Township should, however, consider the availability of existing commercial development in surrounding communities. More than one dozen major shopping complexes are located within a reasonable driving distance from Ray Township. The greatest concentration of centers is located along M-59 near the Schoenherr and Hayes Road intersections. Several planned shopping centers are also available along the Van Dyke corridor in Shelby and Washington Townships to the south and west, and along 23 Mile Road in Chesterfield Township to the east. The locations of these centers are shown in Illustration 12. ILLUSTJIATION 12 SHOPPING CENTER LOCATIONS -43- �.. The lack of commercial development in Ray Township can be explained by the following factors: 1) the lack of any substantial concentration of residential development; 2) the Township's location outside of any established commercial growth corridors (i.e., Van Dyke Road, Hall Road or Gratiot Avenue); and 3) the availability of numerous retail opportunities in nearby communities. The need for additional commercial development is evaluated in the following portion of this study, which considers the need for retail goods and services based on analysis of the community's trade area. MARKET ANALYSIS i • .s The market analysis for Ray Township mathematically defines the commercial needs for the area. It derives a statistically reliable commercial planning base from an examination of trade area statistics. Such an analysis, however, is not capable of forecasting actual retail sales. Rather, the market analysis can only predict future market performance on an "all things being equal" basis. The market analysis is capable of describing the potential spending available to a given shopping location on the basis of trade area demand. The willingness of consumers to actually purchase goods or services at a given location becomes a question of consumer motivation. Often, consumers are motivated to travel greater distances to a newer, planned shopping center than to an older, deteriorating commercial area or dispersed commercial establishments located closer to home. Equally important to consumer motivation are matters of access, traffic, parking availability and aesthetics. The statistical market analysis provides only a numerical answer to the question on what Ray's potential is in terms of Mure retail sales. The actual sales that the community can expect to realize are highly contingent upon the willingness of consumers to patronize commercial establishments in the area in light of alternative shopping centers available to them in nearby and surrounding communities. In the final analysis, Ray's ability to fully capture its economic potential becomes a question of whether ancillary programs involving items such as access, parking, circulation and beautification will be encouraged by the community in conjunction with commercial development proposals. RETAIL SALES POTENTIAL Several factors and assumptions need to be considered in determining anticipated retail demands for Township residents. Two of the most important determinants in preparing these estimates are income levels and the anticipated number of households residing within the trade area. Assumptions also need to be made regarding the amount of money spent on various categories of purchases. -44- �... Ray Township's estimated household income for 1988 was $36,645. Assuming that household disposable income is equal to 60 percent of total income, Ray Township's disposal household income for 1988 was $21,987. Subsequent retail projections are based on constant 1988 dollars. This is done to allow for a comparison of anticipated changes in retail demand over time. The estimated number of households for the projection periods of 1990, 2000 and 2010 are 1,050, 1,200 and 1,470, respectively. The next step in determining retail sales potential involved distributing Ray Township's estimated disposable income into various retail categories that can be related to commercial land use. Information on total retail sales in Macomb County was broken down by percentage for ten (10) retail categories and applied to Ray's disposable income. See Table 14. TABLE 14 ESTIMATED SPENDING BY RETAIL CATEGORY i Macomb County <1 > 1 Sales ($) (x 1000) Percent Sales ($) < > (per household) 367,238 5.7 1,253 ! Food 801,368 12.3 2,704 1,259,764 19.4 4,266 j Auto 1,860,898 28. 7 6,311 457,895 7.0 1,539 Retail Category Lumber/Hardware j General Merchandise ! Gasoline ! Apparel j Ray Township ! j j j i I ! j Furniture j Eating/Drinking 295,227 332,605 4.5 5.1 9 89 ·': 11121 590,345 9.1 2,001 j Drugs 299,363 4.6 1,011 j Other Retail l Total 231 ,382 3.6 6,496,085 100.0 . . . . . . . . . . .. . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . .. . .. . . . .. _ 1 ( ) . .. . . . . . . . .. . . .. . . . . . . . . . .... _ . .. . . . . . . . . .. .. .. .- 792 1 21 ,987 l . .. . .. . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . a. . . . , . . . . . . . . . . . . . . . . . Publisher and Editor Marketing Guide, 1990. The number of potential dollars spent in each retail category is then converted into square feet of retail space using dollar/ volume standards for each use. The amount of retail floor area is then factored to take into account needed land area for parking, service drives, loading and unloading space, landscaping, and required setbacks. The resulting figures for anticipated commercial acreage are included in Tables 15, 16 and 17. -45- �TABLE 15 RAY TOWNSHIP ESTIMATED RETAIL NEEDS - 1990 Disposable Household Income: $21,987 Number of Households: 1,050 ___ ..........·-······-····....·····-············--····-··--···............._._··-··..······-··-····-····-············..·········•·•·..-····-·-··-................................. . I Retail Group I % of Retail Salea Retail Salea from Study Area * Sale• per Sq. Fl ** .~ Sq. Ft. Supported by Study Area Equivalent 1 Commercial \ Acreage ! 1 CONVENIENCE: l Food I 19.4 $ 4,479 $ 278.48 16,083 2.2 j Drug i Lumber, Building, 4.6 1,062 175.40 6,055 0.8 1 Hardware 29 670 84.13 7,958 EatiDrink 4.6 1,062 140.42 7,563 ! 1.0 I j Other Retail 1.8 416 101.01 4,114 0.6 41,773 S.7 I I Subt- $ 7.689 " 1.1 I COMPARISON: I 12.3 $2,840 $ 133.24 21,312 3.9 Apparel 4.5 1,039 129.81 8,003 1.5 Furniture 5.1 1,1n 102.81 11,452 21 j Eat/Drink 4.5 1,039 136.70 7,600 j Other Retail 1.8 416 117.43 3,539 General Merchandise 1 I I Subtot• i GENERAL: j ! Lumber, Building, Hardware ! Auto ! i Gasoline Subtotala 1 TOTALS $ 6.511 l l ! ! I ! 0.6 l 1.4 51.906 9.5 I . 646 $ 114.42 5,650 28.7 6,626 117.60 56,342 ! 6.5 ! 7.0 1,616 121.27 13,326 1.5 8,888 75,3HJ 8.51 $ 23,088 168,997 28 $ 0.5 •,. ..... . , - • - • - - • - • • • -..•• .. ••••• .. •• .....•..••-••••••.. •-• .............•u•o•uou•M-•-•-H•..••• ..,...•-n•-,..•-•-..•••• ..••••• ........-••••••-•-••n•-•••• * 1,. ** In Thousands of Dollars -46- 23.7 l l -•u••-••-••n•uuun•••• In Dollars �.. TABLE 16 RAY TOWNSHIP ESTIMATED RETAIL NEEDS - 2000 Disposable Household Income: $21,987 Number of Households: 1,200 Ii I % of Retail Sain Retail Sain from Study Sales per * Sq. Ft. ** Sup::rt:; by Study Area Food 19.4 $ 5, 119 $ 278.48 18,380 2.5 j Drug 4.6 1,214 175.40 6,920 1.0 2.9 765 84.13 9,095 4.6 1,214 140.42 8,643 1.8 475 101.01 4,702 j 1.2 j 0.6 ! •,•,· = ! Retail Group I CONVENIENCE: ! Area Equivalent Commercial ! Acreage j Lumber, Building, j Hardware j Eat/Drink j Other Retail t .:•:. ·.•'.•, . . . : rsu&1ota1a, $ a;181 : .. _., 47,740 I COMPARISON: I General Merchandise j 1.3 ,· a~s 1 I " 12.3 $3,245 $ 133.24 24,357 j Apparel 4.5 1,187 129.81 9,146 1.7 ! j Furniture 5.1 1,346 102.81 13,088 2.4 j Eat/Drink 4.5 1,187 136.70 8,685 1.6 ! Other Retail 1.8 475 117.43 4,044 O. 7 j 59,320 10.9 j i ! I Subtotals, $ 7,440 4.51 I GENERA~ i Lumber, Building, Hardware j Auto ! Gasoline I Sllblotala i•........ TOTALS _ .. _ _ _..._ * 2.8 $ 739 $ 114.42 6,457 0.6 j 28. 7 7,572 117.60 64,391 7.4 ! 7.0 1,847 121.27 15,230 1.71 10.158 86,07& 9. $26,385 . 193,138 $ 71 27.21 .......- ..............•---••••UMH-·--••••-•..••------------.-.--•u••---•••-•-•••-••-••-••-•••--•-•••••..·-••·..•••••..•••-••• ** In Thousands of Dollars -47- In Dollars �.. TABLE 17 RAY TOWNSHIP ESTIMATED RETAIL NEEDS - 2010 Disposable Household Income: $21,987 Number of Households: 1,470 -·--····--···--··-······---··-·-··-·---···--·-·····---··. . .-.. . . ______. _. ___. . . . . .--~·~·~. ;~-··. .-.. . . . . . . . . . . . . . . ..! l % of RetaJI Retail Sain from Study Sale• per Supported by Study Equivalent Commercial Sain Are• • Sq. FL •• Area Acreage 19.4 $6,270 $ 278.48 22,516 3.1 4.6 1,487 175.40 8,476 1.2 I Hardware 2.9 937 84.13 11,141 1.5 Eat/Drink 4.6 1,487 140.42 10,588 1.5 , l Other Retail 1.8 582 101.01 5,760 0.8 58,481 8.1 ' !l RetaU Group i i:;:,,';, CONVENIENCE: '. Food ! Drug 1 Lumber, Building, i ! $10,763 Subtotata i COMPARISON: ! General Merchandise :,.! l l I . ! 12.3 $3,975 $ 133.24 29,837 5.5 4.5 1,454 129.81 11,204 2. 1 Furniture 5.1 1,648 102.81 16,033 2.9 ! Eat/Drink 4.5 1,454 136.70 10,640 2.0 '. 1.8 582 117.43 4,954 0.9 72,668 13.41.:,'i:_ l Apparel ! I Other Retail I s·9,113 Subtotals l 1 ! I ! ! l j GENERAL: Lumber, Building, Hardware Auto i Gasoline * $ 905 9,276 $ 114.42 117.60 7,909 78,878 0.7 ·': 9.1 7.0 2,262 121.27 18,656 2.1 105,443 11.9 $12,443 Subtotals L. TOT~ 2.8 28.7 l i ___'"...----·..··-·----··-·--- $: 3Z31~-------···--~·~-----·~·~.J ** In Thousands of Dollars -48- In Dollars �Based on this methodology. the Ray Township trade area generates a need for approximately 23. 7 acres of commercial land in 1990, which is more than the quantity that was observed in the existing land use inventory. Projecting this demand into the future, commercial needs are expected to reach 27.2 acres by the turn-of-the-century, and 33.4 acres by the year 2010. The need for this additional commercial acreage should be evaluated in relationship to the quantity and location of substantial concentrations of commercial uses in nearby communities. Based on this projected demand and the convenient availability of shopping centers in the region, it is unlikely that the Township could support any more than a small convenience commercial center in the future. The population projections offered in the previous chapter expect the Township's population to remain under 5,000 persons for the next two decades. Convenience shopping centers generally require a supporting population of between 5,000 and 10,000 persons. The Township's dispersed population distribution and lack of continuity of the road system at several locations offer additional constraints to the development of much additional commercial development in Ray Township. EMPLOYMENT CHARACTERISTICS To more fully understand the Township's future industrial needs, it is first necessary to examine the Township's relationship to the larger southeast Michigan regional economy. Southeast Michigan consists of more than 200 individual units of government. Economic activities within each of these communities collectively comprise the region's economic base. This larger regional economy transcends municipal boundaries and is the sum of many individual parts. Any realistic opportunities for future industrial development in Ray Township depends, in large part, on the Township's relation to major economic activity centers located elsewhere in the region. Economic Activity Centers The Southeast Michigan Council of Governments (SEMCOG) has identified 13 separate economic activity centers in the seven-County SEMCOG region. Each center reports total employment exceeding 20,000 workers. The location of these areas is shown in Illustration 13. Two of these centers are located in Macomb County and are described as follows. IL1.UBTRAT1ON 13 ECONOMIC ACTIVITY CENTERS -49- �MoundNan Dyke - The Mound/ Van Dyke Corridor is the region's most intensively developed industrial corridor. It extends from the City of Detroit's northern boundary in a northerly direction through the Cities of Warren, Center Line and Sterling Heights as far north as 19 Mile Road. This corridor is approximately one mile in width and ten miles in length. Eleven (11) manufacturing facilities containing at least 1,000 workers are located within this corridor. Most of these establishments are owned and operated by either General Motors, Ford or Chrysler. The 7,500,000-square foot General Motors Technical Center, located in the City of Warren, is the most prominent facility located within the corridor. Several industrial parks providing locations for smaller industrial support and service facilities are located in the northern portion of the corridor in Sterling Heights. The U.S. Census Bureau reports that 86,516 workers were employed at businesses within this corridor in 1980. Manufacturing jobs accounted for two-thirds of this total, which is more than double the regional percentage. Auto manufacturing is the corridor's most dominant economic activity. Groesbeck - The Groesbeck Corridor extends for approximately ten miles along Groesbeck Highway and the parallel Grand Trunk Western Railroad from Detroit on the south to Metropolitan Parkway on the north. This corridor has a variable width of between one and three miles. It crosses the communities of Warren, Roseville, Fraser and Clinton Township. Two manufacturing facilities with more than 1,000 workers are located within this corridor. Unlike the Van Dyke/Mound Corridor, smaller establishments are more common along this corridor. There is also a large amount of outdoor storage located within the corridor. Employment at businesses within this corridor exceeded 40,000 persons in 1980. Onehalf of all jobs are manufacturing related. Many of these establishments depend on business with one of the region's three major automobile companies. Industrial Development Potential Ray Township's location outside of these two corridors explains the Township's absence of any significant identifiable base. Approximately 45 acres of land are being used for industrial purposes, according to the existing land use survey. This industrial acreage consists largely of small establishments distributed somewhat randomly throughout the northwest portion of the Township. The Township's absence of any major industrial base is largely due to the lack of any major transportation corridors proximate to the community. Considering the Township's existing industrial development characteristics, it is not surprising to note that only 229 persons were employed at locations in the Township in 1980 when the last census was conducted. It is unlikely that this percentage would have changed significantly over the past decade. -50- �This leads to the fairly obvious conclusion that Ray Township -has not functioned, nor will likely function, as one of the County's leading employment centers. Ray 's principal roles have been that of an agricultural area and a bedroom community. While it may be desirable to provide employment opportunities within a community for local residents, from a practical standpoint, a substantial percentage of the Township's resident labor force will likely continue to commute to work locations outside of the local community. Ray Township may be able to support a broader industrial employment base than currently exists. The likelihood of this occurring rests largely on the policies of the community and whether or not appropriate locations and necessary infrastructure are available to support this type of use. It further depends on regional economic growth and extent to which Ray Township can expect to share in the growth. I • I • The Contribution of Agriculture - This traditional industrial needs analysis fails to take into account the contribution made by agriculture to a community's economic base. A substantial quantity of the Township's total land area is being used for the production of various crops. Those crops and the land upon which they are grown represent a source of considerable value. AgrictJltural production in Macomb County is largely confined to the northern-most tier of communities which include Ray Township. South of 26 Mile Road, large tracts of farm land have been converted from agriculture to urban uses. Once an acre of farm land is converted to another use, the physical character of the land is forever changed, effectively preventing its future use as farm land. The number of farms in Macomb County has declined over the years. For example, in 1978 the County had 838 farms. By 1987, this had declined to 667. The quantity of farm land has also declined from 91,222 acres in 1982 to 79,683 in 1987. In spite of those declines, the total value of agricultural products sold from Macomb County farms increased from $25.8 million in 1978 to 30.5 million in 1987. The value of agricultural products raised on individual farms also rose from $30,778 in 1978 to $45,683 in 1987. In Ray Township, agricultural land is responsible for approximately one-quarter of the Township's total tax base. Industrial Planning Concepts Industrial land uses have identifiable land use requirements and impacts that need to be considered in the context of the Township's comprehensive development plan. Successful industrial development opportunities depend on the suitability of designated sites to accommodate these frequently intense land uses. A variety of site characteristics affect the suitability of a particular parcel for industrial development. Most manufacturers will look at the following site characteristics in determining whether or not a specific parcel is suitable for industrial purposes: -51- �.. Size and Shape. The usual preference is for a site of regular shape and otherwise suitable from such standpoints as building layout, access to transportation, parking, and Mure expansion. Topography. Most industries require a level site with just enough slope to provide good drainage. In some cases, a sloping site may be preferred for specialized plants, such as those with shipping and receiving on two levels. Utilities. The utilities with which manufacturers are chiefly concerned include electric power, water, natural gas and sewerage. The principal difference in utility cost between sites is found in the cost of extending the lines to the plant site. Flooding. The possibility of flooding is always a major site consideration. Some firms are willing to incur the risk of occasional flooding in order to gain other site advantages. The customary policy, however, is to insist on a flood-free site. Drainage and Soil Conditions. It is important to avoid a site that is a natural low spot. Test borings by soil engineers should be made, as adequate drainage will have a significant bearing on foundation conditions and site development costs. Location Within the Community. One major factor of location is accessibility for employees, customers, and movement of goods and raw materials. The immediate surroundings in relation to other land uses are also important if the industry is to avoid possible community relation problems. Transportation Facilities. These are highly dependent on how the individual firm plans to ship its goods. Adequate sites must be available that provide good access to main highways and/or retail transportation facilities with the ability to extend rail sidings where needed. OCCUPATION AND EMPLOYMENT CHARACTERISTICS In 1980, Ray Township had an employed resident labor force of 1,147 workers. These workers are employed in a variety of different industries and have a wide range of different occupations. Information on both subjects are available through the U.S. Bureau of Census and are reflected in Tables 18 and 19. The first of these two tables offers a summary of the Township's resident labor force by industry category. Similar data for the County is also provided for comparison purposes. By and large, Ray Township's resident labor force reflects the composition of the County as a whole. For example, more than one-third of the County's labor force is employed in manufacturing industries, particularly those involved in the production of durable goods. Approximately 36 percent of the Township's labor force is employed in manufacturing-related industries. -52- �.. TABLE 18 INDUSTRY OF EMPLOYMENT RAY TOWNSHIP AND MACOMB COUNTY 1980 / Ray Township j Category / Agriculture, Forestry, Macomb County / " 54 4. 7 1,856 0.6 / / Construction 122 1o. 6 11,999 3.9 J / Manufacturing 417 36.3 106,800 35.0 / 17 1.5 7,446 2.4 .:,.! Public Utillties 15 1.3 7,565 2.5 j / Wholesale Trade 24 2. 1 12, 143 4. o / Retail Trade / Finance, Insurance and l 99 8.6 57,001 18.7 i / Real Estate l Business and Repair 30 / Fishing and Mining / Transportation Communications/ l I Ij No. j No. " ' 2.6 15,924 j 5.2 l Se,vices Personal, Entenainment 74 6.5 12,363 4.1 /,_ / and Recreation Services Professional and 19 1.7 8,695 2.8 ·:'·/ 249 21.7 51 ,264 27 2.4 12, 186 100.0 305,242 i / Related Services / Public Administration 1 Totals •••..•••••••..••-•••••••••u ••• .. ••-u••.. •••h•• - 1,147 · · •••••u•••••••U•ou,••· 16.8 j 4.O / 100.0 1 ••••••uu •••••••••••••••n ••••o••••••• u ••••••••••••••••u•••u ••••••H•••••••••• • Source: U.S. Bureau of the Census. Some differences between the Township and the County are noted in this comparison. The first difference is evident relative to the agricultural, forestry, fishing and mining category, which employs 4. 7 percent of the Township's labor force. For Macomb County as a whole, the figure is less than one (1) percent. Other differences are noted in the retail trade and construction categories. A smaller percentage of the Township's labor force, 8.6 percent, are employed in retail businesses, compared to the County-wide percentage of 18. 7. Construction-related businesses, on the other hand, proportionately employ a greater share of the Township's resident labor force, 10.6 percent, than is true for the County's 3.9 percent. -53- �The only other significant difference involves the professional and related services industry category. Approximately one-fifth (1/5) of Ray's resident labor force are employed in this category, compared to 16.8 percent for Macomb County. The occupational characteristics of the Township's labor force are shown in Table 19. A greater percentage of the Township's labor force are employed in farming occupations than is the case for the County. Extensive areas being used for agriculture in the Township explain this difference. The single greatest difference, however, is evident in the technical, sales and administrative support categories. On a County-wide basis, nearly one-third of the County's resident labor force are employed in these occupations. In Ray Township, only 22.8 percent report similar occupations. Another difference is noted in the last two categories: precision production, craft and repair and operators, fabricators and laborers. Approximately 45 percent of the Township's labor force are collectively employed in these two categories compared to 34 percent for Macomb County. ., TABLE 19 OCCUPATIONAL CHARACTERISTICS RAY TOWNSHIP ANO MACOMB COUNTY 1980 . . H...................................................................... ·•••··••O•o ...................................... _ •• ••••·•• ..··••••··•• ....• .. ·•· .. ·••o-o••HHHOOHU . . . . . . . . . . . . . . . . . . . . . . / Ray Township ! Category Macomb County / No. % No. % / / Managers/Professionals j Technicians, Sales & 197 17.2 61,053 20.0 J / Administrative Support 262 22.8 100,449 32.9 j / Service 120 10.5 38,521 51 4.4 1,698 0.6 / / Skilled Workers 257 22.4 14,503 15.6 / 1 Operatives, Laborers 260 22.7 56,018 18.4 / / Farming, Forestry & Fishing 12.6 l i._T!~ ....................-....- ..........................................!.:.~~-·····~·~:.~......................~~:~~~.......~.~. . ~ .. l Source: U.S. Bureau of the Census -54- �PLANNING POLICY COMMUNITY ATTITUDE SURVEY Successful planning for a community is much more effective when the basic living patterns and desires of the residents are known. This information includes the type of living, working, education and recreation demands the residents expect from the community. In addition, personal preferences and attitudes on future development, as expressed by the residents, must be understood. This essential information is most readily assessed by means of a Community Attitude Survey. To assure as much participation as possible and to avoid a biased report, questionnaires were mailed to every home or post office box in Ray Township. Approximately 1,060 questionnaires were distributed in November of 1989. The survey was designed as a pre-mailer, with the return address and stamp already provided. There were 500, or 48 percent, of all questionnaires returned. This high rate of return, taken by itself, provides an indication of the interest and concern the residents of Ray Township have for their community. In addition, in more than half of the questionnaires, respondents indicated their interest in the Township's Mure by including written comments and expressing personal preferences in addition to answering the questions. The 25 questions of the Community Attitude Survey provided a clear understanding of wants and desires of Ray Township residents. The following profile highlights the findings: Typical Ray Township Resident: • • • • • • • • Homeowner Head-of-household: 48 years old Three (3) persons in household Owns five (5) acres of land Resident of Township for the past 13 years Selected Ray Township because of the rural setting Very satisfied with living in the Township Remains a Ray Township resident because of the rural setting and safe environment. -55- �Wants and Desires for the Future: • Encourage single-family development: - 2.5-acre minimum lot size preferred some one (1) acre lots - some ten (10) acre or greater lots • Encourage the retention of farming • Encourage: - bike/hike trails - playgrounds - community recreation center • Encourage strong environmental protection • Limit or Discourage: - Commercial development - Industrial development - Public water and sewer GOALS ANO OBJECTIVES Goals and objectives formulated by the Township are the cornerstone of the planning process. They are the framework for public and private decision-making. Goals and objectives, in the context of planning, should be the guiding influence in determining public policy. They should be idealistic to the extent that they provide a desirable "state" to strive towards. However, in order to be reasonably capable of being achieved, the goals must be tempered by recognition of financial, social and political realities. Ray Township is a rural community of thirty-six miles which possesses the following attributes: • • • • • • • • • rural setting small town atmosphere farming large lot residential open space woodlands wetlands streams and rivers rural roads -56- �The Town Center includes the historic Ray Township Hall, a library, and an active recreation facility. The adjacent area to the south is being developed by HCMA as a regional park, with the historic Wolcott Mill, a youth camp and the Township Fire Hall. The social fabric of the community is woven through the Town Center, the quarterly newsletter and the small town atmosphere of neighbors and friends. Over the next two decades, urban pressures from the south, west and east are going to create tremendous demands upon Ray Township. In order to preserve and enhance the ecological and social environment that makes the Township such a desirable community, the Township has chosen to adopt the following goals and policies to maintain its standard of living. Goal: Preservation of Community Character As clearly stated in the community attitude survey conducted during 1989, residents live in Ray Township because of the rural character, small town atmosphere, the open space, agriculture and farming, the woodlands, rivers, streams and wetlands. In order to maintain that community character, Ray Township shall: • Adopt these goals as the development policies of the Township. • Develop and adopt a Master Land Use Plan based on these adopted policies. • Develop design standards and review criteria to guide all public and private development. • Review all future land use developments, whether public or private, to assure that they meet the Township's goals and the design standards. • Promote the public interest of Ray Township as a whole, rather than the interests of individuals or special interest groups within the community. • Separate incompatible or adverse land uses by distance, natural resources, or by man-made greenbelts and buffers which adequately screen or mitigate the adverse impacts. -57- �Goal: Preservation of Agricultural Land and Open Space Goal: I • Agriculture and farming shall be a dominant feature of the Township, and its preservation is a primary goal. • To preserve or conserve agricultural lands, it may be necessary to purchase development rights, establish conservation easements, provide tax incentives, or secure similar legal tools that maintain the lands for agricultural use only. • The gas storage fields are considered as an agriculture and open space resource to be protected and enhanced. Preservation of the Environment • The natural environment shall be protected and preserved. This includes open space, woodlands, wetlands, rivers, streams and floodplains. • In all development, the natural environment shall have dominance and the man-made activities shall function as a coordinated and functional part of that environment. • The natural amenities of the Township, the topography, drainage, rivers, floodplains, soils and woodlands, have a natural and scenic beauty which must be preserved for the public's enjoyment and benefit. Such areas shall be preserved under both public and private ownership. • Goal: Provide for Quality Residential Development • Residential development shall include major areas of open space in a suburban or rural setting. • Encourage residential development which respects and preserves the low density character of the Township and preserves the natural environment. • Insist upon quality housing development, regardless of price range. • Recognize the relationship of demographic and ecological characteristics to various housing types and ownership. -58- �Goal: • Encourage open space and recreation within higher density residential areas so that it will relate functionally to the needs of the residents. • Encourage innovative residential development practices. Control and Management of Growth. Ray Township shall use the principles of the Master Land Use Plan to guide the type, rate, location, timing and the quality and character of development for the purpose of achieving its goals. The Township shall guide and coordinate growth, rather than merely react to it. Goal: • The Township's growth management program shall be based on those activities over which the Township has considerable control: public land and facilities and services provided by public agencies. • Careful planning to avoid development of key natural resources and environmentally sensitive areas will help define future development options. • The Township shall limit commercial and industrial development in keeping with the character and needs of the Township. • Discourage sprawling and scattered development which consumes extensive land areas, creates higher community costs, generates traffic problems, and increases land speculation. • The Zoning Ordinance, Subdivision Regulations, and Capital Improvement Program shall be refined or written to accomplish the Township's goals. Provide for Necessary Municipal Services and Recreation within the Scope of the Plan. • Public utilities, such as water, sewer or storm drainage, shall not be extended into the Township. • Village or cluster development may have package sewerage plants or central water or storm drainage, provided they are constructed to meet the demands of that development and further the goals of the Master Land Use Plan. -59- �• Regional and Township-wide·recreation facilities shall be provided to meet the active recreation needs. The individual residential developments shall provide for the open space, environmental and passive recreation needs. • The goals and policies embodied in the 1985 Ray Metro Park Plan (from 29 to 31 Mile Roads) fit into the overall development concept for the Township. • Utilize natural features (topography, floodplains, and etc.) for recreation. • Development plans shall not be approved by the Planning Commission unless the roads which provide access to the development have the necessary capacity to handle the projected traffic volume. -60- �.. THOROUGHFARE PLAN INTRODUCTION The automobile has had a dramatic impact on land use development and human settlement patterns. Improved transportation facilities are, in large part, responsible for changes in our urban landscape from a more physically compact to a dispersed development pattern. Direct evidence of this change is apparent throughout southeast Michigan. Household growth in Wayne, Oakland and Macomb County over the past 40 years would not have been possible without the automobile and the extensive network of roads serving the region. Recognizing the direct functional relationship that exists between land use patterns and the movement of goods and people, there is an obvious need to coordinate land use planning activities with plans to upgrade and expand the capacities of the local and regional thoroughfare system. Preparation of a Thoroughfare Plan has several practical applications that have important consequences for the community's ultimate development pattern. Through the identification of fu·t ure right-of-way locations and standards, a community establishes the system of streets and roads that will provide access for future development. Furthermore, the cost of acquiring future road right-of-way can be significantly reduced if the necessary reservation is done well in advance of future road construction. Establishing right-of-way locations and standards through the Master Plan process provides the community with some authority to request right-of-way reservations through the land development process. Designating right-of-way widths also helps a community establish consistent setback requirements, which is accomplished through the administration of a Zoning Ordinance. This minimizes the potential of having to acquire homes or businesses when road widening becomes necessary. The Thoroughfare Plan provides the community with an opportunity to coordinate local transportation planning activities with those occurring on a regional or State-wide basis. Roads are the physical improvements that link communities together. Coordinating the planning associated with the regional transportation system offers some opportunities to consider mutually compatible land use policies relating to these needs. Finally, roads make a significant contribution to the community's image and identity. Streets offer an opportunity for urban design improvements in the way of landscaping and monuments. Too often, this opportunity is neglected with streets becoming cluttered with excessive signage and overhead utilities. -61- �" Three topics are considered in this report. The first of these is an identification of thoroughfare planning concepts. Broadly accepted concepts are offered as a way of providing a common basis of understanding or vocabulary. The next section describes the characteristics of Ray Township's local road system. This includes a calculation of linear road miles by road classification, traffic volumes along major roads, accident locations, an identification of major traffic generators, among other factors. The report concludes with a description of the Thoroughfare Plan and how the Plan relates to Ray Township's Land Use Plan. Major proposals and recommendations for the future are.also offered. .- Orderly development and a desirable environment can only be achieved if full consideration is given to the relationship between the type and intensity of land uses and the need for proper access and the resulting traffic generation movements. Improved planning of the thoroughfare system will likely result in a better urban development pattern and, consequently, a much improved environment and efficient use of land. CONCEPTS AND STANDARDS Transportation Planning Concepts Roads are grouped into a number of different classifications necessary for administrative, design and planning purposes. Most classification systems make a distinction based on the intended purpose of the road and the geographic areas it is intended to serve. Common road classifications include freeways, arterials, collectors and local roads. Each classification carries with it suggested minimum design standards. The benefit of a classification system extends beyond providing a common understanding or transportation planning vocabulary. Such a system establishes a functional system, permitting a community to relate categories of streets to various categories of land use activities that they are best suited to serve. Classification systems should reflect the specific category and intensity of land use that they are designed to serve. In applying a classification system, the through-traffic movements and the access requirements of abutting property should be considered. A commonly accepted classification system prepared by the National Committee on Urban Transportation is on the following pages and shown in Illustration 14. -62- �Expressway - This class is devoted entirely to traffic movement with little or no land service function. Thus, it . is characterized by at least some degree of access control. Except in rare instances, this classification should be reserved for multi-lane, divided roads with few, if any, intersections at grade. Expressways serve large volumes of light speed traffic and are primarily intended to serve long trips. .•.• . .::• "= C 0 ' , .,u• Arterial - This class of streets brings traffic to and from the expressway and serves those major movements of traffic within or through the urban area that are not served by expressways. Arterials interconnect the principal traffic generators within the community, as well as important rural routes. Arterials handle trips between different areas of the community and should form a reasonably integrated system. The length of the typical trip on the system should exceed one mile. ;; ;; i' 2 Second1ry Thoroughfare ILLUSTRATION 14 ROAD CLASSIFICATION SYSTEM Collector - This class of streets serves internal traffic movements within an area of the community, such as a subdivision, and connects this area with the arterial system. Collectors do not handle long through trips and are not, of necessity, continuous for any great length. In gridiron street patterns, however, a street of several miles in length may serve as a collector rather than an arterial if the predominant use is to reach the next junction with an arterial and there turn off. Local - The sole function of local streets is to provide access to adjacent land. These streets make up a large percentage of the total street mileage of the Township, but carry a small proportion of the vehicle miles of travel. In and around the central business district (CBD), local streets may carry traffic volumes measured in thousands, but this is the exception. Local residential streets, in most cases, carry daily volumes of 1,000 or less. -63- �Standards The configuration of the highway system throughout much of the nation, including southeast Michigan and Ray Township, is, in large part, a product of the Northwest Ordinance of 1787. This noteworthy legislation continues to exert a broad and lasting impact on land use and transportation patterns. The Northwest Ordinance of 1787 divided the Country into one-mile square grids, which serve as the paths for an extensive network of major thoroughfares. The alignment of collector roads generally follows quarter section lines. The pattern of roads in Ray Township does not fully conform to the square mile grid pattern. The location of several water courses which flow through Ray Township has resulted in a different road configuration. This pattern is further impacted by the closure of several bridges along section line roads which interrupts the flow of traffic through the Township. Road standards, including rights-of-way and pavement widths and specifications, were developed by the Inter-County Highway Commission and remain in use today by the Macomb County Road Commission. Cross-section standards and right-of-way designations recommended for various categories of road are specified in Table 20 and Illustration 15. TABLE 20 SUMMARY OF ROADWAY PLANNING STANDARDS* •u•ow--.-u••• ......... . ... _. . .... . .......... • ••••••••••• ••u •o••H uo .......... •••• • -•-••uu ..,.u ouoo u .... •••••• •••• •• .... • ••••••••••••U•H• ••••••••u oauouu••••• ••••••••• •••Hu • Standards For: j Element Major Thoroughfares Secondary Thoroughfares Collector Local 1 Right-of-Way 150 feet 120 feet 120 feet 86 feet 60 feet 1 Pavement Width 84 feet 63-84 feet (24 feet) 59 feet (24 feet) 36-50 feet 28 feet 7 4 or more Urban - 4 Rural - 2 2-4 2 ! (initial stage) l Number of j Lanes ~.-~!!!....-...·········-··~··~·(!!.....................~.(.~..~!!.~.... .............................· 1...spacing............................................. _.......... * Adapted from Macomb County Road Commission, Macomb County, Michigan -64- �[ I lw I I 28' 36' 50' 86' I 60' LOCAL 11 7 SUBDIVISION WI I COLLECTOR I • ··- -W l I ~ r l 59' 120 ' I I ~ SECONDARY THOROUGHFARE -W 1 - - - - - - Medium-ACT 6 3 ' * - - - - - . - . t - - - - - - - - - Hl9h- AOT 84 ' --'-*----------! 1 --- - - - - - - - - - - 120' - - - - - - - - - -* AOT- Av1,a;t Da ll y T r aff i c . MAJOR - - THOROUGHFARE 1 - - - - - - - - - - - - - - - 120 ' ----------------l In i tia l Sta9e MAJOR l THOROUGHFARE ILLUBTRATION 11 CROSS SECTION STANDARDS -65- �EXISTING CONDITIONS Street Inventory Ray Township contains approximately 72.4 linear road miles, as measured from the current Township base map. This mileage is allocated among the various road classification categories reflected below: TABLE 21 ROAD MILEAGE I .r - Road Clasalflcatlon ! County Primary l Unear MIieage j 25. 7 i 6.6 j j County Local (paved) j County Local (graveQ 37.7 l Subdivision and Other l 2.4 j . 72.4 j r....•Total, .._. _, - ··••.W•-··········· ........ _ ....- ......... -_.......................... County roads in Ray Township are divided into two principal classifications: primary and local. Paved primary roads located in the Township include Romeo Plank Road, North Avenue, 26 Mile Road, 29 Mile Road, New Haven Road, and 32 Mile Road. Paved local roads include 27 Mile Road from the Township line east to Teller Road, Wolcott Road between 29 and 32 Mile Roads, and Indian Trail from Wolcott to 29 Mile Road. The remaining roads consist of local gravel-surfaced roads. Traffic Volumes The heaviest traffic volumes in Ray Township are along those designated County primary roads identified earlier. The highest volumes are observed along Romeo Plank, where average daily traffic volumes range between 8,500 and 9, 100 vehicles. These volumes have decreased substantially with the completion of the M-53 bypass to 32 Mile Road. North Avenue, which is the Township's other principal north-south route, averaged daily traffic volumes exceeding 6,000 vehicles during the late 1980's. The two busiest east-west routes through the Township are 26 and 32 Mile Roads. Volumes along 26 Mile Road range between 7,400 and 7,700 vehicles per day. A two-mile segment of 32 Mile Road, between Powell and Wolcott Roads, averages 7,313 vehicles per day. Volumes on the remaining portion of the road are under 5,000 vehicles. Between 2,200 and 2,700 vehicles travel along 29 Mile Road on a daily basis. Traffic volumes on the remaining Township roads are light, as reflected in Illustration 16. -66- �I I .j . ' -r-~h f ~----- C::,-, 1 I I I I I I I 1 I 4ea IL JL'_JJ , \ II 117 ,o 9 7 ~ -~~~ l7 ~ ··--r-1-~✓, .. ~ .., 1k' 2701 " 20 11a :- ~. 0 w " 0 or . --- ' i '1a41 ... .,, '" 1311 E ,~ Ill ~-, ...a:< 0 z I... '~ 10 I~ 1-J M IL( kl~:! - ":' "'» ~ · ';_ ~ ~I~ j\ ; " l a•• " I B II=-.. o >; ... 0 TRAFFIC VOLUMES . TOWNSHIP IIACOIH ► a: COUNTJ , MICHIGAN RAY TOWNSHIP PLANNING COMMISSION 27 MILE . 35 z <> ~....d!L A " a: 0 "'0 Ill a: 7771 TWP. ILLUSTRATION 11 RAY :, MACOMB I 26 a: If 0 F 34 CLOSURES oE l: 7421 28 MILE J [ 110 1• z 32 \ I!\' ) ~ •~ 1"\1 29 BRIDGE 12 22 2, • HB"o_ ... J ... 19 r~ 29 000 TRAFFIC VOLUMES :" 1101 ".,,~ !"' 1,- \\ II/ iii• II I ~ 40,. ~! ~ -14 I~ . I.., ) ':,.~ MI L[ 4 15 -\....-"= ....... I 31 L - ~~ ~I 11 ...... Mil f \✓---- ,a, 101 II I 32 ' Ill I 1- 4842 V j 0) I I..''::. I I I I ~ ___ -,Jl~.:1!'~~.-_L'!!' ~ jl ~- - - F-£ 7 31 3 3 Jc!_~IL_!_ ~ Co••u111h1 Plu1ti11ct & M••ltCt•••u , P. C . nic•.•i,ltifiu �Accident Locations As traffic volumes increase, so do the difficulties of accommodating traffic. The number of accidents generally rises in proportion to the volume of traffic. The major exception is freeways, which have considerably fewer accidents than may be expected from their volumes due to their superior design standards. A total of 180 accidents occurred on Ray Township Roads in 1990, according to data available from the Macomb County Road Commission. The greatest frequency of accidents occurs along the most heavily travelled County primary roads in Ray Township, particularly Romeo Plank and North Avenue, between 28 and 30 Mile Roads. Another small cluster of accidents are concentrated along 29 Mile Road, between Wolcott Road and North Avenue. Bridge Closures Because of the extensive water course system that crosses the Township, bridges are necessary to facilitate the crossing of these rivers and drainage channels. Seven of these bridges are closed (see Illustration 16). These closures have a major impact on the flow of traffic through the Township, particularly in an east-west direction. This lack of continuity influences the pattern of development in the community. Freeway Availability The ability of a community to support various categories of business and industry is directly related to the availability of freeway access, or access to designated State traffic routes. No State highways or freeways cross Ray Township. The closest State route is M-53, located less than two miles from Ray Township's western boundary. M-53 connects metropolitan Detroit with those communities located in the 11thumb-area11 of Michigan. Traffic volumes along M-53 exceed 20,000 vehicles per day in Washington Township and 11,000 vehicles per day in Bruce Township. The M-53 Freeway bypass of Romeo Village to 34 Mile Road in Bruce Township was recently completed and open for traffic. Traffic Generation Land use patterns have a significant and measurable impact on traffic volumes. Several national studies offer estimates of the number of trips generated by various land use categories. These estimates are useful in accessing the impact of various land uses on a site-specific basis and for the community as a whole. Included in Table 22 is a list of traffic generation rates for specific types of land uses. The frequency of these trips is directly related to the availability of employment and retail opportunities in the community. A final category of vehicle trip includes through-traffic, where neither the origin or destination point is located in the community. This type. of trip is likely where an interstate freeway or State trunkline crosses the community. -68- �l ---~--.=,ihRAf~~--T~~ 3 2 ~ [ . . . . -- ~ ._,_,, Se ~ ; • -~ "_,, '-.;~ / 1I ')"'1:-CL "(',. ~ I I =i,=-=--- ____ 31 M IL[ • 2 - 4 • 5+ 6 FATILITY 1 I ,o 9 II 12 f I II I• " ""' i=. T7 1~~:.. . (I I 3:I ~ :=~l-=-1=41F=== =4 1,., V 19 21 :, 1111 C .,l; DAMAGE 3 4 18 0 FATILITIES 3 ILLUSTRATION 17 e>Dl RAY 26 29 28 ~~-S\""...4 r PERSONAL TRAFFIC ACCl>ENTS I '" I4 6 0 C:i '"~ DAMAGE TOTAL . \ i~ J [ ~I ~1 ~I ii PROPERTY IUCOM8 TOWNSHIP COUNTY , MICHIGAN RAY TOWNSHIP PLANNING COMMISSION -, i I I I I )2 )I B I • /• ~ za= . ~I • ul M"'Z"ft ~,.,~•+ ' ~----... -z ~?-1~· -~ H I il l 2 7 Mil E 4 •. ~ » 26 A a: 0 "' ~ ~ "''4c IA Co•• 11 111 i,, Pl•••i•1t & Mu 4Gt•n• , P. C. u1iu,,dc: ltii.u �TABLE 22 TRIP END GENERATION RATES BY LAND USE ... .. . . . . . . . . . . ... . . . H•·••·••·•••U ■ HH ■ HU . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .■ H ■■- ■--• ■ H ■ U ■■■■ H•♦HUO.O ■■- ■- ■ ............................................................................................... j Weekday Trip End Generation Rates I Type of Land Use Type of Development i Resldentlal Subdivision 9.5 TE per Occupied Dwelling Unit Apartment 5.7 • .ii . :,_!. lnatHutlon I. Range ! 6.4 - 12. 7 l per Occupied Dwelling Unit 3.1 - 7.9 1 Mobile Home Park 5.4 TE per Occupied Dwelling Unit 2.8 - 6.8 . High School Elementary School 1.3 TE per Student 1.0 TE per Student 1. 1 - 2.1 0.7 - 1.2 '•:; Average TE * i ' / .il Government Office Building 44 TE per 1,000 Sq. Ft. Floor Area 25 - 139 i Church 44 TE per Employee (Sunday) 30 - 191 ll 1 Commercial Shopping Center (regionaQ 315 TE per Net Acre 149 - 671 : ; l Shopping Center (neighborhood) 949 TE per Net Acre I Commercial Store (freestanding) 47 TE per 1,000 Sq. Ft. Floor Area i : :' \ ! i : 800 - 1,064 35 - 330 : j : .j 15 TE per 1,000 Sq. Ft. Floor Area i; ;l Medical Office 41 TE per Doctor Motel 10.1 TE per Occupied Unit .1 Restaurant (sit-down) 14 TE per Employee 9 - 22 Restaurant (fast-food) 75 TE per Employee 62 - 89 Bank, Savings & Loan 43· TE per Employee 31 - 76 .i Service Station 57 TE per Employee 41 - 79 li Industrial Various Types of Industry 79 TE per Net Acre 9 - 350 1; Industrial Park 64 TE per Gross Acre 52 - 140 1 Warehouse 81 TE per Net Acre 28 - 256 Mass Production 93 TE per Net Acre 38 - 191 Administration 60 TE per Net Acre 28 - 229 .i 8.8 - 23.6 ./ Commercial Office Building 31 - 53 4. 7 - 14.6 : . j : i .i .i i ' .j i :' j :' \ ' ' ' j i; l; i . i ' 1 ' j j Specialty Production 39 TE per Net Acre 9 - 159 j !...................................................... Truck Terminals 56 TE per Net Acre 43 - 128 j .................................................................................................................... -...................................................................................................... . Research and Development 31 TE per Net Acre _. Source: California Department of Transportation, July 1976. -70- 20 - 127 �Since Ray Township has no obvious concentration of commercial or industrial uses that could generate significant volumes of traffic, the traffic volumes identified earlier can be attributed to those households located in the Township and vehicles crossing through the Township en route to other destinations. The higher volumes along North Avenue and Romeo Plank Road suggest that these two roads may be serving as routes to locations to both the north and south. Volumes along Romeo Plank, however, have already declined due to the completion of the M-53 Freeway extension. All land uses have a corresponding impact on traffic volumes. Because of this, there is a need to carefully consider the relationship between land use and transportation planning. The importance of this relationship is magnified in Ray Township because of the numerous breaks that exist in the existing transportation system. THOROUGHFARE PLAN The Thoroughfare Plan is designed to provide adequate roads to serve the Mure land use pattern envisioned by the land use plan. It is also intended to fit into the context of the County and State planned road network. The existing Township road system described earlier provides the basic network of roads planned to serve the Township in the future. Romeo Plank, New Haven Road, North Avenue, and 26, 29 and 32 Mile Roads, will continue to be the principal transportation routes serving the Township. These roads are all designated as major roads on the Master Plan Illustration. All of these roads have a planned right-of-way width of 120 feet, with the exception of 26 Mile Road which has 204 feet of proposed right-of-way. The Township's remaining roads are designated as secondary roads. Their principal role is to provide a connection to the major road network. In the planned rural development setting of Ray township, it may not be necessary to provide 120 feet of right-of-way for these roads, which functionally serve as collector roads. A right-of-way of 86 feet may be sufficient for these roads. The recommended right-of-way standard for local subdivision roads is 60 feet. There remains, however, a need to maintain some flexibility with respect to local residential street standards. For example, in open space subdivisions, where the intent of development is to preserve open space and retain a sense of rural character, the 60-foot suburban right-of-way standard may not be appropriate. In these instances, a lesser standard may be more reasonable, provided, however, that adequate access is provided for anticipated traffic, as well as emergency vehicles. Specific standards for these open space developments will be developed as part of the regulations for that type of development. -71- �LAND USE PLAN INTRODUCTION The Land Use Plan, or the Master Plan, for a community is essentially a policy guide for public and private land development decisions. These growth policies have been established by the Ray Township Board and the Planning Commission after several years of study, research and public input. The basic studies of Regional Analysis, Population Analysis, Physical Features and Economic characteristics present the research and framework. The Community Attitude Survey provided the basic public input; and the Goals and Objectives provided the policy framework from which the Master Plan evolved. The use of land is both a resource and a market commodity which derives its function from economic and social forces operating nationally, regionally and within the Township. Individual land uses and the arrangement of these uses influence the way we live and the degree of satisfaction with our physical surroundings. The Master Plan offers the opportunity to provide some rational sense of order to our developing environment and, thereby, enhances the overall quality of the human experience. The Master Plan for Ray Township describes, in a generalized manner, the most appropriate areas for agricultural, residential, commercial and industrial land uses within the community. In addition, society's development plans have been integrated into a plan and management program which recognizes and preserves the natural environment. This physical distribution of future land use is directly correlated for results from the Township's stated goals and objectives for the future. The Master Plan is intended to be comprehensive, general, flexible and realistic. It offers a framework within which realistic and practical decisions can be made regarding future land development. CONCEPT FOR DEVELOPMENT As clearly stated in the results of the Community Attitude Survey conducted during 1989, residents choose to live and remain in Ray Township because of the rural character, the small-town atmosphere, the open space, agriculture and farming, the woodlands, rivers, streams, and a safe environment. The social fabric of the community is woven through open Township government, the volunteer fire department, and the quarterly newsletter. The Town Center includes the historic Ray Township Hall, the library, and an active recreation facility. The regional Huron Clinton Metropolitan Park, which encompasses the Town Center, is developing as a historical mill site, a historical village, a passive recreation center, and an agricultural education and demonstration farming complex. -72- �'' Development pressures within southeast Michigan have emanated from Detroit into southern Macomb County and along the M-53 Corridor and the shoreline. Ray Township, which is a community of 36 square miles, is straddled, but not directly impacted, by either of these growth corridors. There are no public water or sewer facilities available within the Township limits, and the heavy clay soils, which are good for farming, do not provide for good septic systems. In some parts of the community, well water is either difficult to obtain or has high mineral or salt content. As a result, home development has taken place on rather large lots. The median-size residential lot is presently five (5) acres of land. Natural Resources The greatest influences on past and future development are the natural resources and the environment. Rivers and streams dominate the landscape. The North Branch of the Clinton River is one of the most scenic rivers in southeast Michigan. The North Branch, along with the Coon Creek and Tupper Brook, encompass over 2,000 acres of flood hazard area in Ray Township. The preservation of these flood hazard areas and the adjacent wetlands are a major element in the Land Use Plan. Much of the flood hazard area is in public ownership as part of HCMA or State Park lands. There are also two golf courses which help preserve this resource. The northeast portion of the Township has nearly two square miles that are underground gas storage fields. The natural gas is stored in porous rock formations, a thousand feet underground. Natural gas is shipped to these storage areas, stored under pressure, and used during peak periods. The lands which are owned by Consumers Power Company are leased to farmers for agricultural production. This two-mile storage reserve is expanded into the adjacent Townships of Armada, Richmond and Lenox. This resource, together with the fact that the soils are good for farming, assure that this area could remain a major agricultural area for many decades. As noted in the Physical Features section of the Plan, most of the soils within Ray Township are well suited to farming use. Excessive wetness is the main limitation, and most farm areas have been artificially drained to overcome this problem. Large sections of the Township, primarily in the east and west, have been designated as prime agricultural lands by the Soil Conservation Service. As indicated in the 1987 Census of Agriculture, 71 percent of all farmers operate as part-timers. In Ray Township, they own much of their own land, but also rent additional lands. Nationwide, the typical farm averages 212 acres, while 43 percent are less than 50 acres in size. Over the past decade, the number of small farms less than 50 acres in size has increased by more than 20 percent. It is also noted that there are major woodlots and wetlands which are located in the center portions of the sections. As shown on the Natural Resource Map, they are a major part of the environment, which should be preserved. -73- �Man-Made Influences on Resources Huron Clinton Metropolitan Authority (HCMA), over the past two decades, has purchased major land acreages along the North Branch of the Clinton River. Approximately 2,000 acres of land straddling the river have been acquired. Land purchased between 26 and 29 Mile Roads is being leased for farming or is left vacant. Lands between 29 and 31 Mile Road will be developed as part of the historic village or the agricultural complex over the next 20 years. Wetzel State Park occupies a small portion of the southeast corner of Ray Township. Most of the 900-acre park will be located in Lenox Township. The park, nevertheless, protects a large portion of the East Branch of the Coon Creek. In addition to the two golf courses which are also located along the North Branch of the Coon Creek, the Township has two privately owned and operated airports. New HavenMacomb Airport is located on 90 acres of land in the southeast corner of the Township. Romeo Airport, with over 260 acres of land, has three runways and is located in the far northwest corner of the Township. There are also several overhead electrical or underground pipelines which traverse Ray Township. These utility corridors are shown on the Natural Resource Map. These corridors can affect growth patterns and should be evaluated as part of all urban · developments. Summary The growth of Ray Township will be strongly influenced by major natural resources and by man-made developments. The resources which have shaped and molded the past development of the Township include: - Rivers, creeks and streams Flood hazard areas Wetlands and Woodlots Agricultural soils and farming Gas storage fields Utility corridors HCMA recreation lands Wetzel State Park Two golf courses. Based on the Community Attitude Survey and the Goals and Objectives, the Township has elected to use these resources and facilities as the foundation for the Plan. Rural character, safe environment and natural resources have been, and will continue to be, the main elements of natural and human environment. The concept for development in Ray Township is one in which man and man-made development harmonizes and respects the more important natural environment. -74- �In Ray Township, the traditional Master Plan and the traditional Zoning Ordinance will not provide or meet the goals desired for the Township. Innovative tools and growth management will be investigated. Growth management refers to the systematic attempt by a community to guide the type, rate, location, timing and, often, the quality and character of land for the purpose of achieving carefully considered public objectives. Communities engaged in growth management try to guide and coordinate growth, rather than merely react to it. Ray Township's growth management program needs to be based on those activities over which it has considerable control: publicly-owned land and facilities and publicly-provided services. Careful planning to avoid development of key natural resources and environmentally sensitive areas will help define the Mure development options. Likewise, ensuring that the Plan is substantively rooted in clear local goals, objectives and policies for which there is broad public support will help ensure successful implementation. PRESERVATION OF AGRICULTURAL LANDS AND OPEN SPACE Farming has historically played an important role in Ray Township. The Township has long been commonly recognized as an agricultural community and remains one of the last large concentrations of farmland in Macomb County. The most direct evidence of the importance of agriculture is the amount of land currently being used for farming. Based on the Township's Existing Land Use Survey, 20,200 acres, or 87 percent, of the total area is used as farming or is vacant. Prime agricultural lands dominate about two-thirds of the Township. In addition, over 1,000 acres of land have been enrolled in the Farm land and Open Space Act. Farmland is often viewed as an inexhaustible resource, when, in fact, it is a finite one. One acre of land converted to a non-farm use is, ·practically speaking, forever retired for agricultural purposes. Other acreage is often idled prematurely because of unrealistic expectations regarding future development. The National Agricultural Lands Study, published in 1980, estimated that three million acres of farmland are lost each year to urbanization. Major demographic shifts occurring in this Country during the 1970's explain, to a large extent, this steady loss of farmland. The most significant aspect of this change was the movement of the population from metropolitan areas to non-metropolitan areas. Consider the following statistics: • Forty (40) percent of all housing constructed in the United States during the 1970's was built in rural areas. • Non-metropolitan areas gained 2.9 million people between 1970 and 1978. • The number of households in rural areas increased in the 1970's. • Employment in every major industry group increased at a more rapid rate in nonmetropolitan areas than in metropolitan areas during the past decade. -75- �.. Preserving the Township's existing agricultural lands was identified as an important land use policy in the goals and objectives portion of the Plan. Clearly, the decision of a farm household to continue farming in the future is a complex issue involving many factors that are frequently impacted by broader economic issues that are well outside of the Township's ability to either predict or control. In spite of this, the Master Plan establishes an "attitude" conducive to the continued use of land for agricultural purposes. This policy is clearly reflected in the Master Plan's goals and objectives and by the fact that nearly 18,000 acres of land have been reserved for agriculture or open space residential on the Master Plan Illustration. In the past, a variety of techniques have been used in an attempt to preserve farmland. Each has met with varying degrees of success. A summary of several techniques are noted as follows: Agricultural Zoning Any successful attempt to preserve farmland requires the ability to control the use of land, especially the encroachment of urban uses into agricultural areas. Within Michigan, the authority to control land use is vested with local governments in the form of zoning. For all its potential as a useful agricultural preservation technique, zoning more often than not falls far short of its expectations. Many agricultural zoning districts are agricultural in name only and represent little more than holding zones for Mure urban development. The ability of a local community to restrict development through the establishment of agricultural zoning districts rests largely with: 1) the exclusion, or near exclusion, of nonfarmland uses within agricultural districts; 2) the establishment of sufficiently large minimum lot sizes to discourage the development of single-family homes in agricultural areas; or 3) restricting residential lots to a maximum depth along road systems. Large lots, however, also take away more land per house, which can contribute to the loss of farmland unless lot sizes are set sufficiently high enough to effectively discourage nonfarm residential development. Minimum acreage requirements of five or ten acres are not effective in limiting the amount of non-farm development that may occur in an agricultural area. These minimum requirements may, in fact, be more wasteful of land than one or two-acre minimums. Many non-farmers who develop single-family homes in agricultural districts actually prefer five or ten-acre estates to smaller lots. The placement of a single-family home on these parcels, however, only occupies a small portion of the lot, with most of the remaining acreage not being used for any productive purpose. Large lot zoning provides open space on the individual lot, but does not provide the community with usable open space. This particular problem is compounded by the Subdivision Control Act's current subdivision regulations which do not regulate the division of land into parcels exceeding ten acres in size. This results in a proliferation of parcels which barely exceed the tenacre limit and are often long and narrow. Such parcels frequently have unsuitable access, may have limited usage, or result in misuse of prime agricultural land. -76- �•• In the Township's research to preserve agricultural land, the following alternatives were examined: Permit only residential uses which are owned or occupied by the persons farming the land. - Have minimum acreage parcels of 40 or 60 acres. - Permit one building lot of one (1) acre for each 25 acres of land. - Restrict residential lot sizes to a depth not to exceed 300 or 400 feet. - Permit open space zoning which clusters single-family residential into smaller lots on small enclaves or villages in return for permanent open space or agricultural use. - Encourage farms to participate in the Farmland and Open Space Preservation Program. There are undoubtedly other methods which could be examined to reach the goal of preservation of open space and agricultural lands. The following are methods which were analyzed in greater detail. Farmland and Open Space Preservation Program In 1974, the Michigan Legislature passed Public Act 116, the Farmland and Open Space Program. This program provides tax benefits to agricultural land owners in exchange for an agreement to maintain the land for farming purposes for a specified period of time. Parcels enrolled in P.A. 116 may be exempt from special assessments for improvements customarily associated with urban development, including sanitary sewers, water mains, or street lighting. Since the use of lands enrolled in this program are restricted to agricultural purposes, and in light of the fact that parcels may be enrolled for extended periods of time (sometimes 50 years), this program may be viewed as a "de-facto form of zoning." P.A. 116 is widely used throughout Michigan. Its success, however, relates more to its benefits as a tax relief program for farmers, rather than as a method of preserving farmland. This program has been more widely used in rural counties, where development pressures are minimal. At present, about 1,000 acres of land are enrolled in this program. -77- �.' Purchase or Transfer of Development Rights This concept involves the exchange or reassignment of the development rights of one parcel of land in an agricultural area to another non-farm parcel. This technique recognizes the value of farmland for non-farm purposes. It is accomplished by providing the farmer with the monetary benefits he would derive if his property were sold for development purposes and allows him to continue farming. These rights are subsequently applied to other areas of the community that are better suited to more intense urban uses. While this concept offers an innovative and potentially useful approach to farmland preservation, it can be complicated and expensive to implement, particularly if the local unit of government is involved in purchasing the development rights. To be successful, this type of program has to be organized to operate effectively in conjunction with the private real estate market system. Open Space Zoning The theory of open space zoning is to preserve agriculture or open space by concentrating the residential land uses in the area best suited for that use in exchange for the development rights on the remaining parcel. The farm or the open space is assured as a perpetual easement or as land that has no urban development rights. The residential area is established as a small neighborhood, rather than individual homes side by side along each country road. Each land use pays taxes based on its market value and its existing land use. The residential area is usually developed as a cluster or a site condominium project, with the individual homeowners sharing common open space and road systems. The overall density of this section of the community is not increased, but the two land uses complement each other, rather than conflict. Open space zoning offers an alternative to the present platting and development regulations permitted in the Zoning Ordinance. Specific goals to be achieved through the application of this concept include the following: - Maintain a sense of openness or maintain the rural setting; Preserve natural resources and the environment; Preserve open space; Preserve farming; Achieve a balance between farming, open space and growth. -78- �Key elements of open space zoning include: - Offers an alternative to regular residential development; There is no increase in density; Development is set back from the primary road; Natural resources and the environment predominate; The development rights on the open space or farming are owned by all parties or are a perpetual conservation easement; - The utility systems can be consolidated; - Interior or service drives may be designed to accommodate the actual demand created in that development. Residential Most of the Township has been designated in the Master Plan for residential land use. This classification provides for and encourages agriculture, open sp~ce and large lot residential. As a result of the Community Attitude Survey and based upon the lack of public water and sewer, potential water problems and the Goals and Objectives adopted by the Township, the following single-family residential lot size was established: Minimum Lot Size - 90,000 square feet Minimum Width - 150 feet Maximum Width-to-Depth Ratio 1-to-5 In the previous Master Plan and the present Zoning Ordinance, areas for agricultural preservation had a ten-acre minimum lot size, with 330-feet of frontage required. This requirement resulted in some reservation of open space, but, in general, resulted in large lots with excessive depth. Examination of aerial photos showed that most developed residential properties were restricted to the first 300 to 400 feet from the road. The remaining property was left fallow since it was not large enough for farming or there were too many parcels for any farmer to try to rent. The one-acre parcels which were previously approved were limited to the small village areas. In some cases, the lots which were platted were not developed because septic systems or wells could not be provided on these smaller lots. The major alternative to developing homes on individual lots along existing mile roads is the open space zoning concept. Open space zoning uses land use planning to achieve a balance between necessary growth and farmland or open space protection. Under this technique, houses are grouped closer together to preserve nearby farmland, open space, woodlots or wetlands. While it is similar to cluster development, open space zoning offers a significant improvement by establishing greater requirements on the size and quality of the open space that is protected. -79- �.- •~ Open space zoning would require that less than half of the farmland is lost to housing lots and streets. Lands should be developed with the residences located near woodland areas or along the frontage or side of a productive farm. Generally, the residential development would take place on the least productive land. The adjoining or remaining farmland remains in the farmers ownership, or is permanently reserved for farming or open space through the use of conservation easements or the sale of development rights. Farmers can sell parts of their farm, usually the least productive, and still remain in farming. Even if he does not remain in farming, the land can be purchased by another farmer at agricultural value (development rights have been sold), or the farm can be leased to another farmer, or the farmland can remain as open space. r • I • '. Homeowners also benefit by having the scenic and productive farmland or woodlots remaining as part of their living environment around them. Although house lots are reduced in size, views of nearby open space are guaranteed to remain free from development. To minimize conflicts which might arise between normal farming operations and residential homes, open space zoning typically contains design standards which provide for buffer or greenbelt areas or limit certain farming practices within the buffer areas. Developers and builders can also benefit from open space zoning by minimizing their development area. Allowed to construct buildings closer together, they can reduce their construction costs for land preparation and roads. Water systems can be provided for several homes and package treatment plants or larger septic systems could service small groupings or villages of residences. Permanently protected views and nearby open space make attractive selling features. Generally, market values are greater and premiums are paid for preservation of an attractive environment. Open space residential development is clearly being offered as an alternative to standard strip residential development. It is an alternative being designed and offered to promote quality residential development, preserve agricultural and open space, encourage village or enclave development, preserve woodlots, wetlands and streams, but most important, to maintain the small town or rural character of Ray Township. It is anticipated that, over the next few years, Zoning Ordinance regulations, design standards and engineering specifications will be developed to assure that these goals become development realities. The attached drawings (Illustration 18) show how a typical parcel of land could be developed. Figure A shows the existing conditions that exist for this 140-acre parcel. It is located near the intersection of two roads, has a utility easement along one side, and is bordered by woods and the river valley. The remaining figures shOV'f how the parcel could be developed as a typical subdivision, a cluster subdivision, or through the open space zoning concept. Each design progressively provides for more preservation of the natural habitat or environment, and each has the same number of total dwelling units. Each of these is a development option open to the landowner. However, the open space option provides the community and the resident with the rural setting, the open space, and preservation of the woodlands and river valley. -80- �. •• Existing Conditions l -i 40.24 Acres Total Acreage 14.45 Acres Woods 7.3 Acres Floodplain 6.9 Acres Utility Easement 4.5 Acres Homestead 113.0 Acres Farming r --1 11\cMl!!ST?:AO 55 Residential Lots 90,000 sq. ft. Minimum Lot Size 150 ft. Minimum Lot Width & 0 Acres Open Space ,I'. O Acres Farming r -I -1 1...,..1!!~ I I ~ ~--- ~~-~--~-~.... ....... I I - I L-T - - ....... . . . _ ....._ ......... ...._ ....._ L'',. . ,'. . . I I . ,__·_ I L---- ,,_,., A=+ L~/'j . Conventional Subdivision ...._ -- . . __ . ............ ....... Cluster Development Open Space Develcipment 55 Residential Lots By clustering 55 homes, about 70% of the total land arna is permanently preserved as open space, recreation, woodlands, wetlands, floodplains, ponds or agricultural use. Primary benefit is preservation of rural character and attractive home sites. 40,000 sq. ft. Minimum Lot Size 150 ft. Minimum Lot Width Preserve Open Space !Preserve Woodlands Common Driveways Illustration 18 DESIGN CONCEPTS r --1 11'>:Mem:AO I I (.=~,~~ _ :.-)-- i Iii .j ~ RAY MACOMB TOWNSHIP COUNTY , MICHIGAN RAY TOWNSHIP PLANNING COMMISSION ---- A --.::... I I ,__·__ -81- : Coouiu11iTy ~ ---~ Pl.u11iNG & MuAGOlfllT , P. C. UTicA , 11ickiGA11 �COMMERCIAL The need for retail goods and services is directly related to the number of households, disposable income levels, and the proximity of other shopping facilities. Existing retail uses in Ray Township are limited to about five separate areas. In general, they include convenience stores, gas stations and service shops. The unincorporated area known as the Village of Davis is the most concentrated retail cluster, with an antique shop, insurance office and convenience store. These facilities provide for day-to-day convenience needs. Their size and location are in direct response to the number of residents and the available market. . l . l : • The Master Plan policies limit Mure commercial to the same types of convenience centers. Existing developments could be expanded, and one new center could be located at the intersection of 26 Mile and North Avenue. · Comparison shopping will always be obtained at other centers located outside of Ray Township. A rural, open space community such as Ray Township will provide very little market demand for such services . : Convenience centers should be developed to reflect the goals of the Master Plan and reflect the rural open space community. Design guidelines for signage, parking, access, greenbelts and buffers will reflect the Master Plan goals. INDUSTRIAL Industrial development presently includes a couple of trucking operations, a cabinet or woodworking shop, two tool shops, and an ococupied manufacturing facility adjacent to the Romeo Airport. The Master Plan suggests that Mure industrial be limited to the area near the Romeo Airport and the area at North Avenue and New Haven Roads. Industrial uses need water, sewer and good transportation systems. They also tend to cluster near other industries that can provide additional services. It is not anticipated that Ray Township will provide such utilities, nor encourage such development. PUBLIC/SEMI-PUBLIC Public and semi-public uses include the Township Hall complex, Huron Clinton Metropolitan Authority lands, Camp Rotary, the two airports, the two golf courses, the cemetery, and the school site. If you include the gas storage fields as a semi-public use, almost 12 percent of the entire Township is in public or semi-public use areas. With the addition of roads at 4.9 percent, the total extends to nearly 17 percent. -82- �•• Town Center As noted in the Concept for Development, the Town Center · includes the historic Township Hall, the Library, and an active sports facility of about 15 acres. The Town Center is located on Wolcott Road near the intersection of Indian Trail Road. This Center is very attractive and functional at this time. In the Mure, it may be necessary to purchase additional lands to provide more parking space. The Town Hall was originally a church, and the improvements made to the facility continue to maintain its historic flavor. In fact, the meeting room still includes pews. The Library was originally a schoolhouse, and the renovations to that facility have also maintained its historic value. The Town Center personifies the quality and type of lifestyle existing and proposed for Ray Township. ..I • The Township Fire Hall is located about one-half mile south on Wolcott Road at the intersection of 29 Mile Road: The Fire Hall has just over one acre and a new addition to the facility completed in the past year should make it sufficient to meet future needs. The Fire Hall is located in the geographic center of the Township and access is possible in every direction. This is highly desirable since it is a voluntary force. Recreation Camp Rotary, which surrounds the Fire Hall, encompasses just less than 80 acres. The Camp is owned and operated by the Rotary Club. They provide camping, hiking and equestrian activities. If this facility is ever sold, it is anticipated that it would become a part of the Wolcott Mill Metropark. In May, 1986, the Board of Directors of the Huron Clinton Metropolitan Authority (HCMA) approved a three-phase development plan for the Wolcott Mill area, located north of 29 Mile Road. Ray Township also approved the plan which encompassed the following concepts: Phase One - Restoration and development of the Wolcott Grist Mill. Specific projects include: a. b. c. d. e. Comfort Station development Headrace and Millpond improvements Entrance Road and Parking lot Pedestrian Bridge and Walkways Water wheel and grinding demonstration. HCMA will also continue to restore the extension of the Mill, make interior improvements, restore equipment, and incorporate tools and exhibits into the learning center. -83- �.. .. In Mure years, it is anticipated that the Mill pond and backwater area will be reconstructed; a saw mill may be built; and exhibit building, millers home and other buildings of this era could be moved or constructed on site. Phase Two - Development of a working interpretive farm. The farm, located on Wolcott Road north of 30 Mile Road, will be developed as a working interpretive farm, utilizing both current and past farming techniques. The farming and agricultural practices at the farm will be tied in as part of the educational experience into the Wolcott Mill and the historical development at the Mill site. This would incorporate the two aspects of food production and processing into one interpretive program. I • Phase Three - Nature Interpretive Center, including a nature building and trails. As indicated by HCMA in their Master Plan, the development of the Wolcott Mill Metropark will occur north of 29 Mile Road over the next two decades. i • HCMA has no plans for development of Authority-owned lands south of 29 Mile Road, with the possible exception of acquiring the existing golf course. Over the next 15 years, the Authority will continue to acquire available lands south of 29 Mile Road and hold them. The owned properties will be kept in cropland, if possible. This assists in retaining the character of the Township and assists the Authority by having persons working the land. Pine Valley and Northbrook Golf Clubs both make excellent use of the North Branch flood hazard areas. Pine Valley has expanded considerably over the past few years, and is presently considering additional expansion. HCMA has indicated in its long-range plan that if Northbrook Golf Club becomes available, it would purchase such and expand it as a 27-hole golf course. Airports The Romeo Airport encompasses 268 acres of land in the most northwesterly part of the Township. The Airport serves corporate, charter, and privately-owned aircraft. There are three paved runways, with the east-west constructed to 2, 11 O feet, the crosswind runway of 4,833 feet, and the north-south runway developed to 4,260 feet. Instrument approach from the west is available. There are 100 based aircraft and eight large hangars. Less than ten percent of all based aircraft are stored outside of hangar facilities. For 1989, there were 20,41 O total operations, with 14,290 classified as local and 6,120 itinerant operations. Romeo Airport is classified as a privately-owned, public-use facility. It has a manager-operator and offers flight school, charters, maintenance, major air frame and power plant repairs, and fuel services. -84- �Romeo Airport has 2,000 feet of frontage on 32 Mile Road, which is a paved major eastwest arterial. To the west less than one mile is the extension of the M-53 Freeway. The Airport site is zoned as Industrial. Adjacent lands are developed as industrial, large lot single-family, golf course, and agricultural. Developments on the north side of 32 Mile Road include the Ford Engine Plant and several industrial parks. The location of the Airport, its industrial zoning, and the compatible surrounding land uses serve to encourage continued expansion for corporate and charter services. The Southeast Michigan Council of Governments, in the recent publication of the Regional Aviation System Plan, indicates that Macomb County is the only County in their region which does not have a publicly-owned public-use airport. One of the suggested options is to have Berz-Macomb and/or Romeo Airport acquired as publicly-owned airports. If Romeo Airport were to become the publicly-owned Transport Category Airport, it would require extension of the one runway to 6,500 feet and additional navigation technology. .. I • I • ' .. Macomb Airport occupies 91 acres on the west side of Indian Trail, between 27 and 28 Mile Roads. Indian Trail Road, as well as 27 and 28 Mile Roads, are gravelsurfaced. The Airport is owned and operated by Macomb Airways Inc., a Michigan Corporation, under a class B license by the State of Michigan as a privately-owned, public-use facility. The facility is classified by Michigan Aviation System Plan and the National Plan of Integrated Airport Systems as U4 and GU-1, respectively. Airports of these general classifications are medium utility facilities, with a paved primary and a turf crosswind runway, and are intended to respond to communities of over 2,500 population. Typically, these airports have fewer than 20,000 total annual operations and may lack all-weather operations, but would remain open throughout the year. Approximately 95 percent of general aviation aircraft types may be accommodated at this classification of airport. The Regional Aviation System Plan recommends no public development of this Airport because development to a higher level would require construction of a complete new airport on this site. Currently {1991 ), Macomb Airport has a paved primary runway {2,500 feet) and a partially paved crosswind runway (900 feet paved and 1,300 feet in turf). The Airport has 62 resident aircraft. There are 15 storage buildings (mostly privately-owned, with a lease agreement) capable of housing approximately 50 aircraft. Additionally, approximately 44 tie-down spaces are available. The Airport recorded approximately 6,000 total operations per year, with 3,900 of them being local and 2,100 itinerant. The Airport primarily serves the needs of general and sport aviation users. The Airport provides aviation fuel, has a commercial flight school and flying service, and is approved for a fixed base operator who may provide mechanical repair services. The Airport has a resident manager and a terminal building facility equipped with men's and women's restrooms. �Environmental factors which would influence future expansion include the high voltage transmission lines, the location of electric lines near the end of the runway, the two-lane gravel road, lack of storm drainage, and wetlands. Macomb Airport is located in an R-1 Residential Agricultural zoning district. Airports in this district are a special approval land use, subject to specific and general standards of the Zoning Ordinance. The philosophy and intent of this zoning district is to provide areas for agriculture and low density residential development. The minimum size residential lot is 90,000 square feet, and public sewer and water are not anticipated to be available in this area. The Ray Township Master Plan projects or envisions a rural airport which supports and relates to the community in which it is located. The total land area of the airport shall remain as it is. The Master Plan recognizes that aircraft should be stored in hangars for safety, preservation of the aircraft, and aesthetics. After much discussion with representatives and pilots from Macomb Airport, the following policies for development of the airport were adopted: • No new hangars shall be constructed along the frontage on Indian Trail Road. • The road frontage, as well as open space areas, should be improved with earth berms, plantings and trees. • Maintenance and improvements to existing buildings and hangars are encouraged. If existing hangars are replaced, the new hangars shall be located west of the existing hangars. • A reasonable growth rate for new hangars has been established to house the planes presently residing on the airport and to provide for limited new aircraft. The overall hangar growth rate is established to be similar to the growth rate anticipated for Ray Township over the next two decades. • The new hangars shall be located in the northwest quarter, west of the paved portion of the cross-wind runway. Reference is made to the Macomb Airways Inc. Airport Layout Plan, dated November 25, 1991. Future building locations are noted as area Band C and 4 and 5. The preferred concept of development would be for T-hangars, although pole construction would be permitted in areas 4, 5 and C. • Single-family residential development adjacent to the airport may be developed with individual hangar spaces for that resident, provided they have access to the runways. All future improvements must be reviewed by the Township to determine impact on the neighborhood. The rural character and the open space environment must be preserved and the residential neighborhood must have the dominant priority. Access to Indian Trail must be limited to those driveways already approved. With open space, landscaping and trees, the existing and future airport development can be compatible with the rural habitat and environment envisioned for this area. Part n of the Tall Structures Act, which was amended in 1986, permits the height of certain buildings and the placement of such within certain distances from the runways or from the airport boundaries. Future developments in the vicinity of either of the airports should be reviewed and approved by the FAA prior to approval by the Township Planning Commission. -86- �• FLOODPLAINS Floodplain areas should be preserved and kept out of development so that the stream beds can move the waters as nature intended. Stormwater runoff can also be minimized by maintaining the preservation of agriculture, open space, and recr~ation. All buildings must be kept clear of the stream bed and the floodplain. The open space zoning concept permits and encourages homes to be constructed near woodlots and streams, provided the floodway is reserved. Environmental considerations and large lot residential development should be complementary objectives, easily accommodated. ROADS Ray Township's existing road system, including land reserved for right-of-way purposes, occupies nearly 1,200 acres, or five percent of the total Township area. Future development in the Township, as envisioned by the Master Plan, will not necessitate the development of many new roads. It is anticipated that almost all present roads will remain as they are. Some roads may be eliminated as park development, or other development takes place. Subdivision or site condominium local access roads will be created to serve new open space developments. Trails off from those roads may be created to serve clusters of individual dwellings. In general, the major road network, as illustrated on the Master Plan, will not be changed. LAND USE PLAN SUMMARY The allocation of land use has been based upon the goals, objectives and policies, and the ability and desire of the community to implement the open space residential development concept. See Table 23 Master Plan Acreage Allocations. Based on the 1990 Census, the population of Ray Township increased from 1980, by 109 persons to a total of 3,230 persons. The growth rate of 3.5 percent equaled that of Macomb County and was greater than the State of Michigan. The number of housing units increased during the past decade by 122, or 13 percent, for a total of 1,075 households. The population per household dropped from 3.3 to 3.0 in 1990. The population per household is expected to continue to drop to about 2.7 persons per household by the year 2010. Over the next two decades, the population is expected to increase to 3,500 persons by the year 2000, and 4,000 persons by the year 201 0. The population increase of 9 percent and 14 percent is greater than that of the past two decades. This equates to a household increase to 1,200 in the year 2000, and 1,400 households in the year 2010. The household growth is about equal to the growth of the past two decades. -87- �TABLE 23 .J RAY TOWNSHIP PLANNED ACREAGE ALLOCATJONS ----------·---·---·---....-------···-----·----····----···--·--····-·-·· Acrea Percentage iI RESIDENTIAL 18,167.0 78.0 COMMERCIAL 20.0 0.1 15.5 351.7 0.1 1.5 I INDUSTRIAL I PUBLIC/SEMI-PUBLIC ! Airports j I Other RECREATION i :=:'· !,i ':_I. 317.9 1.4 33.8 0.1 1,465.8 j j i 6.3 HCMA Parks 900.0 3.9 i Golf Courses Other 378.3 187.5 1.6 0.8 j i:o:;o: ~:~e:o;AS I ROADS _, i TOTALS · . -. . . . . . . . . . . . . . . . . . .· - · · · • •" -• . . . . . . . . . . . . . . . . .- . . . . . . . . ._ 1.= 4.9 1,~: ::: 23,322.0 100.0· . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . -. . . . . . . . . . . . . . . . . . . . . . . 0 •, j ! ll .......... 1 The 19,000 acres shown as residential on the Master Plan Illustration, at a density of one unit per each 90,000 square feet, can easily accommodate the anticipated growth. In summary, the Township can meet anticipated housing demands and still provide the rural character, the open space environment, and the residential living patterns presently being enjoyed. There is no need to harm the environment, change the style of life, or bring in urban services to tax the residents. Future generations can be housed in a known and accepted environment following the goals and objectives established by the Township. The Master Plan provides the framework and guidelines to assure these growth patterns. The task remains to implement design standards and ordinances to achieve these goals. In the near Mure, the Township needs to create specific design guidelines and development standards. These guidelines can assist in preservation of the environment and establishing a higher quality of life. Specific design guidelines are needed for building and parking setbacks, greenbelts and buffers, landscaping and plant materials, streetscape, aesthetics, signage, road access controls, pedestrian improvements, and architectural form, scale and materials. The guidelines may become amendments to the Zoning Ordinance or just recommended design features which are suggested in site plan approval. These guidelines, together with goals and objectives of the Master Plan and continued vigilance by the Township, can assure the quality of life demanded by Ray Township residents. -88- �., . IUUBlRATION 11 THE PLANNING PROCESS INVENTORY/ANALYSIS POLICY PLANNING IMPLEMENTATION - - REGIONAL ANALYSIS >---- POPULATION ,__ - TRANS. PLAN - - ~ BASE MAP -- - LAND USE SURVEY NATURAL RESOURCES >---- ~ EXISTING ,__ LANO USE ECONOMIC BASE - GOALS ANO ,__ OBJECTIVES - LAND USE PLAN COMMUNITY FACILITIES PLAN ZONING ORDINANCE - MASTER PLAN -- - SUBDIVISION ORDINANCE CAPITAL IMPROVEMENTS PROGRAM SPECIFIC IMPROVEMENT PROJECTS I �ARMADA Q OPEN @D COMMERCIAL • INDUSTRIAL @ PUBLIC/ SEMI - PUBLIC .3 4 MILE SPACE RESIDENTIAL I I I 1L I >- 9 10 <[ ;;:: I- r-- T TOWNSHIP F FIRE HALL HALL AP AIRPORT I -....J 12 0: <[ J: • RECREATION HCMA I ?, O MILE j ,~ Ill ,i-. 18 14 15 .I J: r I),; . 0: 0 ,~ 10 z ~I 29 O< 0 2 0 I.J MILE I HURON-CLINTON METRO. AUTHORITY GC GOLF COURSE --- FL.OOO PLAIN - MAJOR ROAD - HCMA BIKE CORRIDOR PATH I- 20 21 I0 u ..J 0 ;;:: 0: lllUSmATION 20 2 8 MILE MASTER ...>- PLAN V) 29 <[ \ J: z<[ 25 :I: IV) RAY TOWNSHIP MACOMB COUNTY , MICHIGAN z :::, "' j RAY TOWNSHIP PLANNING COMMISSION z 0 35 :r z <.:> <[ :::, 0 :I: ... 0: 0: CD 0 ...;;:: 0: 26 MB TWP. MILE Co••u•iTy PIAoi11G & MuAG1•111T, P. C • VTiCA , •ichiqu . . . . . . _...,f'MCIIIACOMecow,n,._.,..._C.O...•-- • -90- �RESOLUTION OF ADOPTION RAY TOWNSHIP MASTER PLAN MOTION by: Sandra Birkenshaw SUPPORTED by: Lou Jacobs RESOLVED THAT: WHEREAS, the Township Planning Act (P.A. 168 of 1959) provides the Ray Township Planning Commission with the authority and responsibility to prepare and adopt a community-wide Master Plan, and WHEREAS, the Plan is intended to serve as a guide for the future development of the Township, and WHEREAS, notices were duly published to hold a Public Hearing on elements of the Master Plan, and WHEREAS, a Public Hearing was held on May 30, 1991 on the Master Plan, which included text and maps addressing regional location, population, physical features, economic characteristics, goals and objectives, land use plan, community facilities plan, and thoroughfare plan, in accordance with Act 168 of 1958, as amended, and NOW THEREFORE BE IT RESOLVED, that the Ray Township Planning Commission, on this date, November 25, 1991, herewith adopts this Master Land Use Plan. BE IT FURTHER RESOLVED, that the Ray Township Planning Commission shall forward this Plan to the Ray Township Board and the Macomb County Planning Commission in accordance with Act 168 of the Public Acts of 1958. Ayes: Sandra Birkenshaw, Lou Jacobs, Jim DeMar, Alvin Strauchman, Ron Steffens and Craig Christensen Nays: None Absent: None Abstained: t None I, Craig Christensen, Chairperson of the Ray Township Planning Commission, and I, James DeMar, Secretary of the Ray Township Planning Commission, hereby certify that the above is a full and true copy of a resolution adopted by the Ray Township Planning Commission on November 25, 1991. Chairm , Secretfui, � 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 Ray-Twp_Master-Plan_1991 Creator An entity primarily responsible for making the resource Ray Township Planning Commission, Ray Township, Macomb County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-11-25 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for Ray Township was prepared by the Ray Township Planning Commission with assistance from Community Planning & Management, P.C. and was adopted on November 25, 1991. Contributor An entity responsible for making contributions to the resource Community Planning & Management, P.C. (consultant) Subject The topic of the resource Master plan reports Ray 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 https://digitalcollections.library.gvsu.edu/files/original/2b49d5b3b6be2ca713f8ab481432f023.pdf 7af1a51513bb84cc23830fef89ae11e2 PDF Text Text PUTNAM TOWNSHIP MASTER PLAN Adopted May 8, 1996 Planning Commission Ron Kleinow, Chairman Frank Gazdecki Bernard Heenan Richard Bennett Aaron Reavis Assisted by Carlisle/Wortman Associates, Inc. 111 North Main Street Ann Arbor, MI 48104 �- • • • • • -• PUTNAM TOWNSHIP LIVINGSTON COUNTY, MICHIGAN Memorandum of a Resolution adopted at a regular meeting of the Planning Commission • of Putnam Township, County of Livingston, Michigan held in the Township Hall, on May 8, 1996. PRESENT: Kleinow, Gazdecki, Heenan, Bennett, Reavis ABSENT: 0 The following preamble and resolution was offered by Commissioner Heenan . WHEREAS, the Putnam Township Planning Commission recognizes the need to formulate and adopt a Township Master Plan including establishment and support of a Land Use Plan as described in this document NOW, 1HEREFORE, BE IT RESOLVED that: (1) The Putnam Township Planning Commission hereby adopts the Master Plan including the Land Use Plan and Land Use Map. (2) A certified copy of the Land Use Plan portion of the Plan be forwarded to the Livingston County Planning Department for filing. (3) All resolutions and parts of resolutions insofar as they conflict with the provisions of this resolution be and the same hereby are rescinded. AYES: NAYS: 0 RESOLUTION DECLARED ADOPTED RON KLEINOW, Chairman Planning Commission FRANK GAZDECKI, Secretary Planning Commission �TABLE OF CONTENTS I. • • • I n t r o d u c t,i o n .......................................................... . 1 What is Planning .................................................... . How is the Plan to be used ........................................ . I I Studies ............................................... . 3 Populatio~ ......... ·: ·: ·: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Commumty Fac1bt1es........................................ ........ Natural Re.source Inventory and Capability...................... 3 10 III. Goals, Objectives, Policies..................................... 23 IV. Master Plan .......................................................... . 29 I...and Use Plan ...................................................... . Circulation Plan ..................................................... . 29 35 V. Implementation......................................................... 36 Programs. Policies and Action..................................... 36 II. Background 14 �• • • • • • • • I INTRODUCTION / �• • • • • • • INTRODUCTION What is Planning? Planning is a process which involves the conscious selection of policy choices relating to land use, growth and development. in the community. The Master Plan is the only official Putnam Township document which sets forth policies for the future of the community . The Township Planning Commission derives its authority to prepare a Master Plan from the Township Rural Zoning Act, P.A. 184 of 1943. The Act states: Section 3 . The zoning ordinance shall be based upon a plan designed to promote the public health, safety, and general welfare; to encourage the use of lands in accordance with their character and adaptability, and to limit the improper use of land; to conserve natural resources and energy; to meet the needs of the state's residents for food, fiber and other natural resources, places of residence, recreation, industry, trade, service, and other uses of land. The Township Planning Commission shall adopt and file with the Section 7. Township Board recommendations as to a zone plan for the unincorporated portions of the Township as a whole which plan shall be based upon an inventory of conditions pertinent to zoning in the Township and Section 3. How Is The Plan to be Used? The Plan serves many functions and is to be used in a variety of ways: 1) The Plan is a general statement of the Township's goals and policies. It provides a single, comprehensive view of the community's desires for the future. 2) The Plan serves as an aid in daily decision-making. The goals and policies outlined in the Plan guide the Planning Commission and Township Board in their deliberations on zoning, subdivision, capital improvements and other matters relating to land use and development The Plan provides a stable, long-term basis for decision-making which will provide a balance of high and low density housing, commercial, industrial and agricultural land use and an orderly process for land use planning. Putnam Township Master Plari Page 1 �.. • • 3) The Plan provides the statutory basis upon which zoning decisions are based. The Township Rural Zoning Act (P.A. 184 of 1943, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. It is important to note that the Master Plan and accompa.Qying maps do not replace other Township Ordinances, specifically the Zoning Ordinance and Map. Zoning is only one of the many legal devices used to implement the Master Plan. • • • 4) The Plan attempts to coordinate public improvements and private developments. For example, public investments such as road or sewer and water improvements should be located in areas identified in the Plan as resulting in the greatest benefit to the Township and its residents. 5) Finally, the Plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the Township's direction for the future. In summation, the Putnam Township Master Plan is the only officially adopted document which sets forth an agenda for the achievement of goals and policies. It is a long range statement of general goals and policies aimed at the unified and coordinated development of the Township. It • • • •Ill helps develop a balance of orderly change in a deliberate and controlled manner which permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made . ) Pulnam Township Master Plan Page2 �.. • • • • • • • • • • • II BACKGROUND STUDIES Population Community Facilities Natural Resources Inventory and Capability �• POPULATION Less than 60 miles from downtown Detroit, Putnam Township offers residents a balance between protected open spaces, rural living, and newly developing rural/suburban neighborhoods. As • • •II • • • • • • development continues , to move further away from Detroit, the outlying counties in the southeastern portion of Michigan are witnessing a population boom. Livingston County grew in population more than 15% between 1980 and 1990, and is growing even faster in this decade. As Table #1 shows, Livingston County is clearly the fastest growing area in the region. TABLE 1 PUTNAM TOWNSHIP f21111lill211 ~QIIDlI Persons Per Occupied Housing Qi:i:11»1!:d H211~IDI: !.!1111:i ll.D.ll ,., April I, 1990 July 1, 1993 Change % Number 115,645 125,523 9,879 8.5% 717,400 732,675 15,274 133,600 136,886 3,285 1,083,592 1990 1993 1990 July I, 1993 Change Number % Livingston 2.94 2.88 38,887 43,126 4,239 10.9% 2.1% Macomb 2.68 2.62 264,991 277,739 12,748 4.8% 2.5% Monroe 2.84 2.78 46,508 48,705 2,197 4.7% 1,133,993 50,400 4.7% Oakland 2.61 2.62 410,488 428,991 18,503 4.5% 145,607 151,712 6,104 4.2% SL Clair 2.73 2.71 52,882 55,608 2,726 5.2% 282.937 289,918 6,981 2.5% Washtenaw 2.50 2.46 104,528 109,410 4,882 4.7% 2,111,687 2,090,160 -21.527 -1.0% Wayne 2.67 2.63 780,535 783,639 3,104 0.4% 4,590.468 4,660,867 70.396 1.5% Re ion 2.66 2.63 1,698,819 1,747,217 48,398 April l, 2.8% Source: U.S. Bureau of the Census Putnam Township is currently growing at half the rate of the overall county . As Table #2 shows, Putnam has already witnessed explosive growth rates. In the 70s, the township grew at an impressive 74% in total population . Putnam Township Mastu Plan Page3 �• • • • • • • • • • • • • • • TABLE2 PUTNAM TOWNSHIP POPULATION: HISTORICAL PROFILE (1920-1990) (Source: Livingston County Planning) Population 5000 1920 1930 1940 1950 1960 1970 1980 1990 For Putnam Township to avoid being another community walled in by urban sprawl, it is vital to define the land uses, services, and overall elements of community character that are important to preserve the rural atmosphere. Change is inevitable. It is how change is managed and facilitated that determine whether Putnam Township will continue to be the attractive community it is today, and why many newcomers are deciding to call it home . It is for this reason that a Master Plan, complete with background studies, citizen based goals and objectives, is formulated and enacted. It is a continual process that attempts to inform citizens of trends affecting their community and region, and hopefully allows for carefully management of the decision making process for growth and change within the township . Regional Setting Located on the southern border of Livingston County, Putnam Township is 14 miles Northwest of Ann Arbor, 45 miles west of Detroit, and 45 miles east of Lansing. The main access road to Putnam Township is M 36. 12 miles to the east, is US 23, and 6 miles to the North is Interstate 96 . Putnam Township has seen steady growth in total population in each of the last three census counts. There are two major factors that help to explain Putnam Township's population growth; Developable Land The majority of developable land (which does not include recreational holdings) in Putnam Township is either vacant, agricultural, or is contained in large lot holdings. With this arrangement ofland, growth can continue at its current rate for many years to come. Putnam Township Masta Plan Page4 �Youn~ Population • The average age of a resident in Putnam Township was 27.14 in 1980, 31.8 in 1990, and is not expected to rise much if any in the coming decades according to SEMCOG small area forecasts. While forecast are not always right about the exact numbers, the tends are usually correctly identified. Compared to' many of the older established communities closer to Detroit, Putnam's average age is relatively youthful, more than a full year less than the county median. By comparison, many older communities in Wayne County, are expected to have an average age of over 38 by the year 2010. There are two factors influencing the relatively young median age. As a developing area, Putnam offers affordable housing options to first time home buyers. In tum the first time home buyers are often young families who have children. The combination of younger homeowners, and children, leads to a youthful median age for the Township . • • • • • • Development Patterns / Location As Table #3 shows, the Livingston communities furthest from Detroit have shown the greatest growth rates in the last three years. Communities such as Handy Township and Iosco Township had less than 3000 residents in 1990, and are just at the beginning of a new growth curve. However, the communities closer to Detroit, with major highway access, have the greatest gains in total population growth. Brighton Township, Green Oak Township, Hamburg Township and Genoa Township each gained more than a thousand new residents in the last four years according to SEMCOG estimates based on occupied housing units. PUlnam Township Master Plan Page5 �• • • • • • • • • • • • Putnam Township is different. It does not have major highway access other than M -36, yet has already experienced significant growing pains. The Township is strategically located halfway between Lansing and Detroit. Toe Township is close enough for visiting offices in either city but far enough away to offer a rural lifestyle. The Village of Pinckney also acts as a focal point for area population. The Village bas seen growth rates in excess of 15% and will be a factor in the continued growth of tJ.ie Township. As surrounding communities continue to grow at rates of 20% and more, development pressures will increase in Putnam Township. As Americans continue to move to more rural settings, and are willing to commute longer distances, Putnam will continue to grow . TABLE 3 PUTNAM TOWNSHIP POPULATION BY REGION (Source: U.S. Census) 1980 1990 % Change Putnam Township 4253 4580 7.7 Village of Pinckney 1390 1603 15.3 Brighton Township 11222 14815 32.0 9261 10820 16.8 Green Oak 10802 11604 7.4 Hamburg 11318 13083 15.6 Iosco 1436 1567 9.1 Marion 4754 4918 3.4 Unadilla 2874 2949 2.6 100289 115645 15.3 Genoa Livinszston Co. Other Factors Working against the growth in population is the nation wide trend of fewer persons per household (pph). In Putnam Township, the pph count has dropped every year it has been measured, either by the U.S .. Census, or SEMCOG counts. Table #4 shows that between the last two full census counts, the pph has dropped from 3.17 to 3.0, a 6% decrease. It may not seem significant, but for every 1000 households, there are 170 fewer people living in them today as compared to 1980. Current estimates show on average fewer than 3 persons per household within the Township. By the year 2010, the pph for Putnam Township is expected to drop to 2.5 pph. Pianam Township Mas~r Plan Page6 �• • • • TABLE4 PUTNAM TOWNSHIP POPULATION: PERSONS PER HOUSEHOLD (Source: U.S. Census and SEMCOG) Persons 3 .17 3 .2 3 .1 3 2 .9 2.8 2.71 (Forecast) 2 .7 2 .6 2 .5 2 .4 1995 1990 · 1980 While fewer people will be living in the new homes being built today, more people are moving into the community than are lost by the decreasing pph. Chart #5 shows the building permit activity over the last eight years. Tracking the type and number of building permits is a reliable method for determining population trends. Putnam Township has had a steady number of units constructed every year. There have been no sudden jumps or calm periods which suggests that a consistent demand should continue. TABLES PUTNAM TOWNSHIP BUILDING ACTIVITY 1987-1994 (NEW RESIDENTIAL UNITS) (Source: SEMCOG) 60 50 40 30 20 IO 0 1987 1988 1989 1990 1991 1992 1993 1994 Population Projections The forecasts of population, in spite of the limitations surrounding the forecasting process, fonn key elements in the process of preparing a general development plan for Putnam Township. The forecasts establish the range of needs, in terms of people, land areas, and facilities which must be planned for. The forecasts indicate the magnitude of change which a community can reasonably P111nam Township Master Plan Page7 �• • • • expect to face as well as those elements in the community's structure likely to undergo pressures on capacities and for which expansion or replacement can be expected. Population and housing projections are reflected in the following tables. Three methods were used to project future population. This includes average growth rate, recent construction, and SEMCOG Small Area Forecasts. Each projection method is indicated in Table 6. TABLE6 PUTNAM TOWNSHIP COMPARISON OF POPULATION PROJECTION METHODS 7000 6000 5000 represenis range of forecasting methods . 4253 4000 3000 2000 1000 0 1960 1970 Average Growth Rate Method 1980 1990 2010 2000 SEMCOG Recent Construction Forecast Forecast Alternative Population Projections Putnam Township, Livingston County Average Growth Rate Method Recent Construction Forecast SEMCOG Forecast 4580 4580 4580 (actual) (actual) (actual) 2000 5616 5727 2010 6652 6873 5634 6985 1990 1. Average Growth Rate is based on average population growth in ten year intervals from 1960 to 1990. Puznam Township Master Plan Page8 �2. Recent Construction is based on the average rate of building pennits granted between 1987 and 1993. The annual average rate of residential building permits (41.7) is then multiplied by the average number of persons per dwelling unit (2.75). The product is the number of new persons that can be expected each year by way of new construction (114.675). 3. SEMCOG Forecast - Based on SEMCOG Regional Development Forecast -- Version '89 1980-2010. • • I • •Ill Ill Ill Ill - TABLE7 PUTNAM TOWNSHIP TOTAL HOUSEHOLDS FORECAST (Source: SEMCOG) 2,830 3000 2500 2000 1500 1000 500 0 1980 1990 2000 2010 TABLE S PUTNAM TOWNSHIP HOUSING VALVES (MEDIAN VALUE $84,300) (Source: U.S. Census - 1995) 800 733 700 600 500 400 300 200 100 21 6 150,000- 200,000- 300,000 199,999 299,999 + 0 0-49,999 50,000- 99.999 Putnam Township Master Plan 100,000149,999 Page9 �• • • •Ill COMMUNITY FACILITIES Fire Service The Putnam Township Fire Department has 27 trained, paid on call firemen, with an additional 10 apprentices on call There are three pumps and a full complement of emergency equipment that t travels with each responding squad. The majority of calls have been reached within 10 minutes. In the last year, the fire department responded to 330 calls, of which 30 were emergency related. The Township is also serviced by both the Livingston County Mutual Aid, and the Washtenaw Mutual Aid service for backup. These services offer combined fire and emergency capabilities. While current capabilities fall within accepted, Insurance Standard Operations (ISO) standards for response times in rural areas, the Township is considering the purchase of a new fire engine in order to replace aging equipment and to better respond to Township growth and changing needs . It may also be necessary for the Township to acquire land for a future Fire Hall if or when population increases warrant additional services. Schools Over 95 % of the township is serviced by Pinckney- Putnam Township School System. The remaining portion, a small section on the northern boundary is serviced by Howell Public Schools. As of 1994, there were 3951 students in the Pinckney system, as compared to just 3425 in 1990, and 3709 in 1979. Two schools are currently located within the Township. These are Farley Elementary, located on Farley Road just north of M-36 and Village Elementary, located on the west side of the Village. A $5,000,000 bond issue was passed in 1991 for the upkeep and addition of needed educational space. A middle school is expected to be built in the Township in the next few years in order to accommodate anticipated growth in the School District Police Putnam Township is served by the Pinckney Police Department under agreement between the Village of Pinckney and the Township. There are 2 squad cars that are on an annual maintenance plan. To date, the Police Department has been responsive to the Township's changing needs and has provided excellent police protection for Township residents. Open Space The state of Michigan owns over 3,400 acres, or approximately 15% of all land areas within Putnam Township. Due to this vast area of public land, the Township is limited in the amount of land available for development and also restricted in the amount of property truces available to expand community facilities. The bulk of State lands are contained in two units, Pinckney Recreation.µ Area and Gregory Game Area. The Pinckney Recreation Area. covers over 10,000 Putnam Township Master Plan Page 10 �• • • • • acres in all, spanning lower Livingston County and Northern Washtenaw County. While pans of the recreation area offers traditional park activities such as hiking, shuffelboard. basketball, ball fields, camping at sanctioned campgrounds, and water sports on more than 3 lakes, the vast majority of State Recreation land within the Putnam Township remains undeveloped. The off road biking trails have been cited by Outside Magazine as one of the best trails systems in the country. • Table 9 charts the growth in attendance to the park in the past few years. TABLE 9 PINCKNEY RECREATIONAL AREA ANNUAL ATTENDANCE l28i 1286 12.81 128.a 12.82. 521,400 512,200 642 500 627,500 537,500 .l22Q 592 000 .1221. 734 700 .1222 1223. 677,800 735,500 Source: MDNR Gregory Game area offers Putnam Township residents a completely different natural experience. Game area lands in Michigan are purchased through hunting and fishing licenses. and a 11 % excise tax on hunting equipment. At approximately 740 acres, the Gregory Game areas mission is to provide wildlife and habitat restoration, while providing regulated and controlled hunting options. There are no maintained trails, and only one boat ramp on Duck Lake to preserve the extensive wetlands surrounding the lake. Camping is permitted, but only between October 1 through April 1. No off road vehicles, dirt bikes or horses are permitted within the game area lands. The recent sightings of a bald eagle and a osprey in the last year are testimony to the successful management of the Gregory Game area Traffic Table # 10 lists the most recent traffic information available from the Michigan Department of Transportations, and the Livingston County Road Commission. Altogether, Putnam Township has almost 70 miles of roads, of which more than half are classified as County Local As of March 1995, almost 70% of Putnam Township's roads were still gravel. M 36 accounts for almost half of the paved mileage within the Township. Putnam Township Masur Plan Page 11 �• • • • • • 1111 TABLE 10 LIVINGSTON COUNTY ROAD COMMISSION 24-HOUR TRAFFIC COUNTS FOR PUTNAM TOWNSHIP Roadway uarwtn Darwin DmwlD t: t: t: 1->arwtn w Dmw!D w w t: Darwtn l)afwrn l>eXLef·t'IDCIUJCV uuter-l'lnclaley o.-ner-Prncl:Dev JeXter · Prnc.niev L>erter-Plncrnev ~ner-Plnclm"" ''-•let·t'lDCIUlCY DUI.et· t'l llCDl ey D.extet•l'lnCILiley Dextet-·1 OWWliill t-arlev l'•lev l'arlev l'arlev Farley Farley Glenorool: Glenbrool: HowclT J:lowell t'allerson Lile nwerson LUC LaXC N uarw1.n p 1Jarw1n LJ3TWUl p 1m 1 ,o :s :s :s adv adv 11oadv oyle M•JO 8 t' I' L L L L L L 6 7 0 8 0 6 6 6 6 :, p p p 6 SI 9 w 1.-caar tnc p 6 N N J.J'a!'wlD t' b L>alw n u leoorook ulenorook. ulcobrook. lilcnbrool: t' b p p I' (> N w w p p p p (> (> (> :s .~,er p p b b :Swmu,oU! p (> ::,wMu10Ut ~Waru.10Ul p t' 6 l:lur2i'ess t' ~•er I' I' I t'IDCl<:Dcv L L 6 l'lD :rec t: t: t'lD!(TCC M-36 I 7 L L 0 L L L L 0 llo1aav w ~"C'·l'lncl<:.Dev :, --ll .... 1'1ncl<.nev 1'1nc~nev >,o.xter-Ptncknev :;.07 I :1811 1,,,,.., p 1,,. .. I >68 I 153 I 75 I 118 I 1118 / 3:i.56 1,.,,.., 1118/ 11111) 198/ , T8 3.l:24 4711 111':I;) 11181 I ':18 I 111114 L t. t. /4 :;u.n ;, 16 J';l:,V-llflf,/, t. w - 1 w Swartnout Swarthout Swarthout ,39 6 7 t'lDC<""V V ,11aoc r:,r CV M•.;¢ 100 t,19 2 ,U) IYY.J p Ku >OD t39 (> p s I 118 I I 1111.l 11111) I ':Ill) i:,:,v KUSO Lake N 4)9 (> Kush Lake :s :s j36 ':181 b b :s N ':181 6 N l'l.n= lllli&OY Joma I p l' l' nwersonT;;.c Pincl:ncv P,ncknev P10cl:nev P1ncknev Pinckney Pu,cl:.nev P1ncl:nev s~ (> p Knollwood !<.DOIIWOod Joma Lal<:e 4 /3 b !Oma Spears ,13 p t: t: ;1 ;,r,/J t'ancraon Titte s s 2-Way ,4 I I t' t' p :s :s Y.ll.t I 0 t' t' w ee 6 r.wcnon I Ake w Yu: L, uar~10 uar~rn t'llllenon Lalr.c t'IDCIUJCY Month .I..oW ue:uer-l'lnclrne uexter•l'lncae .,uter•l'lncl<lle uexter•Pincl<I e UCXlet·l'lDClrne uex1er-Pt ncirne Llle r.onerson Lllc nwerson nwerson Lake t'Bllerson La t'llltetsoD ~ N N N N N N N t'merson Crossroad Dlrectlon 400 368 i89 lSo 93 11..l I j 11/111 ltil 0 l':I I 6 13 I 6 6 71 139 J:,yu ,55 Class L= Local P- Primarv The busiest roads within the Township are the Township's paved thorofares. This includes M-36, Dexter Pinckney, D-19, and Patterson Lake Road. Traffic is at times especially busy on M-36 and will someday require re-design if traffic volumes continue to rise. Other Township primary and local roads will also need repair and improvement. Shortage of funding by the Livingston County Pumam Town.ship Master Plan Page 12 �Road Commission and township revenues place severe limitations upon road improvement expendirures. Nevertheless, many existing roads are in disrepair and as traffic values rise, funds will be needed for necessary improvements. •Ill • • • • The Patterson Lake Bridge replacement represents one of the few major planned traffic improvements within the Township. It's currently status shows it to be in the design stage. • Economic Base The State F.qualization Value (S.E.V) is a commonly used index to chart a community's growth. Table 11 shows the S.E.V. for all Personal and Real property . TABLE 11 STATE EQUALIZED VALUE PERSONAL AND REAL firu: 1990 1991 1992 1993 1994 1995 To1aJ. % Chanee Year Before 91,153,157 100,943,759 104,108,565 123,816,249 129,479,535 138,046,200 10.7 3.1 18.9 4.5 6.6 Source: County of Livingston 1994 F.qualization Analysis Putnam Townsmp Master Plan Page 13 �NATURAL RESOURCES INVENTORY AND CAPABILITY The natural environment of Putnam Township offers both opportunities and limitations on the type and extent of future development Certain areas are unsuitable for septic systems, unstable for • • • • • • • I building foundations, poorly drained and susceptible to flooding. While these factors place restrictions upon development, other natural resource factors present opportunities for t development It is helpful to examine these natural resource factors in detail to detennine both the opportunities and constraints to future development This examination involves an inventory of resource factors, and a determination of the capability of the natural resource base to support future development Soils Pumam Township sewage needs are served by septic fields. Because of the reliance of septic systems in the Township, soils become an important element in the location of future land uses. Land uses which produce large volumes of sewage are not compatible with septic systems (i.e., large multi-family residential development and heavy industrial uses). In order to minimize construction costs and risks to the environment, it is desirable for future development to be constructed upon sites with suitable soils. Poor soils present problems such as poor foundation stability and septic field failure. The three major soil characteristics considered in the analysis of soil conditions are drainage, foundation stability, and septic suitability. Also considered is site topography. Grades exceeding twelve percent have been detennined to be unsuitable for septic fields in this part of Michigan. The Livingston County Soil Survey provides a soils map showing the generalized areas of suitable and unsuitable areas for septic field disposal. The unsuitable areas contain high concentrations of • clays and/or organics. Many of these areas are also inundated by high water table or may also considered to be wetlands. The suitable areas are favorable for septic field use and offer good percolation because of high concentrations of sands and loamy sands. About one third of Pumam Township's land is unsuitable for development The unsuitable portion is evenly distibuted throughout the Township. Sections 16, 17, and 18 seem best suited for higher density development due to existing soil conditions and proximity to M-36. The overall land capability pattern of Pumam Township suggests a continued rural density for all other sections. The Table provided below lists the soils that have serous limitations for septic field location in theTownship. Puinam Township Mastu Plan PageU �SOIL LIMITATIONS FOR SEPTIC FIELD LOCATION (Severe Limitations) Boyer-Oshtemo BTE,BTF Breckenrid_ge Bv By Brookston Carlisle Cc Colwood Cr CvA, CvB, Conover CxA Edwards Ed FrE, FrF Fox-Bover Gilford Gd Hillside HiE Houghton Ho Lamson Le Linwood 1m Locke LoB Metamora MiB MoE,MoF Miami Minora MwB Pewamo Pc Rifle Rf Sebawa Se Tawas Tm '• • • • Groundwater Putnam Township, outside of the Village area, relies completely on private wells for drinking water. According to an official at the Livingston County Environmental Health Department, wells are on average between 60 - 100 feet in depth in the Township. Environmental Health reported no unusual problems regarding wells in either water quality or quantity. Protecting groundwater should be a high priority in Putnam Township. The most effective means of groundwater protection is prevention and education. A groundwater education program for Township residents and business owners should be established to emphasize the importance of groundwater and to outline methods of protecting this resource. This is especially important for commercial and industrial sites which could store or use chemicals which if improperly used, could damage underground water supplies. Other methods for groundwater protection are included in the Wetland Protection Study developed by the Huron River Watershed Council. Sites of environmental contamination threaten groundwater supplies. There are no contamination sites identified by the Michigan Department of Natural Resources (MDNR) in Putnam Township under the P .A 307 listing. Purnam Township Mastu Plan Page 15 �• • •II .. • I II II - Slopes The surface geology of the Township was formed 10,000 to 12,000 years ago when glacial activity deposited rock, soil and large blocks of ice. The ice blocks embedded within the soils eventually melted and left depressions which are today's lakes and interconnecting creeks. Areas that contain severe slopes and ravines should remain undisturbed. These areas should be viewed as natural and aesthetic open space areas. If development should occur, sensitive site planning would be required along these slopes to prevent soil erosion. Care must be taken to ensure that extensive grading is minimized and to ensure that other natural features such as vegetation and topsoil are retained. The Township's topography ranges from 859' to just under 1100' above sea level. The majority of hills, found in the southwest section are preserved in the Pinckney Recreation area and University of Michigan Lands. Most of the Township has gently sloping land at an elevation between 930' - 950'. Wetlands and Floodplains Currently the Township relies on the Wetlands Protection Act for the regulation and preservation of wetlands. The Wetlands Protection Act 203 of 1979 was developed by the State of Michigan to institute stringent rules for any development within· wetland areas. The Act regulates; filling, draining, dredging and construction within any wetland area. Wetland soils have a frequent presence of water saturation. They also contain heavy concentration Putnam Township Master Plan Page 16 �of organic material such as peat, marl and decomposed vegetation. These soils are unsuitable for development but are important for supporting wetland vegetation and fish and wildlife habitat. They are also valuable for filtering sediment out of groundwater run off. Putnam Township contains numerous areas of regulated wetlands. These wetlands have been IIJI • • • • • • • • • identified by the MDNR and the U.S. Fish and Wildlife Service. Development is discouraged in wetland areas. The wetlands map provided should be used to help guide development decisions, however, actual wetland location determinations will be required on a site by site basis. The wetlands include all areas inventoried as wetlands in the Michigan Resource Wormation System (MIRIS). These wetland and floodplain areas are illustrated in Map 1. Honey Creek, a tributary of the Huron River. and its associated floodplains, bisect the Township from the northwest to the southeast Generally, floodplains are located adjacent to the many lakes, Honey Creek, and the Portage River. Approximately twenty-five percent of the total land area of Putnam is classified as wetlands. This estimate includes all water bodies such as creeks, lakes, and rivers . P111nam Township Master Plan Page 17 �•t • • • • SHAFEI\ RO . . . .. . LEGEND ■ Wooded SPEARS RO . ■ 18 17 • . □ □ Shrub. Scrub Aquatic Bed, Emergent Hydric Soils -,- I I I :~~ 24 28 WETLANDS Putnam Toyvn.shi~ Livingston County, Michig~ �ii I I I Land Capability The development capability of lands within Putnam Township is illustrated in Map 2. This map is a composite of the following natural resource characteristics: soils which pose serious limitation to septic field development, and areas characterized as wetlands and floodplains. The Land Capability Map offers a generalized indication of which areas within the Township are most capable and least capable of supporting development based on the above mentioned natural resource characteristics. The Land Capability Map is useful for general planning purposes; however, detailed site-specific inventory and analysis information should be required for any proposed development plans. FIGURE 1 LAND CAP ABILITY ANALYSIS Poor Soils for Septic Fields Floodplains & Wetlands Land Areas Least Capable of Support Development The above referenced chart (Figure 1) shows how the land capability is developed. The map is produced from a series of overlays which maps development constraints including poor soils, floodplains, and wetlands. The end result is a composite map showing land areas least capable of development and land areas most capable of development Pianam Township Master Plan Page 19 �II II II II II II ii II LfGENP D Land Areas Most Capeble oC Supporting De..elopmenC ~ Land Areas Least Capable of ~ ~ De~IMIOI -II II II II ii II II II II - \ LAND CAPABILITY . . Putnam Toyvnship L1v1ngston County, Michigan ...---- r:1-[7"0 ,.,..,. .................. ...... a.-.-, .......... ~ ...... �Existing Land Use Existing land use is presented on Map 3. This provides an inventory of existing uses as established from both aerial and in the field sources. The category of land uses include: • • • • • •II - Single Family Residential - Multi Family Residential - Commercial and Office - Institutional - Industrial and Industrial Parks - Transportation/Communication Utility - Cultivated Land - Grassland and Brushland - Open Wetland - Wooded and Wooded Wetland - Water - Extractive and Barren Land The majority of lands within the Township fall within the cultivated land category and the wooded and wooded wetland categories. This would attest to the large percentage of open space within the Township under public (MDNR) and private control. Single family residential use also occupies a significant percentage of land use especially within the M-36, D-19, and Dexter-Pinckney road corridors. II II II Ill Ill Ill P111nam Township Master Plan Page21 �11.11.••······ - ~ • "t!'JJ!AS.,' •---- I \I ·-=·•·--'-·--' '.'!•h'--,.IJ ' I Single Fn111ily llcsirfe11ti.1f (inclucii110 111~hile homes) lffll Mulliplt• I ,11n1fy 11, .. .1d1•11t11il fll Commercial nnd Office I ! lns titut1011;i/ m lndus trinl and Industrial P;irks ■ T ranspor tation/Co111rn u n1cation ill tility I ] Cu lt ivated Land !'l Grosslnnd and 8rusl1lnnd [_/ Open Wctlnnd ■ W ooded and Wooded Wetl,md ['l [. W;iter / Extractive and Barren l,rnd H:1;, .: 1990 LAND USE I Putnam Townsh ip Livingston Cou nty ii ., r,, f .,; ( arhsle ASSC'ICl.:l\e~ In( 111 NMh Main $!reel Ann Amo, . M ,ch•Q.10 Commumly Planners and Landscape A1c1,,IecIs SOU'1CE SEMCOG �• • III GOALS, OBJECTIVES, POLICIES �GOALS, OBJECTIVES, POLICIES In terms relevant to community planning, goals, objectives and policies give the Master Plan the philosophical guidance it needs to address the present issues and advance plans into the future . • They are defined as follows: Goals are overall broad statements that provide a focus for future discussions. Policies are very specific, action-oriented statements that would help a:hieve the goals and objectives. Policy statements provide justification to revise or draft new ordinances or regulations or finance specific capital improvements. The goals and policies were developed during work sessions with the Putnam Township Planning Commission which focused on local planning issues and established the purpose for the Master Plan. Policies, developed separately from the goals, are a listing of issues restated and organized under each goal (purpose) statement The goals and corresponding policies are presented below. GOALS The following statements reflect the primary goals of Putnam Township: The Township shall strive to maintain the rural residential character which contributes to making the Township a desirable place to live, work, and play. The Township shall plan future land uses to be compatible with the natural characteristics, and the long-term needs of the community. New development shall be well-planned, complement existing development, and conserve limited natural resources. The Township shall foster the rural residental opportunities within its boundaries which provide an attractive setting for residents, and which is compatible with the needs and comforts of the residents of the community. The Township shall coordinate growth with the Village of Pinckney, and develop land use arrangements which compliment existing uses within the Township and Village. Residential Goal To guide the development of the Township in a manner which will create, preserve and enhance the living environment of the existing and future residential areas of the community. PuJ,wm Township Master Plan Page23 �Policies 1) Promote the development of a variety of housing types and residential living environments based on a sound balance within the community. 2) promote quality single-family housing at a low and moderate density which will maintain the rural character of the community. 3) Provide sufficient open space to serve each dwelling unit either through generous yard spaces and setbacks or common open space areas. 4) Restrict medium and high density residential development to areas currently served by public sanitary sewer and water systems or to areas in close proximity to the Village of Pinckney. 5) Encourage a high percentage of home ownership and permanent housing types. 6) Separate single-family and multi-family residential areas from nonresidential uses. 7) Restrict multi-family residential districts and mobile home parks to locations which have direct access to major thoroughfares. 8) Discourage haphazard lot splits which result in long narrow parcels or parcels with substantial amounts of undeveloped land to the rear unless the low density residential development is consistent with other standards and ordinances of the community. A maximum lot length to lot width ratio of 4:1 is recommended. 9) Require that a substantial buffer or landscape planning be provided between residential areas and conflicting land uses such as commercial or industrial facilities. 10) Discourage the development of high density residential projects which will have a negative impact upon schools or existing tax base. 11) Encourage the use of a cluster housing option or planned unit development for parcels which contain natural features such as woodlands or wetlands. 12) Propose low density land uses in areas where natural resource conditions are least capable of supporting development .Purnam Township Mastu Plan Page 24 �• 13) Propose medium density and high density residential uses in natural resource settings which are capable of supporting development 14) Consider a cluster housing option to promote the protection of open space and to offer an alternative to inefficient large lot splitting. Rural Preservation Goal The Township shall maintain the rural character and preserve the local characteristics that contribute to a viable, stable, open space. It shall be the Township's responsibility to encourage the retention of open space as a means to retain the rural character of the Township . 1) The Township shall identify prime agricultural lands and prime agricultural soils in an effort to preserve and retain agricultural use. 2) The Township shall discourage non-agricultural development of important resource areas such as wetlands, woodlands and floodplain areas through the Master Land Use Plan and Zoning Map. 3) The Township shall regulate lot splits and maintain the Township's Private Road Ordinance. 4) The Township shall promote the enrollment of Public Act 116, Farmland and Open Space Agreements Lakes and Waterfront The Township's inland lakes are a significant Township resource and shall be protected from sources of degradation. P111nam Township Master Plan Page 25 �• 2) Existing Township zoning ordinance for waterfront properties shall be strictly enforced regarding minimum lot size, setbacks and land use regulations. 3) The TownsBip shall promote the activities of the lake associations and their efforts to maintain water quality, lake management and loading studies. 4) The Township shall promote efforts to minimize the degradation of water quality and encourage property owners to control the application of pesticides, fertilizers and other forms of nutrient loading. 5) The Township shall promote the protection of natural vegetation along shoreline areas and prohibit the dredging or filling of wetland areas adjoining waterfront property. 6) The Township should minimize overcrowding on lakes and regulate public access through anti-keyholding or anti-funneling ordinances. 7) The Township should promote the preservation of a 20' vegetative buffer along lakes to help filter sediment and contaminants. 8) Any future sewer improvements undertaken within the Township shall be limited to lake and waterfront areas only. Future sewer improvements shall only be provided as a means of protecting the integrity oflake and waterfront areas. Wetlands The protection of wetlands is essential to preserve water quality, stabilize storm water runoff, recharge groundwater and provide wildlife habitats. 1) The Township shall promote efforts to preserve wetlands in their natural state and discourage the dredging or filling of wetland areas. 2) The Township shall review all proposed development in light of potential impact upon wetland areas. 3) The Township shall promote the enforcement of Public Act 203, and apprise property owners or developers of the state and local regulations regarding control of wetland areas. Commercial and Industrial Uses Provide a balance and variety of land uses including, commercial, office and industrial uses which will compliment existing residential areas and not adversely impact the living environment of the Township. Putnam Township Master .Plan .Page 26 �1) Strongly encourage transitional land uses (multi-family, office, open space) between commercial and industrial land uses in existing and future single-family residential uses. 2) Require stringent buffer techniques between commercial industrial and residential uses. 3) Recognize the importance of the Village of Pinckney as the Township's major shopping and service area. • • • •Ill • 4) Promote the economic vitality of the Village of Pinckney . 5) Discourage the development of strip commercial along M-36 which may occur in an unplanned fashion. Strip commercial may be managed through the following methods: Minimize the number of curb cuts along M-36 which may result in conflicting turning movements and traffic accidents. Remove unsightly conditions to the amount of continuous hard surface parking areas and signs. Reduce the impairment of land values in commercial areas due to excessive traffic, noise, parking, and lighting glare. 6) Discourage the introduction of new commercial development beyond the scope outlined in the Township Master Plan 7) Cluster commercial and industrial uses near existing commercial centers and prevent the spread of new non-residential in rural areas. 1111 1111 II Pulnam Township Master Plan Page 27 �Public Facilities Maintain and where necessary improve public facilities to provide needed services to Township residents. • • • •Ill 1) Coordinate long tenn road improvements with the Livingston County Road • Commission. 2) Promote regular road maintenance such as repaving, gravelling and grading. 3) Encourage the Road Commission to pave the first 100' of gravel roads where they abut paved roads . 4) Coordinate solid waste pick up services with the Village of Pinckney and investigate expanded Township wide solid waste pick up . 5) Consider establishing a joint TownshipNillage recycling station for the drop off of pre-sorted recyclables . I Putnam Township Master Plan Page28 �• • • •,. •Ill Ill "II IV MASTER PLAN �MASTER PLAN A Master Plan is a statement of community public policy. It is a description of community aspirations and the "road-map" toward the attainment of the idealized development for Putnam Township. The goal and objective statements provide the philosophical basis for the plan and the background studies become its factual basis. The land use plan attempts to present a strategy to allocate scarce resources toward the attainment of stated public policies. Thus, the Plan becomes a series of rational choices among many reasonable alternatives. Land Use Plan • • The Master Land Use Plan (Map 4), presented on the following page, illustrates the proposed physical arrangement of land use for the Township. The Land Use Plan serves to translate community goals into a narrative and ·graphic illustration. It is based largely upon existing land use patterns, current zoning, market demand and the desires of the residents of Putnam Township. The Plan was prepared to serve as a policy guide for Putnam Township regarding current issues, 1111 I land use decisions, investments in public improvements and to guide zoning decisions. The Plan is intended to be a working document which will provide for the orderly development of the Township, assist the community in its efforts to maintain and enhance a pleasant living environment while retaining the rural character of the Township. The Land Use Plan is based upon comments and opinions gathered during the planning process and input gathered from Planning Commission work sessions/public hearings. To this extent it reflects general policies towards growth and development within the Township. The following policies are an important facet in guiding future development in Putnam Township. The Land Use Plan is based on consideration of a number of factors. Such factors include: population projections roadway access and adequacy availability of utilities floodplains, wetlands, woodlands and soil characteristics compatible uses community goals and objectives citizen opinions existing land use I existing zoning Pvrnam Township Masrer Plan Page 29 �Putnam Township Future Land Use I AO/RlAAA - Agricultural/Open Space/Single Family Large Estate RlAA - Single Family Medium Estate RIA - Single Family Estate RIB - Single Family Rural Residence RlC - Single Family Suburban Residence RlD - Single Family High Density Residence R4 - Apartment Residential R6 - Mobile Home Park C 1 - Local Business C2 - General Busines Institutional Recreation-Conservation ~ Village of Pinckney Water c=J 1111 1111 1111 1111 N A Prepared by: Livingston County Department of Planning October 200 I o.~5~--o~~~o!iii .s. . . . . .1 Miles �• • • • • •II •II In consideration of these factors, various land use categories can be established. The following land use classifications are used in developing the land use plan for Putnam Township . PUTNAM TOWNSHIP LAND USE PLAN CATEGORIES A-O/R-1-AAA Agricultural-Open Space/ Single Family Large Acreage Estate Agricultural operations including row crops, pastures, woodlots, livestock operations, orchards, and horse stables as well as low density rural residential uses on large lots with an overall density of 1 dwelling unit per 10 acres. R-1-AA Single Family Medium Acreage Estate Low density rural residential property served by private septic systems and wells with lot sizes averaging five to ten aces in size and a recommended minimum density of at least 5 acres per dwelling unit. R-1-A Single Family Estate Low density rural residential uses on lots not serviced by public water or sanitary systems. Average densities are 1 dwelling unit per two acres . R-1-B Single Family Rural Residence Low density residential uses in close proximity to paved roads or public utilities system. Lot sizes will average one dwelling unit per acre. R-1-C Single Family Suburban Residence Medium density residential uses in close proximity to paved roads or public utilities system. Densities will average one dwelling unit per half acre. R-1-D Single Family High Density Residence High density residential uses in close proximity to paved roads or public utilities. Densities will average three to four dwelling units per acre. R-4 Apartment Residential Multi-family land use arrangements at a density of four to six dwelling units per acre and a minimum lot size of 20,000 square feet. This includes apartment units, duplexes, attached condominiums and townhouses . R-6 Mobile Home Park Manufactured home housing developments. C-1 Local Business Commercial retail establishments intended to serve nearby residents. C-2 General Business Commercial and retail services intended to serve regional residents and dependent upon major highway orientation. Putnam Township Master Plan Page 31 �R-T-0 Research- Technology- Office Light indvstrial uses having a low impact upon surrounding land uses. Recreation/ Conservation Public or private recreation or conservation lands used for public use, conservation or private recreation . • • Institutional All public or quasi-public non-recreational lands such as churches, cemeteries, public or private schools, governmental and public facilities. Office The typical uses in this category consist of, but are not limited to : professional offices for doctors or dentists, veterinary clinics/hospitals, law offices, planning/ architectural offices, accountants, and other similar uses. A general description ofland use patterns incorporating discussion of the various categories is provided in the following section. The land use plan promotes a concept of high density · residential uses near the Village of Pinckney, while lower density residential is prevalent in the perimeter of the Township. AO/ R-1-AAA Agricultural- Open Space/ Single Family Large Acreage Estate Agricultural- Open Space/ Single Family Large Acreage Estate are primarily restricted to large acreage parcels north of M-36. This encompasses approximately one-third of the entire Township where majority of privately owned large acreage is found. The Agricultural/ Open Space category will include agricultural operations as well as very low density large acreage residential parcels. This land use designation is also common in areas where limited soil characteristics place restrictions upon septic field construction. The minimum recommended lot size for this land use is ten acres. • • R-1-AA Single Family Medium Acreage Estate R-1-AA Single Family Medium Acreage Estate parcels include rural medium size residential estates of five acres or more. Many of the land use areas are clustered near Dexter- Pinckney Road and Pinckney Road areas. There are also sections of single family medium acreage estate designation south ofM-36 in the western portions of the Township as well as North of Highland Lake. Larger acreage parcels are recommended due to limited septic field capability in many of these areas. R-1-B Single Family Rural Residence ) R-1-A Single Family Rural Residence areas are concentrated in area near the Village of Pinckney. There are also portions of this land use designation north ofM-36 and west of the Village where there is a predominance of smaller acreage parcels and where low density rural residential land uses prevail. These single family estate uses are at a minimum lot size of 1 dwelling unit per 2 acres. Putnam Township Master Plan Page 32 �R-1-B Single Family Rural Residence R-1-B Single Family Ru{al Residence areas are also in close proximity to the Village of Pinckney. A large concentration of single family rural residence (1 acre) lot sizes are proposed along M-36 and east of the Village of Pinckney. Other areas within the Township in close proximity to paved roads and higher density residential land uses are also designated for this land use category. R-1-C Single Family Suburban Residence R-1-C Single Family Suburban Residence classification includes half acre lots in close proximity to paved roads and the Village of Pinckney. this land use is proposed along M-36 and also within areas near developed waterfront properties containing previously platted lot areas. '• ~ •II •II R-1-D Single Family High Density Residence R-1-D Single Family High Density Residence land uses include previously platted lots in and near Patterson Lake, Highland Lake and Portage Lake areas. Many of these lots range in size .from 12,000 square feet to 4,000 square feet, and were developed or platted years ago as part waterfront developments. R-4 Apartment Residential The land use plan proposes one area ofR-4 Apartment Residential development. This is located off M-36 and east of the Village of Pinckney. It encompasses an existing multi family apartment building. R-6 Manufactured Housing Park The Township designates one area for manufactured housing park development. This is located in the eastern half of northwest quarter of Section 2. This site 40 acres in size and is located directly off of a paved roadway (Schafer Road). It provides excellent access to a major county roadway (D-19) and on-site soils serve well for a private sewage treatment system. The master Plan designates this parcel as manufactured housing park at a gross density of not more than 214 dwelling units or not more than 5.36 dwelling units per acre. II II II II II II ) Putnam Township Master Plan Page33 �Commercial The land use plan proposes three areas of commercial use within the Township. The first is the area east of the Village of Pinckney and north of M-36. The second area is a section of property south of the Village on Dexter-Pinckney Road. The third area is near the western limits of the Township on M-36 and rtear Pingree Road. All three areas are proposed for moderate commercial development which would de-emphasire strip corridor usage. It is also recognized within this Master Plan that the Village of Pinckney will remain as the primary commercial center for the Township. Industrial • The Township does not propose any additional industrial lands within the master plan area and will rely on areas within the Village of Pinckney for suitable industrial sites. Recreation/Conservation This designation includes MDNR areas within the Pinckney Recreation Area, Gregory State Game area, University of Michigan lands, Lakeland Trail State Park, and lands within the Michigan • _Metro Girl Scout Council Camp area. These land areas encompass nearly thirty percent of the Township and will be restricted to public or private recreation use and conservation areas. Institutional Institutional lands include the Farley Elementary School, the Pinckney Elementary School and the Putnam Township Fire Department located on M-36. ) Pu:mam Township Masta Plan Pag~34 �Circulation Plan The Putnam Township Master Plan also must provide long-range direction for future road I improvements. The road improvements are based upon a prioritization of existing Township roadways. Priority roadways are in part established through traffic counts or traffic volume. This prioritization includes the following types of streets and roadways: - State Highway Routes - Primary Hard Top - Primary Gravel - Local Gravel I ' State Highway Routes A state highway route is the highest volume road within the Township. This would include M-36 which provides major access to and through the Township. Furture developments having a high land use intensity may be located on state highway routes only after driveway permit review by the Michigan Department of Transportation. Primary Hard Top Primary hard top roads provide for the collection and distribution of traffic between the state highway routes and local roads. These roads are primarily rural residential in character and are medium traffic volume. Primary roads include: Dexter-Pinckney Road, D-19, Darwin and Patterson Lake Road. Primary Gravel/Local Gravel Gravel roads provide direct access to abutting property. Through or fast moving traffic is discouraged since the roads are not paved. These include such low volume roads as Pingree, Hinchey, Cedar Lake, Kelly, Tiplady and Toma Roads. II II II II •II • Future Road Improvements Major road improvement projects will be dependent upon capital improvement priorites established by the Livingston County Road Commission. From the Township's perspective, repaving of portions of Patterson Lake is needed. Re-construction of the Patterson Lake Bridge will also be necessary. Regular road grading, ditch improvements and dust control are also priority improvements, which due to the lack of County and Township funds are a major concern ofresidents, especially in the spring of the year . Future Sewer Improvements ) Future sewer improvements in the Township shall be limited to areas around lakes and waterfronts to protect the long-term integrity of these important natural resources. The Planning Commission discourages the placement of sewers that could lead to degradation of the Township's rural character. Putnam Township Master Plan Page35 �I 'I II I I I .- ) V IMPLEMENTATION �IMPLEMENTATION This Master Plan is essentially a statement of policies, objectives and goals designed to accommodate future growth. The Plan forms the philosophical basis for the more technical and specific implementation measures. It must be recognized that development and change will occur either with or without planning and that the Plan will have little affect upon future development and change unless adequate implementation programs are established. This section identifies actions and programs which will be useful if the plan is to be followed. Programs, Policies, And Action A variety of programs or administrative "tools" are available to help the plan succeed. These include: I I I I I Capital Improvement Proeram - The Capital Improvement Program is simply a community deciding what facilities to provide, where, when and at what cost As is evident then, the Capital Improvement Plan will have a great affect on the extent and direction of development. For example, extensions of sewer, storm drainage ways and roads will support and encourage development in desired areas while there absence will discourage it in other locations. Specific capital improvement projects would include the following items: Road Improvement Projects Repaving of Patterson Lake Road Paving of Farley, Schafer, Darwin and Swarthout More frequent grading of gravel roads More frequent application of dust control measures Ditching and drainage improvements Funding of needed capital improvements is always a concern. Major county road improvements are financed through the County Road Commission. The Township may consider a millage election as an option to help finance needed road improvements that are not high on the County's priority list A combination Countyffownship collaboration on road improvements could stretch local tax dollars and make improvements to deficient roads. Fire and police service improvements generally are financed from general fund expenditures or a ) millage election. Financing for improved fire fighting capabilities would likely be provided from Pumam Township Mascu PUJn Pag~ 36 �these sources. It is possible that a new fire stat.ion/dispatch center and new equipment may be needed if growth rates significantly rise. Zonini: and Subdivision ReQuirements - Zoning is the development control that has been most closely associated with planning. Originally zoning was intended to inhibit nuisances and protect property values. However, zoning should also serve additional purposes which include: 1) Promoting orderly growth in a manner consistent with land use policies and the Master Plan. 2) To promote attractiveness and variety in the Township's physical environment by providing variation in lot sizes, etc. and allowing increased densities while maintaining more common open space. 3) To accommodate special, complex or unique uses through such mechanisms as planned unit developments and special use permits. I I 4) To guide development away from undesirable areas such as wetlands and prime agricultural land. 5) To preserve and protect existing land uses until such time as they may change in I accordance with the Master Plan. 6) Enforce current zoning ordinance. I The zoning ordinance and official map, in themselves, should not be considered as the major long range planning policy of the Township. Rather, the Master Plan should be regarded as a statement 1· of planning policy and the zoning should be used to assist in implementing that policy. In order to implement this master Plan, adjustments to the zoning ordinance and zoning map will be I necessary. Special Purpose Ordinances - Control of land use activities need not be confined to the zoning ordinance. Special purpose rules and regulations often compliment the Zoning Ordinance and make it more effective. These special purpose ordinances have already been adopted by Putnam Township, but will need -I I periodic updates. Subdivision Control Private Road Standards ) Lot Split Standards Pu1nam Township Master Plan Page 37 � 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 Putnam-Twp_Master-Plan_1996 Creator An entity primarily responsible for making the resource Putnam Township Planning Commission, Putnam Township, Livingston County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1996-05-08 Title A name given to the resource Putnam Township Master Plan Description An account of the resource The Putnam Township Master Plan was prepared by the Putnam Township Planning Commission with assistance from Carlisle/Wortman Associates, Inc. and was adopted on May 8, 1996. Contributor An entity responsible for making contributions to the resource Carlisle/Wortman Associates, Inc. (consultant) Subject The topic of the resource Master plan reports Putnam Township (Mich.) Livingston County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/12305cf9701147a5047ff0bbf547098a.pdf a9bf37e50410e2098bf3ab86318f1e08 PDF Text Text I - r J f r r r r r r r r r Municipal Comprehensive Plan Update �1 1 1 I CITY OF PORTAGE, MICHIGAN RESOLUTION ADOPTING A COMPREHENSIVE (MASTER) PLAN FOR THE CITY OF PORTAGE BY THE PORTAGE CITY PLANNING COMMISSION At a regular meeting of the Planning Commission of the City of Portage, Michigan. held on the 15th day of August, 1996 at 7:00 p.m. local time in the Council Chambers, Portage City Hall, City of Portage, Michigan. Ron ~ushouse; Eric Guerin; Barb Y.acznarek; Ron Masek; PRESENT: Phyllis Music; Art Roberts; Pete Strazdas; Lee .\ndrea, Chairn-:tn ABSENT: None The following resolution was offered by Commissioner Strazdas by Commissioner _ _R_ob_e_r_t_s_ _ _ _ _ _ _ _ _..., and supported WHEREAS. Act No. 285 of the Public Acts of the State of Michigan for 1931 as amended mandates that the planning commission of a municipality make and adopt a comprehensive (master) plan for the physical development of the municipality and fringe areas; and WHEREAS, the Portage City Planning Commission has prepared such a plan for the territory of the City of Portage; and WHEREAS, after causing such notice to be given in the manner prescribed by law. and public hearings having been held on July 18, 1996 and August 15, 1996, in order to give the citizens of the City of Portage and surrounding areas an opportunity to be heard. NOW, THEREFORE, BE IT RESOLVED that the City of Portage, Michigan Master Plan, Community Profile and Alternative Future Land Use Patterns reports which include various maps and charts, including, but not limited to. the "Future Land Use Plan" is hereby adopted. BE IT FURTHER RESOLVED, that this action be recorded on the map and plan and descriptive matter by the identifying signature of the chairman and secretary of the City of Portage Planning Commission. BE IT FURTHER RESOLVED, that an attached copy of the plan be certified to the Portage City Council and the Kalamazoo County Register of Deeds. AYES: J3ushouse, Guerin, Kaczmarek, Hasek, Music, Roberts, Strazdas, Andrea NAYS: None ------------------------ RESOLUTION DECLARED ADOPTED. CERTIFICATE I hereby certify that the foregoing is a true and complete copy of a resolution adopted at a regular meeting of the Planning Commission of the City of Portage, Kalamazoo County, Michigan, held on the 15th day of August, 1996, the original of which is on file in the office of the City Clerk. c:2:lpon'nalalm,nm.rw 11-f RCIJIDAl'IQ RRI ~- . 7(}..sit;<,, kt c:rTY ATTORNEY ~&n'k~ James R. Hudson.ltYCierk �r MUNICIPAL COMPREHENSIVE PLAN UPDATE: ( ' MASTER PLAN (FINAL) Prepared for: CITY OF PORTAGE (MICHIGAN) PLANNING COMMISSION Funded by: CITY OF PORTAGE (MICHIGAN) For further information contact: DEPARTMENT OF COMMUNITY DEVELOPMENT CITY OF PORT AGE 7900 SOUTH WESTNEDGE AVENUE PORTAGE, MICHIGAN 49002 (616) 329-4477 (616) 329-4506 FAX 1 1 I AUGUST 15, 1996 �( r , f PLANNING COMMISSION MEMBERS LEE ANDREA RONALD J. BUSHOUSE JOSEPH Fox (former member) ERIC GUERIN BARBARA ANN KACZMAREK MICHAEL KOUNELIS RONALD G. MASEK PHYLLIS MUSIC ARTHUR E. ROBERTS JOSEPH SANNELLA (former member) JAMES E. SMITH (former member) LINDA G. STAFFORD (former member) PETER STRAZDAS JAMES WHITE (former member) CITY ADMINISTRATION MICHAEL L. STAMPFLER, CITY MANAGER CITY ATTORNEY RANDALL L. BROWN DEPARTMENT OF COMMUNITY DEVELOPMENT JEFFREY M. ERICKSON, DIRECTOR CHRISTOPHER FORTH, DEPUTY OF ECONOMIC DEVELOPMENT SERVICES THOMAS SHIRCEL, ASSIST ANT CITY PLANNER CONSULTANT 1 1 1 1 THE CORRADINO GROUP 200 SOUTH FIFTH STREET/SUITE 300N LOUISVILLE, KENTUCKY 40202 �I PREFACE ( The Municipal Comprehemive Plan Update for the City of Portage is intended to direct "the future physical development of the community" by "serving as a policy guide to decision makers." Its "overall goal is to provide for a system of managing growth which results in a more efficient pattern of development, enhancing the quality of community life ." This "Master Plan" report constitutes the guide for development decisions in the City of Portage in fulfillment of Michigan Compiled Laws 125.36. It is complemented by two background reports providing its foundation : • the "Community Profile: Existing Condition/2015 Outlook" report documenting the comprehensive survey s and studies of present conditions and future growth of the City of Portage in fulfillment of Michigan Complied Laws 125.37; and • the "Alternative Future Land Use Patterns" report documenting the evaluation of alternative future land use patterns and the selection of a preliminary preferred future land use map for the City of Portage in fulfillment of Michigan Complied Laws 125 .37 . The Municipal Comprehensive Plan Update consists of four volumes: I 1 1 1 • Community Profile: Existing Conditions/2015 Outlook; • Alternative Future Land Use Patterns; • Master Plan ; and • Summary. The "Master Plan" report supersedes information found in the first two background reports . �City of PORTAGE A Place for Opportunities To Grow Municipal Comprehensive Plan Update Master Plan �TABLE OF CONTENTS PREFACE CHAPTER 1: A. B. C. D. E. F. G. H. CHAPTER 2: A. B. C. D. CHAPTER 3: A. B. C. INTRODUCTION .......................................................•..................................................••.•.......... 1-1 THE COMPREHENSIVE PLAN .............................................•...............•.•......•.•.....••............... 1-1 1. The Master Plan ......................•..•................................................•......••..•.•..•.•.•••........... 1-1 2. Comprehensive Plan Process ........................................................................................ 1-l WHO DEVELOPED THE PLAN? ..............•.•......•........•.•.•.•..................................................... 1-4 THE PURPOSE OF THE PLAN ...........................•..............................•..................................... 1-4 WHAT AREA DOES THE PLAN COVER? ...............................................•............................ 1-5 WHAT IS IN THE PLAN? .......................................................................................................... 1-5 WHY DOES THE PLAN CONTAIN WHAT IT DOES? ....................................•................... 1-6 HOW WAS THE PLAN APPROVED? ..................................................................................... 1-6 WHAT DOES THE PLAN REQUIRE? .................................................................................... 1-6 HOW TO USE THE PLAN ......................................................................................•...•.......•.....• 2-1 OVERVIEW OF THE PLAN ..................................................................................................... 2-1 REVIEW OF LAND USE CHANGE PROPOSALS ................................................................ 2-l 1. Consistency with Future Land Use Map ..................................................................... 2-2 2. Consistency with Guidelines ......................................................................................... 2-2 3. Consistency with the Comprehensive Plan .................................................................. 2-3 FOUNDATION FOR GROWTH MANAGEMENT MECHANISMS ................................... 2-3 1. Subdivision and Condominium Regulations ................................................................ 2-3 2. Land use Regulations .................................................................................................... 2-4 3. Capital Improvement Programs ................................................................................... 2-4 OTHER PLAN USES .................................................................................................................. 2-4 1. Property Acquisition Programs .................................................................................... 2-4 2. Property Redevelopment Programs ............................................................................. 2-5 3. Housing Programs ......................................................................................................... 2-5 4. Economic Development Efforts .................................................................................... 2-5 5. Private Land Use Decisions ........................................................................................... 2-5 GOALS AND OBJECTIVES WITH GUIDELINES ................................................................ 3-l OVERVIEW ................................................................................................................................. 3-1 GOALS FRAMEWORK ............................................................................................................. 3-l 1. Land Use and Development .......................................................................................... 3- l 2. Natural/Cultural Resources .......................................................................................... 3-3 3. Economy/Marketplace .................................................................................................. 3-3 4. Housing ........................................................................................................................... 3-4 5. Transportation ............................................................................................................... 3-4 6. Utility Infrastructure ..................................................................................................... 3-4 7. Community Facilities ..................................................................................................... 3-4 GOALS ......................................................................................................................................... 3-5 1. Land Use and Development .......................................................................................... 3-5 2. Natural/Cultural Resources .......................................................................................... 3-5 3. Economy/Marketplace .................................................................................................. 3-5 4. Housing ........................................................................................................................... 3-6 5. Transportation ............................................................................................................... 3-6 6. Utility Infrastructure ..................................................................................................... 3-6 7. Community Facilities ..................................................................................................... 3-6 �1 D. I J 1 I I E. OBJECTIVES .....................................................................................................•........................ 3-6 1. Land Use and Development .......................................................................................... 3-6 2. Natural/Cultural Resources .......................................................................................... 3-7 3. Economy/Marketplace .................................................................................................. 3-8 4. Housing ........................................................................................................................... 3-9 5. Ttansportation ............................................................................................................... 3-9 6. Utility Infrastructure ................................................................................................... 3-10 7. Community Facilities ................................................................................................... 3-ll GUIDELINES ..........•................•................................................................................................. 3-11 1. Land Use and Development ........................................................................................ 3-11 2. Natural/Cultural Resources ..........................................•............................................. 3-26 3. Economy/Marketplace ................................................................................................ 3-29 4. Housing ......................................................................................................................... 3-31 5. Transportation ............................................................................................................. 3-32 6. Utility Infrastructure ................................................................................................... 3-38 Community Facilities ................................................................................................... 3-40 7. CHAPTER 4: LAND USE ...................................................................................................................................... 4-1 A. INTRODUCTION ........................................................................................................................ 4-l B. GENERAL .................................................................................................................................... 4-l 1. Vacant Land ......................................................................................•............................ 4-1 2. Intensive Agriculture ..................................................................................................... 4-3 C. RESIDENTIAL .....................................................................................................•...................... 4-3 I. Definition ........................................................................................................................ 4-3 2. Existing Residential ....................................................................................................... 4-5 3. Existing Vacant Residential .......................................................................................... 4-5 4. Projected Residential Demand ...................................................................................... 4-5 5. Future Residential Designation .................................................................................... 4-6 6. Residential Development Opportunities ...................................................................... 4-6 7. Residential Use Conclusion ........................................................................................... 4-7 D. OFFICE ........................................................................................................................................ 4-7 1. Definition ..............................................................................................................•......... 4-7 2. Existing, Vacant and Projected Office Use .................................................................. 4-8 3. Future Office Designation ............................................................................................. 4-8 4. Office Development Opportunities ............................................................................... 4-8 5. Office Use Conclusion ..............................................................................................•..... 4-9 E. COMMERCIAL •......................................................................................................................... 4-9 1. Definition ........................................................................................................................ 4-9 2. Existing Commercial ................................................................................................... 4-10 3. Existing Vacant Commercial ...................................................................................... 4-10 4. Projected Commercial Demand .................................................................................. 4-13 5. Future Commercial Designation ................................................................................. 4-13 6. Commercial Development Opportunities .................................................................. 4-14 7. Commercial Use Conclusion ....................................................................................... 4-15 F. INDUSTRIAL ............................................................................................................................ 4-15 1. Definition .........•............................................................................................................ 4-15 2. Existing Industrial ....................................................................................................... 4-16 3. Existing Vacant Industrial .......................................................................................... 4-16 4. Projected Industrial Demand ...................................................................................... 4-16 5. Future Industrial Designation .................................................................................... 4-16 6. Industrial Development Opportunities ...................................................................... 4-18 7. Industrial Conclusion .................................................................................................. 4-18 I 1) �I G. H. I. J. RECREATION AND OPEN SPACE ....................................................................................... 4-19 I. Definition ..........•......•.................................................................................................... 4-19 2. Existing Recreation and Open Space ......................................................................... 4-19 3. Proiected Recreation Demand .................................................................................... 4-19 4. Recreation and Open Space Designation ................................................................... 4-19 5. R'ecreation Opportunities and Conclusion ................................................................ 4-20 PUBLIC AND QUASI-PUBLIC ...•...........................................................•.•............................. 4-20 1. Definition ...................................................•.........•...•.................•.................................. 4-20 2. Existing Public Land ................................................................................................... 4-20 3. Public Use (Community Facilities) Designation ........................................................ 4-20 4. City Centre Area .......................................................................................................... 4-21 LAND USE/INFRASTRUCTURE INTERFACE ..........•..•.....................•......••.••........•.•...•.•.•. 4-21 I. Transportation ............................................................................................................. 4-21 2. Utilities ...•...............................•.................................•............................••...........•.•........ 4-24 LAND USE/ENVIRONMENTAL INTERFACE ....•..........•.•...•...•.....•...............•...•.•..•.••........ 4-24 CHAPTER 5: NATURAL/CULTURAL RESOURCES ...................................................................................... 5-l A. INTRODUCTION ...........................•............................................................................................ 5-l B. NATURAL RESOURCES ........................................................................................................... 5-l I. Soils ................................................................................................................................. 5-l 2. Water Resources and Floodplains ................................................................................ 5-l 3. Land Resources .............................................................................................................. 5-3 4. Sensitive Land Areas ..................................................................................................... 5-3 C. CULTURAL RESOURCES .........•............................................................•................................. 5-7 I. Archaeological Sites ....................................................................................................... 5-7 2. Historical Sites ............................................................................................................... 5-7 I I 1 I 1 I 1 1 CHAPTER 6: RECREATION AND OPEN SPACE ............................................................................................ 6-l A. OVERVIEW ................................................................................................................................. 6-l B. EXISTING LOCAL PARKS AND OPEN SPACES .....•........................•................•.........•....... 6-l I. Neighborhood Parks/Playgrounds ............................................................................... 6-l 2. Community Parks ., ........................................................................................................ 6-3 3. Open Space Areas .......................................................................................................... 6-3 C. EXISTING REGIONAL PARKS AND PRESERVES ..............•.............................................. 6-4 I. Regional Parks ............................................................................................................... 6-4 2. Lakes .................................................•........•.............................................•............•......... 6-4 3. State Game Preserves .................................................................................................... 6-4 D. FUTURE RECREATION AND OPEN SPACE NEEDS .....................................................•.... 6-5 I. Park Land Needs............................................................................................................ 6-5 2. Open Space Needs .......................................................................................................... 6-5 3. Lake Area Needs .......................................................................................................... 6-IO 4. Recreational Facility Needs ........................................................................................ 6-10 E. FUTURE RECREATION AND OPEN SPACE RECOMMENDATIONS ..................•....... 6-11 1. Neighborhood and Community Parks ....................................................................... 6- l l 2. Open Space ................................................................................................................... 6-ll 3. Regional Parks ............................................................................................................. 6-12 CHAPTER 7: ECONOMY/MARKET PLACE .................................................................................................... 7-l A. INTRODUCTION ........................................................................................................................ 7-l B. FOUNDATION ............................................................................................................................ 7-2 C. WEALTH AND ECONOMIC DEVELOPMENT ...............•...........................................•........ 7-3 I. Primary Jobs .................................................................................................................. 7-3 2. The Economic Community ............................................................................................ 7-3 111 �D. 1 1 E. F. BUSINESS CLIMATE AND SUPPORT ................•..................................................•............... 7-3 1. Portage's Competitive Position ..................................................................................... 7-3 2. Economic Development Programs................................................................................ 7-4 3. Financial Resources and Incentives ............................................................................. 7-5 4. Public Taxes and Regulations ....................................................................................... 7-5 5. Utilities ............................................................................................................................7-6 6. Business Maintenance, Attraction. and Retention ...................................................... 7-6 ECONOMIC DEVELOPMENT OPPORTUNITIES ............................................................... 7-6 1. Physical Sites and Facilities .......................................................................................... 7-6 2. Office Development Opportunities ............................................................................... 7-6 3. Portage Commerce Square and Westnedge Avenue Commercial Corridor............. 7-7 4. Portage Road Commercial Corridor and Other Commercial Development Opportunities ............................................................................................................... 7-15 5. Summary of Commercial Development Opportunities ............................................ 7-15 6. Industrial Development Opportunities ...................................................................... 7-15 7. The Comprehensive Plan as an Attraction ................................................................ 7-18 8. Regional Coordination ................................................................................................ 7-18 9. Summary ...................................................................................................................... 7-18 ECONOMIC DEVELOPMENT ACTIONS .•...................................................................•...... 7-20 1. General Actions ............................................................................................................ 7-20 2. Office Development Actions ........................................................................................ 7-20 3. Retail Development Actions ........................................................................................ 7-20 4. Industrial Development Actions ................................................................................. 7-21 CHAPTER 8: HOUSING .........•............................................................................................................................. 8-1 A. INTRODUCTION .............................•...........•.............................................................................. 8-1 B. HOUSING DENSITIES AND TYPES ....................................................•......•...................•.......8-2 C. HOUSING OPPORTUNITIES ................................................................................................... 8-2 1. Smaller Lots ................................................................................................................... 8-2 2. Multi-Family Areas ....................................................................................................... 8-2 3. Planned Unit Residential ............................................................................................... 8-3 D. HOUSING PRESERVATION AND MAINTENANCE ........................................................... 8-3 E. HOUSING REVITALIZATION AND REDEVELOPMENT.................................................. 8-4 I 1 1 I CHAPTER 9: TRANSPORTATION ..••........•........................................................................................................ 9-1 A. INTRODUCTION ........................................................................................................................ 9-1 B. MAJOR THOROUGHFARE PLAN ............................................................•............................ 9-1 1. Preservation of Right-of-Way ....................................................................................... 9-2 2. Thoroughfare Design Standards ................................................................................ 9-13 3. Identification of Transportation Improvements ....................................................... 9-13 4. Maior Street Corridors ............................................................................................... 9-20 C. BIKEWAY AND WALKWAY PLANS ................................................................................... 9-21 1. Walkway Plan .............................................................................................................. 9-23 2. Bikeway Plan ................................................................................................................ 9-25 D. BUS ....................................................................................................................................... 9-27 E. RAIL ....................................................................................................................................... 9-29 F. AIR ...........................................................................................................................•........... 9-29 I I CHAPTER 10: UTILITY INFRASTRUCTURE ...•................•..................................................................•.•...... 10-1 A. INTRODUCTION ....................................................................................................•.•............... 10-1 B. PUBLIC WATER SYSTEM .............................................................................•....................... 10-1 1. Introduction ................................................................................................................. 10-1 2. Service Area/Supply .................................................................................................... 10-1 3. Distribution .........................................................................................•........................ 10-3 4. Water Storage .............................................................................................................. 10-3 I I IV , �C. D. E. 5. Public Water System Improvements' ......................................................................... 10-3 SANITARY SEWER SYSTEM ................................................................................................ 10-5 DRAINAGE SYSTEM .............................................................................................................. 10-8 1. Well Head Protection .................................................................................................. 10-8 2. Best Management Practices for Stormwater RunofT.............................................. 10-10 3. Drainage Improvements ............................................................................................ 10-10 CONCLUSION ........................................................................................................................ 10-12 CHAPTER 11: COMMUNITY FACILITIES .................................................................................................... 11-l A. INTRODUCTION ...................................................................................................................... 11-l B. GENERAL GOVERNMENT FACILITIES ............................................................................ 11-l 1. Municipal Buildings .................................................................................................... 11-l 2. Library.......................................................................................................................... 11-l C. PUBLIC PROTECTION FACILITIES ................................................................................... 11-1 1. Fire ................................................................................................................................ 11-1 2. Police ............................................................................................................................. 11-3 D. EDUCATIONAL FACILITIES ................................................................................................ 11-3 1. Elementary Schools ..................................................................................................... 11-3 2. Middle & Senior High Schools ................................................................................... 11-4 3. Special Education ........................................................................................................ 11-4 4. Post-Secondary Education .......................................................................................... 11-4 5. Vocational Education .................................................................................................. 11-4 E. RECREATIONAL/ENTERTAINMENT/CULTURAL F ACILITIES .........................•........ 11-4 F. HEALTH FACILITIES ............................................................................................................. 11-5 CHAPTER 12: FUTURE LAND USE PATTERN ............................................................................................. 12-l A. GENESIS .................................................................................................................................... 12-l B. FOCUS ....................................................................................................................................... 12-1 C. MAJOR FEATURES ................................................................................................................. 12-2 1. Residential (Housing) .................................................................................................. 12-2 2. Oflice ............................................................................................................................. 12-3 3. Commercial .................................................................................................................. 12-4 4. Industrial ...................................................................................................................... 12-6 5. Open Space and Recreation (NaturaVCultural Resources) ..................................... 12-7 6. Public Use (Community Facilities) ............................................................................. 12-7 7. Transportation ............................................................................................................. 12-7 I CHAPTER 13: IMPLEMENTATION STRATEGIES AND ACTIONS .......................................................... 13-1 A. OVERVIEW ............................................................................................................................... 13-1 B. AVAILABLE TOOLS ............................................................................................................... 13-l 1. Land Use Regulations .................................................................................................. 13-1 2. Capital Improvement Programs ................................................................................. 13-2 3. Property Acquisition Programs .................................................................................. 13-3 4. Revenue Policies ........................................................................................................... 13-3 C. TOOLS EXERCISED ................................................................................................................ 13-3 1. Land Use Regulations .................................................................................................. 13-3 2. Capital Improvement and Other Expenditure Programs ........................................ 13-4 3. Property Acquisition Programs .................................................................................. 13-5 4. Revenue Policies ........................................................................................................... 13-5 V �D. IMPLEMENTATION STRATEGIES ..................................................................................... 13-5 I. 2. 3. 4. 5. 6. Land Use Regulations .................................................................................................. 13-5 Capital Improvement and Other Expenditure Programs ........................................ 13-7 Property Redevelopment Programs ........................................................................... 13-8 Property Interest Acquisition Programs .................................................................... 13-8 Revenue Policies ........................................................................................................... 13-8 Listing of Implementation Recommendations ........................................................... 13-9 w:\ 1699\chapter• .ext w :\ 1699\masterpt\masterO I .doc VI �FIGURES FIGURE 1-1 FIGURE 1-2 FIGURE3-l FIGURE4-l FIGURE 5-1 FIGURE 5-2 FIGURE 5-3 FIGURE 5-4 FIGURE 5-5 FIGURE 6-1 FIGURE 7-1 FIGURE 7-2 FIGURE 7-3 FIGURE 7-4 FIGURE 7-5 FIGURE 9-1 FIGURE9-2 FIGURE 9-3 FIGURE 9-4 FIGURE 9-5 FIGURE9-6 FIGURE 9-7 FIGURE 10-1 FIGURE 10-2 FIGURE 10-3 FIGURE 10-4 FIGURE 11-1 FIGURE 12-1 LOCATION MAP .................................................................................................................. 1-2 LOCATION MAP, DIFFERENT SCALE ........................................................................... 1-3 GOALS FRAMEWORK: TOPIC ORGANIZATION ....................................................... 3-2 CITY CENTRE AREA ........................................................................................................ 4-22 SOILS ...................................................................................................................................... 5-2 FLOODPLAINS ..................................................................................................................... 5-4 NATURAL AREAS ................................................................................................................ 5-5 SENSITIVE LAND AREAS INVENTORY ........•...•.........•.••.................•..•.•........................ 5-6 HISTORICAL AND ARCHAEOLOGICAL SITES ........................................................... 5-8 RECREATION AND OPEN SPACE PLAN ...•.......•....•..•.•.............................•.................... 6-2 MILHAM AVENUE OFFICE CORRIDOR ..•........•......................•.•.................................. 7-8 CENTRE AVENUE OFFICE CORRIDOR ......................................................................... 7-9 PORTAGE COMMERCE SQUARE AND WESTNEDGE COMMERCIAL CORRIDOR .......................................................................................................................... 7-11 SPRINKLE ROAD INDUSTRIAL CORRIDOR .............................................................. 7-16 SHA VER ROAD INDUSTRIAL CORRIDOR .................................................................. 7-19 MAJOR THOROUGHFARE PLAN .................................................................................... 9-5 URBAN SECTIONS ............................................................................................................. 9-15 FUNDED EXPANSION PROJECTS ................................................................................. 9-16 MAJOR TRAVEL CORRIDORS .................................•..............................................•..... 9-22 WALKWAY PLAN .............................................................................................................. 9-24 BIKEWAY PLAN ................................................................................................................ 9-26 TRANSIT ROUTE ............................................................................................................... 9-28 WATER SHED ..................................................................................................................... 10-2 WATER DISTRIBUTION SYSTEM ................................................................................. 10-4 SANITARY SEWER SYSTEM ........................................................................................... 10-7 RISK ZONE DESIGNATION MAP ................................................................................... 10-9 COMMUNITY FACILITIES .............................................................................................. 11-2 FUTURE LAND USE ........................................................................................................... 12-9 w:\1699\chapterl .el(t I vii I �TABLES TABLE 2-1 TABLE2-2 TABLE 2-3 TABLE 4-1 TABLE 4-2 TABLE 4-3 TABLE 5-1 TABLE 6-1 TABLE6-2 TABLE 6-3 TABLE 6-4 TABLE 7-1 TABLE 7-2 TABLE9-l TABLE 9-2 TABLE 9-3 TABLE9-4 TABLE 9-5 TABLE 10-1 TABLE 10-2 TABLE 10-3 TABLE 13-1 GUIDELINES APPLICABLE TO ALL USES ...................................................................... 2-6 GUIDBLINES APPLICABLE TO SPECIFIC USES AND SPECIAL CIRCUMSTANCES ................................................................................................................. 2-7 GUIDELINES APPLICABLE TO PROGRAMS .................................................................. 2-9 COMPARISON OF FUTURE LAND USE DESIGNATIONS TO PROJECTED DEMAND .................................................................................................................................. 4-2 COMMERCIAL ZONING DISTRICT SUMMARY .......................................................... 4-12 INDUSTRIAL ZONING DISTRICT SUMMARY .............................................................. 4-17 RISK DESIGNATIONS ......................................................................................................... 5-10 PARK AREA AND OPEN SPACE STANDARDS ................................................................ 6-6 FACILITY STANDARDS ....................................................................................................... 6-7 TOT AL PARK REQUIREMENTS (1995 • 2020) ................................................................. 6-8 TOTAL FACILITY REQUIREMENTS (1995 • 2020) ......................................................... 6-9 ECONOMIC DIVERSITY ...................................................................................................... 7-2 PORTAGE COMMERCE SQUARE CHARACTERISTICS ............................................ 7-12 THOROUGHFARE DESIGNATION GUIDELINES .......................................................... 9-4 EXISTING THOROUGHFARE STREET SEGMENT CHARACTERISTICS ................ 9-6 PROPOSED THOROUGHFARE STREET SEGMENT CHARACTERISTICS .............. 9-9 STREET CROSS SECTION STANDARDS ........................................................................ 9-14 MINIMUM BIKEWA Y WIDTHS ........................................................................................ 9-27 CITY OF PORTAGE WATER SYSTEM IMPROVEMENTS: 1995-2020..................... 10-6 RISK DESIGNA TIONS ....................................................................................................... 10-10 STORMWATER MANAGEMENT CAPITAL PROJECTS (FISCAL YEAR 1996 THROUGH 2005) ................................................................................................................. 10-11 IMPLEMENTATION RECOMMENDATIONS .............................................................. 13-10 w:\1699\chapter I .ext Vlll �"J1 ·'~ CHAPTER 1: INTRODUCTION • A. THE COMPREHENSIVE PLAN 1. The Master Plan This is the Municipal Comprehensive Plan for the City of Portage, Michigan (see Figures 1-1 and 1-2). As with any plan the concepts expressed within should be continuously evaluated, and as needs arise, adjustments should be made in the basic document. Accordingly, this document constitutes the 1996 Update to the Municipal Comprehensive Plan of 198 I. 2. Comprehensive Plan Process Although most land in Portage is privately owned, the entire community has a stake in how it is used. The health, safety, and welfare of all the city's citizens are affected by the use of land. Access to property for emergency vehicles, energy conservation, traffic movement, neighborhood preservation. employment, air and water quality, housing costs. waste disposal, historic preservation, shopping and recreation - all of these and many other factors relate to the use of land. The Comprehensive Plan is the key public policy guide for managing the physical environment of the community, including the use of land, the phasing of infrastructure (roads and utilities) to support development. and the accommodation of community facilities and natural/manmade amenities, for the present and future . Ultimately, the Comprehensive Plan reflects the values of the community in balancing the competition for land to sustain the economic viability and the quality of life of the community. The comprehensive planning process for a community consists of: • • • • Taking stock of what a community is and how it has evolved into its present form; Analyzing the factors that influence a community in the future; Establishing goals, objectives, and policies to guide a community as it undergoes change and confronts development timing and location and supporting public investment; and Developing a program that will translate these goals, objectives and policies into reality. This program is referred to as the Comprehensive Plan, but the key words from the description above are process and change. Plans grow and change over time. A program for community development will accomplish its goals only if it is current and workable. Thus, because communities are constantly changing, the goals, objectives and policies guiding that change must be scrutinized from time-to-time to ensure continued effectiveness in achieving a desirable future for the community. Hence, a Comprehensive Plan is part of a continuing process that evaluates how the community got where it is, knows where it wants to go and how it is going to get there. I ' ' Keeping planning current and flexible is crucial to the ability to guide and balance development prospects as conditions change, unforeseeable events occur, old problems are solved, new ones arise and new methods are found to solve them. The City of Portage has continued the process of comprehensive planning by authorizing the 1996 update of the 1981 Comprehensive Plan. Since that 1981 Plan was approved, the City has experienced: PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL ) 1-1 �~ ~ llllal! ~ .. Grand Rapids ~ ~.... ==-i+~r Ann:,w~ .L ) I\.\ Di;:. -~-- /1 J-1~ ~' ---= Figure 1-1 LOCATION MAP 1-2 �ams-Ra,=k- - - . l,:k--1----1--'----l~---tf----+-f 1 1 Sdioolcra ft Fulton 1 1 1 1 Figure 1-2 LOCATION MAP 1-3 �• Industrial changes; • • • • More than two decades of demographic change representing two census reporting periods; Significantly new development, especially residential and commercial; The changing character of its central business district (Portage Commerce Square); and Replacement, upgrading, and normal aging of public facilities and infrastructure . • The 1996 Comprehensive Plan Update is intended to consider in detail how the changes described above, as well as other factors , are affecting, or will likely affect the future of Portage, and to outline appropriate strategies for directing this development. If the Comprehensive Plan is consulted in public and private decisions concerning the physical environment of the community and is flexible enough to guide rather than dictate decision-making, the 1996 Comprehensive Plan Update will be an important tool for community progress. B. WHO DEVELOPED THE PLAN? This Comprehensive Plan has been developed in conformance with Michigan Compiled Laws (MCL) 125.36. The 125.31 through 125.35 series of the Michigan Compiled Laws authorizes the creation of a Municipal Planning Commission and spells out its responsibilities and authorities, including the responsibility for developing a Master Plan, commonly referred to as the Comprehensive Plan. Michigan Compiled Laws 125.38 mandates the involvement of the public in the development of the Comprehensive Plan by requiring that "the Plan Commission must: I. Give notice and hold at least one ( I) public hearing on the Plan ; 2. Publish the time and place of the hearing in a newspaper of general circulation within the municipality." This plan was advertised in accord with these regulations in the Kalamazoo Gazette on the 2nd day of July, 1996. C. 1 1 1 1 1 1 1 THE PURPOSE OF THE PLAN The purposes of the Comprehensive Plan are established in Michigan Statutes. In essence, it is a master plan for the physical development of the community. Under MCL I 25.37, the general purpose of the Comprehensive Plan is guiding and accomplishing a coordinated , adjusted , and harmonious development of the municipality and its environs which will. in accordance with present and future needs : I. best promote health, safety, morals, order, convenience, prosperity, and general welfare, as well as 2. efficiency and economy in the process of development; including, among other things, 3. adequate provision for traffic, 4. the promotion of safety from fire and other dangers, 5. adequate provision of light and air, 6. the promotion of the healthful and convenient distribution of population, 7. the promotion of good civic design and arrangement, PORTAGE C OMPREHENSIVE PLAr- UPDATE : MASTER Pl.AN REPORT ( FINAL) 1 1-4 �8. wise and efficient expenditure of public funds , and 9. the adequate provision of public utilities and other public requirements. Under Michigan law, a comprehensive plan is required for a community to establish a variety of land use controls including subdivision regula'tions (MCL 125.44), zoning regulations (MCL 125.581), planned unit development regulations (MCL 125 .5846), and site plan review regulations (MCL I 25.584d), as well as a capital improvement program (MCL 125.39). D. WHAT AREA DOES THE PLAN COVER? Under MCL 125.36, the Planning 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 Planning Commission has chosen to prepare the Comprehensive Plan only for the geographic area within the municipal boundaries of the City of Portage. E. WHAT IS IN THE PLAN? The Comprehensive Plan consists of four volumes : "Community Profile--Existing Conditions/2015 Outlook"; ''Alternative Future Land Use Patterns"; "Master Plan" Report; and "Summary.'' The first two volumes document the comprehensive surveys and studies of present conditions and future growth (per MCL 125 .37 ). The last two reports constitute the Master Plan Report which provides the guidance for development decisions (per MCL 125.36). The Master Plan Report consists of thirteen chapters: I. Introduction 2. How To Use The Plan 3. Goals and Objectives with Guidelines 4. Land Use Element 5. Natural/Cultural Resources Element 6. Recreation and Open Space Element 7. Economy/Market Place Element 8. Housing Element 9. Transportation Element 10. Utility Infrastructure Element I I. Community Facilities Element 12. Future Land Use Map 13 . Implementation Strategies and Actions. The "Intro" sets the context of the Plan. It answers the who, what, where. when , and why questions. The "How to Use the Plan" chapter explains how the Plan may be used in physical development decisions ranging from land use to infrastructure improvements to revitalization programs. The Goals and Objectives constitute the future vision of the community, and are statements concerning the end results intended to be achieved through the use of the Comprehensive Plan. The broad statements are further refined by the Guidelines which are a series of statements that provide guidance for decisions and actions concerning use of land . The Guidelines are a contemporary interpretation and extensive refinement of the Goals and Objectives. They are a response to a number of current community issues, problems and opportunities. Proposals for changes in the way land is used will be reviewed against the Guidelines to detennine whether they are in agreement with the Plan. P ORTAGE C O MPREHEN SIVE PLA N UPDATE : MASTER P LAN REPORT ( FI NAL ) 1-5 �The eight elements of the Comprehensive Plan describe how future land use needs, supporting infrastructure and protection of the environment are to be achieved . The Future Land Use Map reflects a desirable future land use pattern for the community addressing future land use needs, ensuring an efficient development pattern and enhancing the quality of community life as set forth in the goals and objectives. The Implementation Chapter addresses appropriate actions for achievement of the Comprehensive Plan. F. WHY DOES TIIE PLAN CONTAIN WHAT IT DOES? The Comprehensive Plan satisfies community needs and legal requirements. In accordance with MCL 125.36, the Comprehensive Plan shall : show the Commission's recommendations for the development of the community, including, among other things: I. the general location, character, and extent of streets, bridges, waterways, flood plains, 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, whether publicly or privately owned or operated, for water, light, sanitation, transportation, communication, power, and other purposes; 2. also the removal , relocation, widening, narrowing, vacating, abandonment, change of use or extension of an y of the foregoing ways, grounds, open spaces, buildings, property, utilities or temtinals; the general location. character, layout and extent of community centers and neighborhood units; and 3. the general character, extent and layout of the replanning and development; 4. as well as a zoning plan for the control of the height, area, bulk, location, and use of buildings and premises. The ability of a community to control its development through zoning ordinances, subdivision regulations, historic preservation ordinances, and other related ordinances is therefore dependent upon the development of a comprehensive plan which gives guidance to those further actions. G. HOW WAS TIIE PLAN APPROVED? The Planning Commission of the City of Portage is responsible for adoption of the Comprehensive Plan (MCL 125.36) after public notice and hearing (MCL 125.38). On April 18. 1995 , the City of Portage engaged the services of a planning firm, The Corradino Group with headquarters in Louisville, Kentucky. to assist in the preparation of the 1996 Comprehensive Plan Update. Over the following months the Planning Commission and City officials or Administration met and involved the public in a series of forums to develop this document which was presented for final public inspection and comment on July 18, 1996. Upon adoption of the Comprehensive Plan by resolution, the Planning Commission shall certify an attested copy of the Plan to the City Council and to the County Register of Deeds as the final action (MCL 125.38). H. WHAT DOES THE PLAN REQUIRE? Growth is certain to occur in the City of Portage in the near future . Growth in jobs, in population. in housing, and in the need for infrastructure will happen . The growth can be planned and managed by the will of the community to enhance and protect the way of life that has made Portage such an attractive place to live. Or, it can be unplanned and directed by the personal interests of individuals and groups concerned about their own needs but operating in ignorance or disdain of the community interests. PORTAGE C OMPREHENSIVE PLAN U PDATE : MASTER PLAN REPORT ( FINAL) 1-6 �This plan, followed by the continuation of growth management tools such as zoning ordinance and subdivision regulations, is a means to wise stewardship of community resources for present and future generations to provide a desirable living environment for all. The Plan requires only that it be considered in the process of making decisions regarding land use ordinances. It does not have legal enforcement P"Wers nor does it contain any penalty provisions. It does not alter the process presently in place in Portage for making such land use ordinance decisions. PORTAGE COMPREHENSIVE PLAN UPDATE . MASTER PLAN REPORT (FINAL ) 1-7 �·- ., v' t CHAPTER 2: THE PLAN How TO USE Although most land in The City of Portage is privately owned, the entire community has a stake in how it is used. The health, safety, morals, order, convenience, prosperity, and general welfare of all the community' s citizens are affected by the use of land. Access for fire trucks to a piece of property, conservation of energy, traffic movement, neighborhood preservation, employment levels, protection from flooding, level of water pollution, utility bills, housing costs, preservation of history, convenience to work, shopping and recreation - all of these and many other factors relate to the use of land . The Comprehensive Plan is the key to managing the land and its future development in The City of Portage. A. OVERVIEW OF THE PLAN The Comprehensive Plan is a framework and guide for land use regulation, development actions, and decisions as well as public expenditures on infrastructure to support land use activities. It is a prerequisite in Michigan for establishment of a zoning ordinance. subdivision regulations, and capital improvement programs. It serves as the legal basis under Michigan Compiled Laws for determination of questions and issues regarding: • • • • • Definition of zoning districts (including overlay zoning districts and planned unit developments). Recommendations on zoning changes. Development of subdivision regulations. Preservation of street rights-of-way (i .e., Major Thoroughfare Plan). Development of capital improvement programs. An officially adopted comprehensive plan is required under Michigan Compiled Laws (MCL) for a community to adopt a variety of land use control mechanisms [MCL 125.39, 125.43, 125.581(2)) . The Comprehensive Plan for The City of Portage will be used by the City of Portage Planning Commission as required under Michigan law. It satisfies specific Michigan Compiled Laws legislation (i.e., MCL 125.36 and MCL 125.37) regarding infrastructure and community development issues, and finally it provides a series of goals, objectives and guidelines that will serve to guide The City of Portage' s growth in years to come. The following sections review key points about the Comprehensive Plan. B. REVIEW OF LAND USE CHANGE PROPOSALS Prior to approval of requests for changes in land use (i .e., rezoning proposals and Future Land Use Map amendments) by the Planning Commission, it must be found that the proposed changes are consistent with the Comprehensive Plan. Specifically, to determine whether a proposed land use change is consistent with the Plan, appropriate Guidelines in the Plan and the Future Land Use Map must be reviewed . In the case of a Zoning District Map (i .e., rezoning) amendment, the proposed land use change must be consistent with both the Future Land Use Map and Guidelines to be consistent with the Comprehensive Plan. When an amendment to the Future Land Use Map of the Comprehensive Plan 1s proposed, the proposal must be consistent with the Guidelines of the Comprehensive Plan . PORTAGE C OMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 2- 1 �1. Consistency with Future Lane Use Map The first test of consistency with the Comprehensive Plan is whether or not the proposed land use change is consistent with the future land use designation of the Future Land Use Map. If the proposed land use change and the future land use designation are the same, the proposal is fully consistent with the Future Land Use Map . If the proposed land use change is of a comparable or lesser intensity land use than the future land use designation, the proposal is generally consistent with the Future Land Use Map. For example, a land use change to offices would be generally consistent with a future land use designation for commercial because offices are generally permitted as uses of right in commercial zoning districts. If the proposed land use change is of a significantly different intensity than the future land use designation, the proposed land use change is not consistent with the Future Land Use Map. ln such cases, the applicant for a zoning district map amendment may wish to apply first for an amendment to the Future Land Use Map. If the Planning Commission makes a favorable recommendation on a Zoning District Map amendment (i .e. , rezoning) and/or the City Council approves a zoning district map amendment that is inconsistent with the Future Land Use Map designation, the Planning Commission should amend the Future Land Use Map consistent with the Comprehensive Plan Guidelines. Even though a proposed land use change is found to be fully consistent or generally consistent with the Future Land Use Map, it must also be found to be consistent with the Guidelines of the Comprehensive Plan . If the Planning Commission desires to change a future land use designation of the Future Land Use Map, the Goals, Objectives and Guidelines of the Comprehemive Plan should support the redesignation . 2. Consistency with Guidelines The second test of consistency with the Comprehensive Plan is whether or not the proposed land use change (i .e .. Zoning District Map amendment or future land use amendment of the Future Land Use Map) is consistent with the Guidelines of the Comprehensive Plan . If the proposed land use change is not consistent with the Future Land Use Map designation. examination of the proposal relative to the Guidelines is only fruitful to support an amendment to the Future Land Use Map. If the proposed land use change is generally consistent with the Future Land Use Map designation. demonstrated compliance with the Guidelines is critical to reach a finding of full consistency with the Comprehensive Plan. Not all guidelines apply in each case. In fact, some guidelines address housing and infrastructure programs, and do not apply to land use change proposals. At the end of this chapter, Table 2-1 lists guidelines to be reviewed for all land uses. In addition to the guidelines applicable to all land uses, guidelines are to be reviewed for the specific land uses (residential, office, commercial. industrial, and community facilities) and any special circumstances, referring to Table 2-2. Table 2-3 lists guidelines for use in reviewing public programs. To use the Plan, appropriate land uses and circumstances must be located on the tables . Applicable guidelines are listed after each land use and circumstance. Only those guidelines listed in the "guidelines to be reviewed" column will be used in the evaluation of land use change proposals. The letter preceding each guideline identifies the topic area in the Guidelines Section . The following codes are used : C CF H I M NC 0 R T u Commercial Community Facilities Housing Industrial Economy/Marketplace Natural/Cultural Office Residential Transportation Utility Infrastructure PORTAGE COMPREHENSIVE Pl.AN UPDATE : MASTER Pl.AN REPORT (FINAL) 2-2 �For example, R-5 is guideline number 5 in the Residential area. Once applicable guidelines are identified, it is necessary to detennine whether the land use change is consistent with the guideline. The nature of these detenninations will vary. If a guideline states that high density residential development is appropriate only on or very near an arterial street, and if a proposal for high density development is on a major or minor arterial as designed by the Major Thoroughfare Plan, then a finding of consistency with the guideline is clear. If a proposal is not consistent with an applicable guideline, the people making the proposal have the opportunity to take appropriate corrective action to bring the proposal into consistency with the guideline. After a land use change proposal has been reviewed against each applicable guideline, and the people making the proposal have proposed mitigative actions to comply with the guidelines in question, a finding of consistency or inconsistency with the guidelines can be made. For a proposal (i .e., zoning district map amendment or Future Land Use Map amendment) to be in consistency with the Plan , it should normally be consistent with all applicable guidelines. Violation of any applicable guideline will typically constitute sufficient reason to find the proposed land use change to be inconsistent with the Comprehensive Plan. There may be exceptions to this rule. A proposal may be in violation of a guideline but still be consistent with the Plan. when : 3. I) The o verall intent of the Comprehensive Plan is followed . 2) The proposal does not substantially violate the applicable guideline or the adverse impact of the proposal on the community is minimal or nonexistent. 3) All feasible and practical methods have been exhausted for bringing the proposal into consistency with an applicable guideline. Consistency with the Comprehensive Plan For a proposed land use change concerning a Zoning District Map amendment to be consistent with the Comprehensive Plan. the proposal should be found to be consistent with the Future Land Use Map and the Guidelines . In the case of a proposed land use change concerning a Future Land Use Map amendment, the proposal should be found to be consistent with the Guidelines of the Comprehensive Plan to be found to be consistent with the Comprehensive Plan. C. FOUNDATION FOR GROWTH MANAGEMENT MECHANISMS The Comprehensive Plan serves as a guide for land use planning and management and development actions and decisions. The specific "tools" of the planning process include, but are not limited to, subdivision regulations, zoning ordinances. and capital improvement programs. Following the adoption of the 1996 Comprehensive Plan Update, the Planning Commission may recommend revisions to a variety of land management tools. 1. Subdivision and Condominium Regulations Subdivision regulations are the rules under which property owners may divide tracts of land . They cover factors such as design of streets, building locations, and required physical improvements to the land . They are intended to protect the property owner from inadequate services essential to the use of the property and to protect the community from excessive costs of improperly constructed facilities . The Planning Commission must review and approve an y subdivision of land in the City of Portage including condominiums. Under Michigan Compiled Laws (MCL) 125.43. the Planning Commission must adopt the Major Thoroughfare Plan component of the Comprehensive Plan to regulate the subdivision of land . Thus. the Major Thoroughfare Plan within the Transportation Element of the I 996 Comprehensi ve Plan Update is crucial to the preservation of right-of-way in the subdivision process as well as the zoning district map amendment process. The Guidelines of the Comprehensive Plan PORTA GE C OMPREH ENS IVE PLAN U PDATE MASTER PLAN REPORT ( FI NAL ) 2-3 �and the infrastructure elements of the Comprehensive Plan provide an underpinning as well as guidance in revision of the community subdivision regulations (per MCL 125.44). 2. Land Use Regulations Perhaps the most widely known Planning Commission authority is the responsibility to consider and recommend matters concerning the division of the community into zones and the regulation of land use activities and characteristics in these zoning districts (under MCL 125.581 through 125.584). The Zoning Ordinance defines what land uses can legally exist in each district as permitted and conditional uses. They also place various controls on these land uses such as height, yard requirements, parking, lot size, signage and landscaping, etc. Its purpose is to promote public health, safety and welfare. The Planning Commission serves in an advisory capacity to the legislative body for Zoning District Map amendments (i.e., zoning changes or rezonings). All zoning change requests come before the Planning Commission for a public hearing and Planning Commission recommendation, but the final authority on zoning rests with the legislative body (i.e., the City Council). The Planning Commission also serves in an advisory capacity for zoning regulation text changes. Michigan Compiled Laws 125.585 also authorizes creation of the Zoning Board of Appeals (ZBA). The ZBA has several authorities and duties, including hearing and deciding appeals of zoning enforcement actions, authorizing variances from the provisions of the zoning ordinance. and hearing and deciding exceptions in interpretations of the Zoning District Map and special approval situations. Under MCL 125.581 (2), the Comprehensive Plan provides the foundation for land use regulations including zoning overlay districts for specific land use management objectives or specific land use problems such as flooding (MCL 125.583), special land use regulations (MCL 25.584a). planned unit developments (MCL 125.5846), and site plan review regulations (MCL 125.584d). Accordingly, the Comprehensive Plan Guidelines provide an underpinning for various regulations; and the Comprehensive Plan Guidelines, Elements and Future Land Use Map provide guidance in the development and/or refinement of these regulations. As previously noted, the Comprehensive Plan comes directly into play in determining the appropriateness of proposed zoning district map amendments. 3. Capital Improvement Programs Under Michigan Compiled Laws (MCL) 125.39, the Comprehensive Plan is the basis for a capital improvement program. The City of Portage adopts a ten-year capital improvement program that is annually updated. Accordingly. the Infrastructure Elements (transportation and utilities). Recreation and Open Space Element and Community Facilities Element of the Comprehensive Plan serve as a source and provide guidance on public improvements. Further. the Major Thoroughfare Plan component of the Transportation Element and the Future Land Use Map provide guidance on the location of public improvements. Finally, the Guidelines of the Comprehensive Plan aid in identifying and evaluating locations and designs for proposed public improvements. D. OTHER PLAN USES The Comprehensive Plan also provides guidance on property acquisition programs. property redevelopment programs, housing programs and economic development efforts initiated by the public sector and property use decisions of the private sector. .:.. I. Property Acquisition Programs The Comprehensive Plan Functional Elements and the Future Land Use Map identify future needs for recreation, open space and community facilities where the city may acquire a full or partial interest in property to achieve the Goals and Objectives of the Comprehensive Plan. PORTAGE COMPREHENSIVE PLAN UPDATE · MASTER PLAN REPORT {FINAL) 2-4 �2. Property Redevelopment Progra~ The Future Land Use Map identifies possible areas where redevelopment of property for other uses may be appropriate in future years. 3. Housing Programs' The Guidelines and Housing Element of the Comprehensive Plan support initiatives to conserve and rehabilitate sound housing and to broaden housing opportunities. 4. Economic Development Efforts The Comprehensive Plan Guidelines and Economy/Marketplace Element address actions to preserve, revitalize and attract business and employment to the community. 5. Private Land Use Decisions Obviously, the Plan guides land owners in the City of Portage. If land owners want to use their land in a new way, they need to identify the zoning district in which the property is located, and whether the zoning regulations allow the development of the proposed land use. If not, the owner needs to examine the Comprehensive Plan concerning the property. since a change in zoning must be consistent with the intent of the Plan. The land owner may individually develop a new land use or may team up with or provide an option to other people or businesses to develop the land. This partnership, agreement, or contract may involve any of a number of factors: market analysts to consider economic feasibility of the development; financial institutions to fund the development; prospective tenants for the development; surveyors to measure and map the layout of the land; planners and engineers to plan and design the development; architects to design the buildings; attorneys to represent the various interests in the development; businesses to prepare the land by putting in streets and utilities; builders to put up the structures; and so on. Along with the land owner, each of these people or firms have reason to analyze the Comprehensive Plan about a particular piece of property being considered for development, or for that matter, what the Plan recommends about all property in The City of Portage. The Plan may on occasion, or quite frequently, guide any number of decisions made by these property owners/developers . .::. PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 2-5 �Table 2-1 GUIDELINES APPLICABLE To ALL USES Land Use Category Applicable To: All Land Uses Guidelines To Be Reviewed 1-8 Preserve Industrial Subdivision Sites A void Areas with Environmental Constraints Natural Drainage Channels Erosion Control Lake/Stream Buffering Protect Wildlife and Natural Areas M-5 Mixing of Uses T-1 Adequate Streets T-2 Pedestrian Movement T-3 Bicycle Movement T-4 Adequate Rights-Of-Way T-5 Roadway Cross Section Compatible with Area T-6 Access for All Transportation Modes T-7 Internal Circulation Design T-8 Higher Intensity Use Access T-9 Preservation of Through Traffic Capacity T-10 Adequate Off-Street Parking/Loading U-1 Existing Utilities U-2 Adequate Water Supply U-3 Adequate Sewage Treatment U-4 Adequate Storm Water Drainage U-7 Expansion of Sewers and Waterlines CF-8 Adequate Fire Protection NC-I NC-3 NC-4 NC-5 NC-9 Applicable If: In the I 00-Year Floodplain Site has Major Noise Problems Affects Historic Place/Structure Near or Within Portage Commerce Square Major Development near City Limits Transportation Facility Abandoned Transportation Corridor Utility Installation PORTAGE COMPREHE Sl\'E PLAN UPDATE NC-2 Development Restrictions NC-7 Discourage Noise-Sensitive Uses NC-8 Protect Historic Structures and Sites M-1 Site Planning Standards M-8 Coordinate Review T-11 Compatible Transportation Facility Design T-13 Transportation Corridor Preservation U-5 Compatible Utility Installation U-6 Underground Utility Installation MASTER PLAN REPORT (FINAL) 2-6 �Table 2-2 GUIDELINES APPLICABLE TO SPECIFIC USES AND SPECIAL CIRCUMSTANCES Land Use Categories or Special Circumstances Applicable To: All Non-Residential Applicable To: All Residential Applicable If: Mobile Homes Applicable To: Office Space Applicable If: Near or Within Portage Commerce Square Guidelines To Be Reviewed R-1 Protect Neighborhoods R-2 R-3 R-4 R-5 R-6 R-7 R-8 R-9 R- 10 R-11 H-2 Buffering Compatibility with Surrounding Uses Site Design Features Innovative Design (mixture of types/densities) Site Design Abutting Arterials Density Categories Low Density Location Criteria Medium Density Location Criteria High Density Location Criteria Floodplain Prohibition Mixture of Housing Types R-12 Mobile Home Grouping 0-1 0-2 0-3 0-4 0-5 0-6 0-7 Planned Office Centers Site Design Buffering Innovative Design Stand Alone Sites Location in Office Corridors Mixed Use Areas or Abutting Residential Areas M-6 Expansion of Portage Commerce Square PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 2-7 �Table 2-2 Continued GUIDELINES APPLICABLE To SPECIFIC USES AND SPECIAL CIRCUMSTANCES Land Use Categories or Special Circumstances Applicable To: Commercial Applicable If: Near or Within Portage Commerce Square Applicable To: Industrial Applicable If: Proposal Near Airport Near or Within Industrial Corridors Applicable To: Community Facilities Guidelines To Be Reviewed C-1 C-2 C-3 C-4 C-5 C-6 C-7 C-8 C-9 Planned Commercial Centers Stand Alone and Strip Commercial Sites Residential, Industrial or Recreational Areas Neighborhood Convenience Large Traffic Generators Location in Commercial Corridors Site Design Buffering Innovative Design M-6 Expansion of Portage Commerce Square 1-1 Location in Industrial Corridors 1-2 Site Design 1-3 Nuisance Mitigation 1-4 Hazardous and Offensive Uses 1-5 Next to Residential or Within Mixed Use Areas 1-7 Environmental Standards 1-9 Incentives NC-6 Storage/Waste Disposal Areas 1-6 Industrial Sites near Airports M-7 Industrial Area Expansion CF-I CF-2 CF-3 CF-4 CF-5 CF-6 CF-7 PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) Location and Expansion Criteria Compatibility with Surrounding Area Shared Sites Major Traffic Generators Residential Areas Preserve Facilities Use Existing Structures 2-8 �Table 2-3 GUIDELINES APPLICABLE TO PROGRAMS Pro2ram Ca1ie2ories Applicable To: Economic Development Programs Applicable To: Capital Improvements Program Applicable If: Major Infrastructure Investments Applicable To: Review of Development Controls Applicable To: Housing Programs Guidelines To Be Reviewed M-1 Business Outreach M-9 Facilitate Revitalization and Redevelopment M-2 M-9 T-1 I T-12 T-13 U-5 U-6 Public Infrastructure Expenditures Facilitate Revitalization and Redevelopment Compatible Transportation Facility Design Transportation Project Evaluation Transportation Corridor Preservation Compatible Utility Installation Underground Utility Location M-8 Coordinate Review M-3 M-9 H-3 H-4 Preservation of Land for Business Parks Facilitate Revitalization and Redevelopment Mixture of Housing Types Innovative Housing Design and Housing Types H-1 Housing Opportunities PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 2-9 �CHAPTER 3: GOALS AND OBJECTIVES WITH GUIDELINES A. OVERVIEW On June 22. 1995 , the Planning Commission reviewed an initial framework for the generation of goals, objective and guidelines. Draft goals were prepared on the basis of growth management issues (identified at May 25th public forums and May 25th Planning Commission workshop) and previous studies of development issues in Portage, and were presented for public comment at the second round of public forums and a Planning Commission workshop on July 27th . Based on comments of the public and the Planning Commissioners, the draft goals were revised and an associated set of objectives were prepared . With minor revisions. the Planning Commission on August 24th approved the goals and objectives as basis for proceeding with the generation of guidelines and for guiding the development and evaluation of future growth options. Draft guidelines were prepared and presented for public comment at the third round of public forums and a Planning Commission workshop on September 28, 1995. With revisions based on public and Planning Commissioner comments, the guidelines were finalized on October 26. l 995. In conjunction with the Future Land Use Map and the Thoroughfare Plan Map, the guidelines will be used to review development proposed for compliance with the Comprehensive Plan and to identify mitigative actions for bringing development proposals into compliance with the Comprehensive Plan. B. GOALS FRAMEWORK A framework was developed and refined for the generation of goals, objectives and guidelines by topical area. Figure 3-1 provides an overview of the goals framework as presented at the public forums and Planning Commission workshop on July 27 , 1995. The final goals framework follows . 1. Land Use and Development a) b) c) General Land Use Residential i) Overall Residential ii) Single-Family iii) Multi-Family iv) Mobile Homes Office i) Overall Office ii ) Professional Office iii ) General Office PORT AGE C OMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT ( ANAL) 3- 1 �"D ....~ ► lo) m ~,, ;JJ ~ i GOALS FRAMEWORK: Topic Organization "D (goals, objectives and guidelines) ~ i C ~ f ~ r:, !: ....~ u) ..... I ~ ~ :JJ ~ LAND USE and DEVROPMm -General Land Use -Residential -Office -Commercial -Industrial -Special Districts & Corridors NATURAl/CUlTURALRESOURCES -Natural Environment -Manmade Environment -Open Space & Recreation -Cultural/Entertainment Facilities ECOIIOMY/MARKO PUCE -Business Climate -Business Support -Business Retention & Recruitment -Revitalization & Redevelopment -Regional Coordination ~ f ~ --f i. r, ~ I: g HOUSING -Residential Character -Structure Preservation & Maintenance -Structure Revitalization & Redevelopment -Types 't> l'I) TRANSPORTATION -Roadways -Transit -Airports -Blkeways/Walkways -Railroads UTILITY INFRASTRUCTURE -Sewer Utilities -Water Utilities -Drainage Utilities -Electrlc/Gas/Telecommunlcatlon Utllltles -Solid Waste Disposal COMMUNITY FACRJTIES -General Government -Public Protection Facllltles -Educational Facllltles -Health Facllltles . �d) e) 0 2. 3. Commercial i) Highway Service (Motel/Hotel) ii) Neighborhood iii) Community iv) R'egional Industrial v) wholesaling/warehousing vi) light manufacturing vii) heavy manufacturing viii) transportation/utilities/communities Special Districts and Corridors ix) Portage Commerce Square x) Portage City Centre area xi) West Centre A venue high-tech/research office corridor xii) Industrial Corridors (Spri nkle and Shaver) Natural/Cultural Resources a) Natural Environment i) Natural Streams ii) Floodplains iii) Wetlands iv) Problem Soils v) Lakes vi) Game Preserves vii) Woodlands and Natural Areas viii) Water Quality ix) Air Quality b) Manmade Environment i) Urban Design ii) Historic c) Open Space & Recreation i) Parks ii) Green ways iii) Cemeteries d) Cultural/Entertainment Facilities Economv/Marketplace a) Business Climate i) Population/Income ii) Labor Force iii) Economy iv) Public Taxes and Regulation s b) Business Support i) Economic Development Programs ii) Financial Resources and Incentives iii) Transportation Systems iv) Communication Systems v) Physical Sites and Buildings vi) Travel/Conference Facilities vii) Utilities viii) Environmental Conditions c) Business Retention and Recruitment i) Business Outreach ii) Business Targeting PORTAGE COMPREHENSIVE PLAN UPDATE : MASll:R PLAN REPORT (F!NAL) 3-3 �d) e) f) I Revitalization and Redevelopment i) Business Sectors in Transition ii) Geographic Areas in Transition iii) Industrial Corridors in Transition iv) Residential Neighborhoods in Transition t Regional Coordination i) Transportation and Utilities (sanitary sewers) ii) Community Facilities Development Controls and Incentives i) Zoning Classifications (residential cluster development) 4. Housing a) Residential Character i) Non-Residential Use Compatibility ii) Transportation/Infrastructure Compatibility b) Preservation and Maintenance c) Revitalization and Redevelopment d) Types e) Densities 5. Transportation a) Roadways b) Transit c) Airports d) Bikeways/Walkways e) Railroads 6. Utility Infrastructure a) Sewer Utilities i) Sewage Treatment Facilities ii) Sanitary Sewer b) Water Utilities i) Water Treatment Facilities ii) Waterlines iii) Well Head Protection c) Drainage Utilities i) Stormwater Retention ii) Stormsewers iii) Drainage Facilities d) Electric/Gas/felecommunication Utilities e) Solid Waste Disposal 7. Community Facilities a) General Government b) Public Protection Facilities i) police ii) fire iii) emergency c) Educational Facilities d) Health Facilities PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 3-4 �C. GOALS Draft goal s were presented to the public and Planning Commission on July 27th; and, on the basis of comments. a revised set of goals were prepared and presented to the Planning Commission on August 24 , 1995 . With refinements directed by the Planning Commission on August 24th, the goals are as follows : • 1. 2. 3. Land Use and Development: Goal I . I : A well-organized and efficient use of land to meet the future employment and living needs of the community. Goal 1.2: An appropriate balance between and within land use types. Goal 1.3: A balance in the use of land that meets the existing and future needs of residents and businesses while protecting the natural and historic environment for the enjoyment of future generations. Goal 1.4: A community with a continuing residential flavor and an attractive residential environment. Natural/Cultural Resources: Goal 2.1: Natural , historic and cultural resource preservation for the maximum benefit and enjoyment of all. Goal 2.2 : Air and water (both surface and ground ) quality consistent with the existing and anticipated future use of such resources. Goal 2.3 : A recreation system that meets the active and passive needs of the existing and future characteristics of the people of Portage. Economy/Marketplace: Goal 3.1 : Sensible and sustainable, high quality, economic growth and development of a kind consistent with a diversified economy and with environmental protection and at a pace supportable by the community ' s existing and reasonably anticipated future infrastructure. Goal 3.2: Office, commercial and industrial development in designated areas to provide for business expansion needs, while achieving compatibility with surrounding land uses, the environment and public infrastructure investment. Goal 3.3 : The location and timing of public infrastructure (modern transportation, water, sewer and utility systems) expenditures for sustained economic expansion. Goal 3.4 : Public programs, incentives, regulations and taxation policies that are consistent with development and environmental goals . Goal 3.5: Regional cooperation for an attractive business climate and for effective and efficient delivery of business support activities . PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT ( FINAL ) 3-5 �4. Housing: Goal 4 .1: A residential flavor for Portage where the majority of the housing remains single-family detached structures. Goal 4 .2: N diverse and stable housing stock providing for a range of housing opportunities for all income groups and a suitable living environment for all persons. Goal 4.3 : 5. Transportation Goal 5.1: Goal 5.2 : Goal 5.3: 6. Goal 6.2: A transportation system adequate to accommodate the initial and ultimate development of Portage. Effectively use existing transportation system capital investments. The efficient maintenance and expansion of utility systems to serve development while protecting the environment, improving water quality, protecting development from environmental hazards and providing recreational opportunities. Public water, sanitary sewer and storm water drainage systems adequate to accommodate initial and ultimate development of Portage. Community Facilities: Goal 7.1: Goal 7.2: D. A balanced and coordinated, multi-modal transportation system for the movement of people and goods throughout the community in a safe, efficient manner. Utility Infrastructure: Goal 6.1: 7. Public programs, incentives, regulations and taxation policies that support the provision of housing opportunities for all persons .. High quality community facilities (municipal, police, fire, library, educational, cultural) to meet the projected changing needs, demographics and life styles and the health, safety and welfare of Portage residents. A variety of community facilities necessary to enhance community image and to contribute to a superior quality of life within Portage and the region. OBJECTIVES On the basis of public and Planning Commission comments on July 27th, draft objectives were prepared and presented to the Planning Commission on August 24, 1995. With refinements directed by the Planning Commission on August 24th, the objectives are as follows: ' Land Use and Development: Objective I.I: Objective 1.2: Concentrate future development in or adjacent to existing developed areas. Ensure the systematic development of residential , commercial and industrial uses in specific areas and corridors to take advantage of existing and future infrastructure improvements. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 3-6 �Objective 1.3: Foster the revitalization and redevelopment of existing uses which have deteriorated or have become obsolete. Objective I .4: Provide for the appropriate integration of different land use types and densities through location and design for compatibility. t 2. ' Objective 1.5 : Develop a balanced commercial base that meets the daily convenience needs of residents and employees while maintaining Portage' s position as the regional retail center for southwest Michigan and capturing the traveler/tourist market that passes through the community. Objective 1.6: Encourage the development of more corporate and regional office centers as well as office/research centers in Portage. Objective 1.7: Encourage innovative residential design to accommodate projected changing needs, demographics and life styles. Objective 1.8: Ensure the location and design of development to preserve natural areas, neighborhoods. and community character. Objective 1.9 : Permit innovative design to preserve and protect environmentally sensitive areas. Objective 1. 10: Protect sound residential areas from the intrusion of non-residential uses and from nuisances (such as traffic , noise and light) associated with non-residential uses. Objective I . 11 : Protect and preserve viable single-family residential neighborhoods. Objective I .12: Permit non-residential uses within residential neighborhoods when the location is essential or is supportive to the residential neighborhood. provided such uses are compatible with abutting residential development. Objective 1. 13: Permit the expansion of existing, non-residential uses within residential areas only when such expansion is compatible with abutting residential development. Objective 1.14: Ensure appropriate uses in and design of transitional areas between residential and nonresidential uses to ensure compatibility with the residential environment. Objective I. I 5: Ensure the compatibility between existing and future proposed uses on the boundaries of the community with other jurisdictions. Natural/Cultural Resources: Objective 2. 1: Protect environmentally sens1t1ve areas through the imposition of mitigative measures consistent with the scope and degree of potential impact from proposed development and the level of significance of such areas. Objective 2.2: Preserve environmentally sensitive areas through public acquisition and through incentives associated with taxation and development that encourage private preservation and dedication . Objective 2.3 : Preserve historic structures and landmarks through public acqU1s1t1on and through incentives associated with taxation and development that encourage private preservation and dedication or that facilitate adaptive reuse of the property. PORTAGE COMPREHENS IVE PLAN UPDATE : MASTER PLAN REPORT ( FINAL) 3-7 �3. ' Objective 2.4 : Protect water resources through the implementation of water management practices covering discharges into streams and lakes, storm water infiltration, and hazardous material spill prevention programs with water quality standards that are consistent with the designation of water resources for water-contact recreation or public drinking water. Objective 2.5 : Protect undeveloped areas along streams and lakes from inappropriate construction activities and land uses that would degrade water quality. Objective 2.6: Pursue the acquisition of land for neighborhood and community parks based on national recreation standards, when such parcels become available. Objective 2.7 : Maintain a coordinated and innovative approach to enhance existing parks, open spaces and vistas, historic landmarks and structures, cultural facilities, and recreation opportunities. Objective 2.8: Ensure state and local coordination in the appropriate reuse of State properties (such as game preserves) that no longer meet state objectives. Economy/Marketplace: Objective 3.1: Recruit businesses that are environmentally sensitive and that expand the economic diversity of Portage and that build upon the economic strengths of Portage. Objective 3.2: Ensure the public infrastructure expenditures (roadway, water, sanitary sewer and drainage systems) facilitate the office, commercial and industrial development in designated areas and corridors. Objective 3.3: Encourage development and activities which ensure the continued strength of the Portage Commerce Square, the central business area of the City. Objective 3.4 : Encourage planned commercial development in designated areas of the community to provide for business expansion. Objective 3.5 : Focus on general commercial development in the Westnedge Avenue and Portage Road corridors . Objective 3.6 : Encourage appropriate development along major streets and limit strip commercial development throughout the community. Objective 3.7: Ensure new uses along thoroughfares are designed to be compatible the thoroughfare through appropriate set backs, landscaping and buffering, and access, and through the minimization or elimination of direct property access to arterials. Objective 3.8 Permit limited commercial uses in residential neighborhoods that meet neighborhood convenience retail and service needs. Objective 3.9: Encourage development within the West Centre Avenue Corridor such as corporate and regional office centers, high-tech facilities and research-driven activities. Objective 3. JO: Identify primary industrial areas and marginal industrial areas (which may include obsolete sites or isolated industries), and provide for appropriate future development or redevelopment. Objective 3.11: Create specialized business parks for heavy industry, corporate offices, high technology and small to medium enterprises. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (PINAL) 3-8 �4. Objective 3.12: Identify industrial opportunities associated with the Kalamazoo/Battle Creek International Airport. Objective 3.13: Facilitate the environmental cleanup of abandoned industrial and commercial properties to• encourage reuse. Objective 3.14: Encourage and promote industrial development actJV1t1es in the primary industrial corridors within the community such as Shaver Road and Sprinkle Road. Objective 3.15: Ensure the transition from one use to another along arterials is compatible with remaining surrounding uses through screening and buffering, by the appropriate design of access to the property, and through preserving opportunities for access easements across property lines to minimize thoroughfare access points and to facilitate future access between adjoining parcels. Objective 3. I 6: Complement area-wide economic development activities to stimulate commercial and industrial growth in Portage and the region. Objective 3.17: Ensure an effective business outreach program to preserve and encourage the expansion of existing businesses in Portage. Housing: Objective 4.1 : Encourage single-family, home ownership through a range of housing opportunities for all income groups . Objective 4.2: Encourage a mixture of housing types in larger mixed-use, planned unit and residential development projects. Objective 4 .3: Encourage the preservation and rehabilitation of the existing housing stock through appropriate public programs, incentives, and policies. Objective 4.4 : Promote the reduction of the isolation of income groups within communities and geographical areas; and promote an increase in the diversity and vitality of neighborhoods through the spatial dispersion of housing opportunities for all. Objective 4.5 : Objective 4.6: Objective 4.7: I 5. Evaluate and implement, as appropriate, the provision of assistance and incentives (whether public expenditure, tax or regulatory) to local nonprofit housing organizations, housing providers and other groups in order to facilitate an expansion of housing opportunities. Ensure the provision of sidewalks in residential development. Promote awareness of the housing needs in Portage of very low to moderate income households and households with special needs. Transportation: Objective 5.1 : Objective 5.2 : Ensure adequate right-of-way is preserved to accommodate both existing and future transportation needs. Ensure that roadways are adequate to accommodate site-generated traffic at the time of occupancy, that the developer participates in the cost of transportation improvements PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 3-9 �directly necessitated by the proposed development. and that the public participates in the cost of additional capacity to accommodate future development. 6. Objective 5.3: Ensure the continuity of the functional, physical and aesthetic character of various classifications of streets in Portage. Objective 5.4: Ensure adequate financial resources are set aside for transportation facility (roadways, bridges, bikeways, walkways) maintenance and preservation before funds are allocated for capacity expansion. Objective 5.5: Emphasize, after maintenance, the preservation of the existing physical and functional capacity of major streets through the implementation of transportation system management techniques (such as intersection signalization, intersection improvements. access control , etc .) and transportation demand management techniques (such as ridesharing, preferential parking for multiple-occupancy vehicles. removal of physical access barriers to alternative modes, etc.). Objective 5.6: Evaluate capital investments in the roadway system on the basis of travel service, preservation of existing transportation investment, compatibility with the environment and desirable future growth patterns, multi-modalism and community characteristics. Objective 5.7 : Encourage alternative modes of transportation (including pedestrian, bicycle, ridesharing, forms of mass transit and so forth) when ever possible and where appropriate, through actions to remove design barriers to alternative modes and to incorporate them in development designs . Objective 5.8: Examine the appropriate reuse of abandoned transportation corridors for transportation and recreation purposes and preserve abandoned rights-of-way when appropriate. Objective 5.9: Address area-wide transportation issues through the Kalamazoo Area Transportation Study (KA TS) organization. Utility Infrastructure: Objective 6.1: Ensure adequate right-of-way and easements are provided for existing and future utility needs . Objective 6.2 : Ensure that water, sanitary sewers and storm water drainage systems are adequate to accommodate the demands necessitated by the proposed development, that the developer participates directly in the cost of utility improvements directly necessitated by the development, and that the public participates in the cost of excess capacity to accommodate other future developments . Objective 6.3: Encourage the expansion of the sanitary sewer system to all existing and forecasted land uses in Portage permitting on-site sewage treatment systems only for low intensity uses in areas where environmental constraints and ground water recharge are not a concern. Objective 6.4 : Pursue a publicly provided potable water system throughout Portage. Objective 6.5 : Ensure adequate provision and maintenance of storm water facilities to avoid flooding, to improve water quality, to preserve groundwater supply, to provide visual enhancement to the community and to provide recreational opportunities where appropriate . Objective 6.6: Focus improved and/or expanded sanitary sewers and water mains in areas or corridors that are the focus of industrial and commercial development. I PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT ( FINAL) 3-10 �Objective 6.7: Promote underground utilities (electric, telecommunications) within the community. Objective 6.8: Promote the development of a high-technology utility infrastructure to support business, personal and public utilization of the "information highway ." • 7. E. Community Facilities: Objective 7.1: Pursue the acqms1t1on of land for community facilities (when such parcels become available) and the expansion of community facilities based on national standards. Objective 7.2: Plan and consider facilities necessary for expanding and aging populations within the community. Objective 7.3: Plan and implement programs and projects to enhance the City Centre Area. GUIDELINES Draft guidelines were presented to the public and Planning Commission on September 28th, and comments received were incorporated into the guidelines on October 26, 1995. These guidelines are intended for use by the Planning Commission and City of Portage staff to review public and private development projects (i .e., land use decisions), infrastructure improvement programs (i .e., public expenditures on streets, sanitary sewers, waterlines, drainage, etc., that influence the location, intensity and timing of development), and public programs (e.g., housing) that affect the physical environment. The guidelines also provide direction and underpinning for regulations that affect land use (e .g., zoning, subdivision, parking, landscaping regulations), may suggest incentives to influence community development and preservation (e.g., historic preservation easements), and may suggest adjustments to other policies, which influence the use of land, for consistency with community development and preservation objectives. The guidelines are derived from the goals and objectives of the Comprehensive Plan Update, and were initially used to guide the preparation of the Future Land Use map and the Major Thoroughfare Plan map. I. Land Use and Development: a. R-1 Residential Guidelines Protect residential neighborhoods from nuisances and adverse impacts associated with new or expanded nonresidential uses and from land use changes to non-residential uses within the neighborhood. Guideline application: Intent: All non-residential land uses. To protect people's living environment. To ensure that new or expanded non-residential land uses are not detrimental to existing or future residential areas. To prevent the conversion of sound residential uses within the neighborhood to non-residential uses . To maintain or strengthen the stability of neighborhoods. To recognize the vulnerability of residential areas to certain adverse impacts such as traffic, noise and light from non-residential uses. This guideline does not mean that new or expanded non-residential land uses are automatically inappropriate on the perimeter of residential neighborhoods, nor does it mean that discriminatory practices towards any group of people are acceptable. Rather, it states a primary emphasis of the Plan Update -- preservation of the single-family, detached structure. residential character of Portage. (Objectives: I. I0. 1.11 and 1.12) PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 3-11 �R-2 Ensure adequate buffering, screening, or other techniques that rrut1gate nuisances when new residential development occurs next to existing higher density residential uses or existing non-residential uses. Guideline application: Intent: All residential. To protect'people's living environment. To ensure that new residential development is not adversely affected by adjacent land uses. The developer of the new residential development is responsible for compliance with this guideline. Nuisances to be mitigated include through site design and building orientation: a) b) c) d) e) f) g) h) Automobile lights, outdoor lighting, or illuminated signs; Loud noises; Vibrations; Dust or dirt; Smoke, vehicular exhaust, noxious fumes, and odors; Litter or junk; Outdoor storage, parking, or other unsightly areas; and Loss of privacy for potential residents. Techniques to mitigate nuisances include: a) Buffering and screening such as fences , walls, or other physical barriers. vegetation or physical separation; and b) Site design and building orientation, including appropriate placement of windows and balconies. Appropriate techniques and the extent to which they need to be applied will depend on the nature and magnitude of the nuisances being mitigated and the physical relationship between the residential development and adj acent land uses. (Objectives: I.JO. 1.11 and 1.13) R-3 Ensure new residential development is compatible with existing, abutting residential or non-residential development in size, height, mass, and scale. Guideline application: Intent: ' All residential. To prevent significantly higher intensity residential development from abutting significantly lower intensity residential development. To prevent low density residential development from abutting high intensity office, retail and industrial development unless significant separation, screening and buffering are introduced. To encourage screening, buffering and separation as a means to create a visual transition between adjacent residential uses of different intensities and between adjacent residential and non-residential uses of different intensities. To encourage gradual , rather than abrupt, changes in size, height, mass and scale of abutting residential development and between residential and non-residential development. To ensure compatibility between adjacent uses of differing intensity, size, and land use. Very intense residential development--usually having a high density--has characteristics preventing location in some areas . Significant changes in scale and size between adjacent developments may be undesirable or incompatible. Residential development of significantly different size, height or mass to adjacent areas may require special site design, careful building placement, or extensive buffering and screening. Likewise, low density residential development may be inappropriate next to higher intensity non-residential uses without special site design for appropriate visual transition, and higher PORTA GE COMPREH ENS IVE PLA N U PDATE: MA STER PLA N REPORT (Fl1':AL) 3- 12 �density residential development may be more appropriate where limitations exist to appropriate separation, screening and buffering. (Objectives: I .4, I. 10 , 1.11 and 1.14) R-4 Encourage the design of residential development to: a) b) Provide adequate lot sizes and shapes to accommodate houses; and Provide planned, usable open spaces of adequate size to serve the needs of residents and assurances that such open spaces, if commonly owned, will be properly maintained; and Use, where possible, the natural drainage patterns; and Save, to the extent possible, the natural vegetation; and Create, to the extent possible, street patterns that discourage speeding and through-traffic; and Provide, where appropriate, walkways, bikeways, curbs, trees, landscaping, benches, bus stops, and other site amenities; and Allow for buffering and screening to provide privacy for residents; and Prevent signs from being a viwal nuisance or a safety hazard to vehicular traffic . c) d) e) f) g) h) Guideline application: Intent: All residential. To encourage the design of residential developments that provide for functional requirements of buildings. Minimum lot size and shapes are specified in land use controls; however, these minimums may not result in adequate lot widths and depths to accommodate the type of housing reasonably anticipated to be marketed in a specific area of the community. To minimize disruption of the natural site. To provide for recreational and pedestrian needs and to minimize traffic hazards. (Objectives: 1.8. 4.6 and 5 .7) R-5 Encourage innovative residential design such that a development may target a variety of markets, preserve and protect environmentally sensitive areas, and integrate different types and densities of housing while providing for appropriate transitions internal to the development. Guideline application: Intent: All residential. To ensure a good transition between types (single-family detached, townhouses, quadraplex. apartments, etc .) and densities of residential uses internal to a development or abutting the development. To permit the clustering of dwelling units at higher densities so that greater separation. buffering and screening may be used to create a visual transition between residential areas of differing intensities or densities, to provide appropriate separation and buffers for environmentally sensitive areas and to preserve environmentally sensitive areas. (Objectives: I .4, 1.7, 1.8 and 1.9) R-6 Ensure appropriate residential lot and subdivision design when new residential uses abut arterial roadways for improved compatibility and for roadway capacity preservation through (in order of preference): a) b) c) d) Creating reverse lots which front on local streets rather on the arterial; or Providing shared driveway entrances with hammerhead turn-arounds; or Increasing the front yard set back, providing a continuous hedge or earthen berm (or combination thereof) to screen the residential use, and providing a hammer-head turn around in the driveway so that all vehicles face forward when entering the arterial; or Providing frontage or service roads parallel to the arterial to increase residential separation from arterial traffic. to provide opportunities for landscaping/buffering/screening, and to eliminate direct property access to arterial street. PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 3- 13 �Guideline application: Intent: All residential. To permit residential uses to locate along arterial streets when appropriate design is used for compatibility and for arterial capacity preservation. To discourage strip residential development • streets as a means to avoid infrastructure improvements. along arterial (Objectives: 1.2, 1.8, 5.3, and 5.5) R-7 Evaluate residential development on the basis of the following gross density categories: Low: Medium: High: Up to four dwelling units/acre Greater than four and up to eight dwelling units/acre Greater than eight dwelling units/acre Guideline application: Intent: All residential. To define density ranges to be used in the evaluation of residential proposals. To ensure that residential proposals are evaluated on their possible impact on adjacent areas, on the environment, and on community services and facilities rather than using housing type--e.g., multi-family, singlefamily , or town-house--as the only criterion. (Objectives: I .4, 1.7, 1.8, 1.9) R-8 Consider limitations to residential development to the "low density" category when: a) b) The development does not have a collector or higher street type for major access; or The development does not have both a public centralized sanitary and public potable water supply. Guideline application: Intent: All residential. To limit residential development where severe environmental conditions exist or where the infrastructure is not adequate to accommodate higher density residential development. To prevent severe soil erosion and sedimentation problems, foundation failures, drainage problems, sewage disposal problems, flood damage, and associated water pollution problems. To ensure that development of this density has streets with adequate capacity to handle traffic volumes generated. To prevent traffic congestion that wastes energy and creates more air pollution. (Objectives: J .8, 1.9, 5.2, and 6.2) R-9 Consider limitations to residential development to the "medium density" category or "low density" category when: a) b) The development site has soils characterized as wet; or A collector street is the highest available major access point for the development. Guideline application: Intent: All residential. To limit residential densities when severe environmental conditions exist on the development site. To prevent severe soil erosion and sedimentation problems, foundation failures, drainage problems, and associated water pollution problems. To create desirable land use relationships by locating higher residential densities on higher street classes, thereby making residential and non-residential uses more compatible and promoting complementary land uses . To ensure that development of this density has PORTA GE C OMPREHENSIVE PLA N UPDATE : MASTER PLAN R EPORT ( FINAL) 3-14 �streets with adequate capacity to handle the traffic volumes generated . To prevent traffic congestion that wastes energy and creates more air pollution. The appropriate street class must exist at the time the development is proposed or at the time the development will be occupied. Higher densities should be on higher street classes to prevent disruption to significantly lower density or intensity areas from excessive through-traffic . If access is not directly to a collector street, it may be on a lower class street provided access to the collector is not through a lower density residential or lower land use intensity area and does not create traffic problems. Medium density residential development may locate on an arterial street. Medium density residential development should have both a public centralized sanitary sewer and public potable water supply. (Objectives: 1.8, 1.9, 5.2, and 6.2) R-10 Locate residential developments of the high density category only where: a) b) c) d) There is a major access point on or very near an arterial street; and There is adequate water pressure and quantity for domestic use and internal fire protection systems; and There is a public centralized sanitary sewer; and No floodplains or wet lands are affected by site development. Guideline application: Intent: All residential. To locate higher residential densities on higher street classes, thereby promoting complementary land uses. To ensure that development of this density is located on streets with adequate capacity to handle traffic volumes generated . To prevent traffic congestion that wastes energy and creates more air pollution. To ensure adequate water pressure to reach upper floors of a higher building. The appropriate street class for high density development must exist at the time the development is proposed or is anticipated to be occupied. High residential densities should be on or very near arterial streets to prevent the disruption of significantly lower density or intensity areas from excessive through-traffic . If access is not directly to an arterial street, it may be on a lower street class provided the access to the arterial street is not through a lower density residential or lower land use intensity area and does not create traffic problems. The impact of high density residential development on the water system and fire protection is of particular concern due to the potential height and/or multiple floors of the building and the concentration of people. (Objectives: 1.8, 1.9, 5.2, and 6.2) R-11 Prohibit residential development in the 100-year floodplain . Guideline application: Intent: All residential. To prevent residential development in areas unsuitable for housing and living environments. To protect people and property from flood hazards. (Objectives: 1.8 and 2.1) R- 12 Provide for mobile homes in groupings which ensure that unique locational. compatibility, and safety requirements are recognized . Guideline application: Mobile homes. PORTAGE C OMPREH ENSIVE PLAN U PDATE: M ASTER PLAN R EPORT ( FI NA L) 3- 15 �Intent: To provide alternative living environments to community residents. To recognize that mobile homes can help satisfy the need for affordable, sound housing. Safety and tcompatibility objectives should be met by: a) b) c) d) Locating mobile homes in mobile home parks; Requiring appropriate anchoring devices and skirts; Providing lots of adequate size for fire protection and public safety; and Providing adequate open space. (Objectives: 1.4, 4. 1, and 4.7) b. 0 -1 Office Guidelines: Locate, where possible, office development in planned commercial or office centers. Also, locate office development: a) Where a conversi on from an existing non-office building to an office use is compatible with adjacent uses; or b) When an existing office use proposes to expand and the expansion is compatible with nearby uses; or c) d) When a proposed use is of an intensity and size to be comparable to a planned center; or When a proposed use requires a unique or special location in or near a specific land use or activity center; or e) Where land ownership patterns, existing land use conditions, or other circumstances make office development appropriate outside planned centers. Guideline application: Intent: All office space (public or private). To promote the development of compact groupings of office uses and buildings that: a) b) c) d) Cluster compatible office or commercial uses in common buildings or groups of buildings; Share vehicular access points and circulation patterns; Share utility hookups, service entrances, and other building systems; and Provide common pedestrian circulation. To utilize land in an economical manner and limit the number of access points to major streets, reduce traffic congestion and promote pedestrian safety. To discourage individual or isolated office uses from developing along streets. To promote a compatible relationship between office and commercial uses. (Objectives: I.I. 1.4, 1.6, 1.12, 1.13, 3.9 and 3.15) 0-2 Design office development : a) To include, where appropriate, circulation patterns for pedestrians, bicycles and handicapped people; and b) To provide, where appropriate, trees, landscaping, benches, bus stops, bicycle storage facilities and other site amenities ; and c) To promote a good transition between adjacent buildings and land uses in terms of building size, height, scale and materials ; and To prevent signs from being a visual nuisance or a safety hazard to vehicular traffic . d) PORT AGE C OMPREHE NS IVE P LAN U PDATE : MASTER Pl.AN REPORT (Fi NAL) 3-16 �Guideline application: Intent: All office space (public or private). To encourage the provision of pedestrian circulation and site amenities. To ensure compatibility between adjacent uses and to provide buffering for adjacent areas where necessary. To ensure that signs are n?t a nuisance. (Objectives: I .4, 3.15, 5.5 and 5.7) 0-3 Provide buffering, screening, separation or other techniques that mitigate nuisances when the development produces or is associated with nuisances or visually unpleasant characteristics. a) b) c) d) e) f) Automobile lights, outdoor lighting of illuminated signs; Loud noises; Odors, smoke, automobile exhaust or other noxious smells; Dust and dirt; Litter, junk or outdoor storage or Visual nuisances . Guideline application: All office space (public or private). Intent: To ensure that office uses creating nuisance provide adequate buffering and are not detrimental to adjacent land uses. To protect existing development. Buffering and screening techniques can include fences, walls, and physical barriers, as well as vegetation. Locating nuisances away from adjacent uses can also be used to prevent adverse impacts. (Objectives: I .4, 1.8, 3. 15 and 4.3) 0-4 Encourage innovative office design to preserve and protect environmentally sensitive areas and to create a desirable transition in the type and intensity of use. Guideline application: Intent: All office space (public or private). To ensure a good transition between residential and non-residential uses in terms of size, height, mass, setback and scale. To ensure the office structure and use fits the urban design character of neighborhood in which it is located. To minimize adverse impacts on environmentally sensitive areas such as wetlands. (Objectives: 1.4, 1.8, 1.9, l.14and3 .15) 0-5 Allow the development of individual office uses on separate lots when: a) b) c) Curb cuts will not create traffic problems or congestion and actions are taken, where appropriate, to create joint driveways and permit (existing or potential future) access between abutting properties; or A proposed development will not adversely affect the traffic-carrying capacity of a street; or A proposed use will not extend linear development to the extent that such a pattern creates substantial nuisances, hazards or disruptions to the area. Guideline application: Intent: All office space (public or private). To prevent single and individual office uses from developing along streets, contributing to strip development. To allow small office buildings that provide common vehicular access and parking for tenants. To prevent traffic problems and congestion. (Objectives: 1.4. 3.15 and 5.5) PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (F!NAL) 3-17 �0-6 Locate, when possible, office centers near existing office concentrations, along the West Centre Avenue corridor, and other designated corridors and areas as set forth in the Future Land Use Plan. Guideline application: Intent: All office space (public or private). To group ,offices together in relation to other office facilities and to encourage their location in designated areas and corridors. (Objectives: 1.1, 1.2, I .4, and 3.9) 0-7 Allow office development in mixed land use areas and adjacent to residential areas if: a) b) c) c) Direct access to a major thoroughfare (as defined in the Thoroughfare Plan) is provided; and Traffic problems and congestion are not created that adversely affect adjacent or surrounding areas; and The size, intensity, and character of the proposed use is compatible with adjacent areas ; and Nuisances are not created that adversely affect adjacent areas. Guideline application: Intent: All office space (public or private). To ensure compatibility between office uses and adjacent land uses. To allow development of mixed land use areas . To allow low intensity offices adjacent to residential areas with appropriate safeguards. Many office uses are complementary and compatible with other land uses. Office developments generally have fewer nuisances than commercial or industrial development. However, large office developments may be associated with high traffic volumes and a potential for traffic congestion. (Objective: 1.4) c. C- 1 Commercial Guidelines: Locate commercial uses only in existing or proposed planned commercial centers. Also, locate commercial uses : a) b) c) d) e) Where a conversion from an existing non-commercial building to a commercial use is compatible with adjacent buildings and uses; or When an existing commercial use proposes to expand and the expansion is compatible to adjacent uses ; or When a proposed use is of an intensity and size to be comparable to a planned commercial center; or When a proposed use requires a unique or special location in or near an existing specific land use or activity center; or When land ownership patterns, existing land use conditions or other circumstances make single-lot commercial development the only possibility. Guideline application: Intent: All commercial. To promote the development of compact groupings of commercial uses designed as a single unit that: a) b) c) d) Share vehicular access points and circulation patterns; and Cluster commercial uses together; and Share utility hook-ups, service entrances, and other building systems; and Provide common pedestrian circulation. To utilize land in an economical manner and limit the number of access points to major streets, reduce traffic congestion , and promote pedestrian safety. To restrict individual or isolated commercial uses from developing PORTAGE C OMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT ( FINAL) 3- 18 �along streets or in non-commercial areas . To allow commercial uses in older or redeveloping areas. To allow single-lot development when a commercial use is appropriate and planned center development is not possible. Planned commercial center development is preferable to single-lot development. However, all commercial development should be reviewed on the above criteria. Examples of planned commercial centers include: a) b) c) Regional shopping centers -- typical 400,000 square feet of gross leasable space, range in size from 300,000 to 1,000,000 or more square feet of gross leasable space, with an emphasis on durable goods (e.g., one or more full-line department stores of 100,000 square feet as anchor tenants), attracting regional traffic and serving populations in the range of 150,000 or more people (2.0 square feet of gross leaseable area per person) . Community shopping centers -- typical 100,000 square feet of gross leasable space, for nondurable goods and durable goods (e.g. , variety, discount or junior department store as anchor tenant), serving 40,000 to 150,000 people (2.5 square feet of gross leasable area per person) . Neighborhood shopping centers -- typical 30,000 square feet of gross leasable area, range in size from 15,000 to 50,000 square feet of gross leasable area, for residential supportive uses (e.g., supermarket or drugstore as anchor tenant), primarily nondurable goods and personal services, serving 2,500 to 8,000 people (6 square feet of gross leasable area per person) . Examples of commercial uses having unique location criteria or being comparable in function to a planned commercial center include : a) b) c) d) Large discount stores ; Combination or large grocery and drugstores ; Large automobile dealerships; or Motels and hotels . (Objectives: I.I, 1.3, 1.4, 1.5, 1.12, 1.13, 3.3, 3.4, 3.5, 3.6, 3.15 and 3.16) C-2 Allow the development of individual commercial uses on separate lots--strip commercial--only when : a) b) c) d) Curb cuts will be limited and designed so as not to create traffic problems or congestion; or A proposed development will not adversely affect the capacity of a street; or Locating in a planned commercial center is not feasible ; or A proposed use will not extend the linear development of commercial uses to the extent that such a pattern creates substantial nuisances, hazards, or disruptions to the area. Guideline application: Intent: All commercial. To prevent undesirable strip commercial development. To restrict linear and isolated development of single commercial uses along streets. To restrict commercial developments that do not share common access points, parking lots or other facilities . To prevent vehicular traffic problems and congestion. To utilize land in a more economical manner and prevent visually unpleasant and confusing environments along streets. "Strip commercial " development is a series of individual businesses on separate lots usually along arterial streets. There is no planned relationship or sharing of facilities between adjacent uses. Noncomplementary businesses and businesses drawing from different trade areas may be adjacent . Because individual businesses attract attention through uncoordinated or unrelated signs, lights, and color, strip commercial development often creates nuisances and is visually confusing for vehicular traffic. (Objectives: 1.4. 1.8, 3.4, 3.6, 3.7, 3.8, 5.5 and 5.7) PORTA GE C OMPREHENSIV E PLA N UPDATE : MASTER PLAN REPORT ( FINAL) 3- 19 �C-3 Allow commercial uses in: a) b) c) d) New residential developments where the commercial use mainly serves residents of the development (planned unit development) and is similar in character and intensity to the residences; or Older or redeveloping residential areas where the commercial use does not create nuisances and is compatible with the surroundings; or Planned industrial subdivision where the commercial use mainly serves people working in the industries; or Recreational and public areas where the commercial use is an ancillary use such as a concession business. Guideline application: Intent: All commercial. To allow some commercial uses in mixed land use areas. To encourage commercial revitalization in redeveloping areas. A neighborhood shopping center located in a planned residential development would be an appropriate commercial use. Restaurants and business services would be appropriate commercial uses in planned industrial subdivisions. (Objectives: 1.3, 1.4, 1.5, 1.8, 1.12, 1.13, 3.6, 3.8 and 3. 15) C-4 Develop commercial uses serving small areas or neighborhoods or providing convenience goods: a) b) c) Preferably adjacent or near existing convenience shopping facilities ; and With safe pedestrian access; and With an intensity and size that would not adversely affect existing residential areas or businesses; and d) With a good transition between adjacent uses that reflects existing architectural and residential character. Guideline application: Intent: All commercial. To allow the development of small businesses serving a neighborhood function . To provide convenience shopping close to residential areas that is accessible by pedestrians. To ensure commercial uses locating in neighborhoods are compatible with existing land uses. To promote a good visual transition between buildings and uses. Examples of commercial uses serving areas or neighborhoods or providing convenience goods, including: a) b) c) d) Neighborhood shopping centers; Corner grocery, drugstores, and "convenience stores;" Small restaurants; or Barbers, laundromats, and dry cleaners. (Objectives: 1.1.1.3, 1.4, 1.5 , 1.8, 1.12, 1.13, l.14 , and3 .8) C-5 Develop commercial uses attracting large numbers of people or generating large volumes of traffic : a) b) c) Only on a major arterial street near the intersection of another arterial ; and Only in non-residential areas; and Only at locations where nuisances and unique characteristics of the proposed use will not adversely affect adjacent areas. PORTA GE C OMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 3-20 �Guideline application: Intent: All commercial. To prevent large commercial uses from locating in predominantly residential areas . To ensure that special considerations are given so that nuisances do not affect adjacent land uses. Certain commercial uses are of such size and intensity that their potential for creating adverse impacts on surrounding areas is great. The appropriate street class must exist at the time a development is proposed or at the time the development is anticipated to be occupied. Those commercial uses not providing direct retail services to immediate surrounding residential areas and generally generating in excess of 400 trips during the peak hour would be considered large attractors of people and large generators of traffic. (Objectives: 1.2, 1.4, 1.5, 3.3, 3.4, and 3.5) C-6 Locate "intensive" and "general" commercial uses in the Westnedge Avenue and Portage Road corridors and in designated areas as set forth in the Future Land Use Map . ~neral application: All commercial. Intent: To concentrate major commercial development in designated corridors and areas. To strengthen Portage Commerce Square as the central business area of the city. (Objectives: 1.2, 1.4, 1.5, 3.3, 3.4, 3.5, and 3.6) C-7 Encourage the design of all commercial development: a) b) c) d) e) To include, where appropriate, circulation patterns for pedestrians, bicycles, and handicapped people: and To provide, where appropriate, trees, landscaping, benches, and other site amenities; and To promote a good transition between adjacent buildings and land uses in terms of size, height, materials and landscaping; and To prevent signs from being a visual nuisance or a safety hazard to vehicular traffic; and To preserve the traffic carrying capacity of streets through the minimization of entrances, use of joint entrances, frontage/service roads or easements for access between adjoining properties, as appropriate. Guideline application: Intent: All commercial. To encourage the provision of pedestrian circulation and site amenities. To ensure compatibility of buildings between adjacent land uses. To ensure that signs are not a nuisance or safety hazard . (Objectives: 1.4, 1.8, 3.7, 5 .5 and 5.7) C-8 Provide buffering, screening, separation or other techniques to mitigate nuisances when a commercial land use will produce or is associated with such nuisances as: a) b) c) d) e) f) Automobile lights, outdoor lighting, or illuminated signs; or Loud noise; or Odors, smoke, automobile exhaust. or other noxious smells: or Dust and dirt; or Litter, junk, or outdoor storage; or Visual nuisances. PORTAGE C OMPREHENSI VE PLA N UPDATE: MASTER PLAN REPORT ( FINAL) 3-21 �Guideline application: Intent: All commercial. To ensure that commercial uses creating nuisances provide adequate buffering and are not detrimental to adjacent land uses . To protect existing development. Buffering 'and screening techniques can include fences , walls, increased setbacks and physical barriers as well as vegetation . Locating nuisances away from adjacent uses can also be used to prevent adverse impacts. Screening of glare from commercial uses may not always be necessary . Automobile lights from a commercial use shining into a residential area are an example of when screening would be required . Loud noise is often associated with commercial uses attracting a large number of automobiles , businesses open late at night, and outdoor recreational facilities . Entertainment facilities may al so be associated with loud noise . Separation or isolation of commercial uses associated with noise is the most effective method to prevent nuisances . Some commercial uses are open for business after dark and/or late at night. These businesses have a potential for being disruptive to nearby residential areas . (Objectives: 1.4, 1.8, 3.7) C-9 Encourage innovative commercial design to preserve and protect environmentally sensitive areas and to create a desirable transition in the type and intensity of use. Guideline application: All commercial. Intent: T o ensure a good transition between residential and non-residential uses in terms of size, height, mass. set back and scale. To ensure the commercial structure fits the suburban design character of the neighborhood or planned unit development in which it is located. To minimize adverse impacts on environmentally sensitive areas. (Objectives: 1.4, 1.8, 1.9, and 1.14) d. 1-1 Industrial Guidelines: Locate. to the extent possible, in the Shaver Road and Sprinkle Road corridor and other designated areas of the Future Land Use Map, industries and industrial developments adjacent to an existing industry to form industrial clusters. The following industries may be considered for a location away from industrial developments and industrial areas, provided that they do not cause safety risks or nuisances to surrounding land uses : a) b) c) d) Extractive industries (gravel and sand pits); or Industries locating in areas of highly mixed land uses ; or Industries locating in existing structures and adapting them for productive re-use; or "Small-scale industries" which are compatible with adjacent residential and other land uses. Guideline application: Intent: All industrial. To promote clustering of industries and minimize conflicts with non-industrial land uses. To ensure more economical construction and a more effective use of roads and utilities. To promote effective screening, buffering and site planning. To allow. in certain cases. industrial location on sites independent from other industries if such sites are suitable for industry and compatible with surrounding land uses . PORTAGE C m 1PREHENSIVE PL AN U PDATE : M ASTER Pl.AN REPORT ( FIN AL ) 3-22 �"Small-scale" industries are in structures of a similar size to surrounding land uses and have nuisances comparable to surrounding uses. Possible industries may include the medical laboratories. printing shops, scientific equipment manufacturers, arts and crafts related industries. (Objectives: I.I, 1.2, 1.3, 1.4, 3.10, 3.11, 3.14 , 3.15 and 3. 16) t I-2 Design all industrial development to: a) b) c) d) e) f) g) h) Be compatible with adjacent development in terms of size, height, mass, and scale; and Provide, where appropriate, adequate lot sizes for buffering and screening adjacent development; and Provide sufficient space for on-site parking and service areas; and Use, where possible, the natural drainage patterns; and Save, to the extent possible, the natural vegetation; and Provide where appropriate, trees, landscaping, benches, bus stops, bicycle storage facilities, and other site amenities; and Prevent signs from being a visual nuisance or a safety hazard to vehicular traffic. Be located so as to discourage the presence of heavy trucks in commercial or residential districts . Guideline application: Intent: All industrial. To ensure site design that provides adequate space for a safe, efficient site layout that is compatible with surrounding land uses. (Objectives: 1.4, 1.8, 3.1 , 3.15, 5.5 and 5.7) I-3 Take all measures necessary to prevent industrial uses from causing nuisances to surrounding developments . Guideline application: Intent: All industrial. To minimize negative impacts on development surrounding industrial land uses. The magnitude and type of measures used to mitigate the impact of industries on surrounding land uses should vary according to the severity of the impact and the sensitivity of surrounding land uses to those impacts. Each industry has a varying potential to generate nuisances such as noise, odor, vibration, traffic, glare, or air pollution. Various land uses are affected by these nuisances differently; residential uses are more susceptible to impacts of this type than commercial uses. Some of the techniques that could be used singly or in combination to mitigate off-site and on-site nuisances are: r a) b) c) d) e) f) Use of arterial street rights-of-way with landscaped medians as buffers between industry and other land uses; Orientation of industrial uses away from arterial streets toward their own interior circulation systems in conjunction with landscaping, screening, and fencing along thoroughfare frontage; Location of nuisance generating processes at the interior of the industrial subdivision or industrial area, and location of less offensive uses at the periphery; Use of park land and open space between industrial and residential uses; Use of natural barriers such as woodlands, topographic changes, etc.; Buffering by planting. walls, earth berms, creation of deep lots, etc., when industrial uses abut residential areas ; PORT AG E COMPREHENSIVE PLA N UPDATE: MASTER PLAN REPORT (FINAL) 3-23 �g) Provision of a less intensive transitional development--e .g. , supporting office uses or research industries--between industrial and residential areas. Evaluations of a proposed industrial development will be based on its operational characteristics and the extent of nuisance mitigation as well as on the type of industrial use . • (Objectives: 1.3, 1.4, 1.8, 1.14, 3.1 and 3.15) 1-4 Locate industries which handle hazardous or flammable materials or are potentially offensive such as junkyards, landfills, and quarries away from residential areas and population concentrations. Guideline application: Intent: All industrial. To reduce the danger to human life and property associated with hazardous materials. To prevent the effects of offensive industrial land uses on residential areas. Hazardous materials include, but are not limited to, flammable liquids, gases, corrosives, poisons. explosives, toxins, and other materials used in such hazardous industrial operations as oil refineries and chemical plants. Population concentration areas include airports, schools, shopping centers, train and bus stations. offices, and other employment centers. (Objectives: 1.4 and 1.8) 1-5 Prohibit industrial development within residential areas. Locate industries adjacent to residential areas or in mixed land use areas only if the industries can be made compatible with surrounding development. Expand existing industries which are adjacent to non-industrial development in a manner that meets the needs of the industry and protects surrounding development from nuisances. Guideline application: Intent: All industrial. To protect neighboring land uses from nuisances which may be caused by industrial development. To preserve and maintain the character of existing residential areas. To allow the productive use of vacant land and structures in mixed use areas. To allow industry to expand at existing locations, rather than having to relocate. Potential nuisances from industrial development adjacent to non-industrial areas include noise, odor, glare, traffic , vibration, air pollution. and water pollution. Measures to mitigate industrial nuisances are necessary to make industry compatible with other land uses. It is recognized that technology has advanced to the extent that certain types of industries could relate well to neighboring residential development. Having such industries next to residential areas would improve the home/work relationship. However, there are such obnoxious industrial uses as landfills and junk yards that should not be located next to residential areas. Industrial relocation may entail significant expense while weakening the community's economic base and removing jobs from the neighborhood. Relocation may not be necessary, however, if adequate measures are taken to prevent adverse off-site impacts when an industry expands. Such measures may include screening, buffering, and site design techniques . (Objectives: 1.4, 1.8, 1.12. 1.13, and 1.14) I-6 Favor industrial sites near airports for those industries with transportation and production needs requiring such a location or for those industries which support airport-oriented industries. PORTAGE COMPREHENSIV E PL AN UPDATE : MASTER PLAN REPORT ( FINAL) 3-24 �Guideline Application: Intent: All industry near the Kalamazoo/Battle Creek International Airport. To promote efficient use of limited industrial sites located near the airport. t (Objectives: 1.2, 1.4, and3 .12) I-7 Provide assurances that air emissions and the disposal of industrial waste water and solid wastes will meet environmental standards and that the storage, handling, and disposal of hazardous materials will be done in a safe and environmentally sound manner. Guideline application: Intent: All industrial. To ensure that new or expanded industrial development will not cause the pollution of groundwater, streams, land. and air. To minimize the danger associated with hazardous wastes. (Objectives: 1.8. 2.1 and 3. I ) 1-8 Take appropriate action to reserve land that would be most suitable for industrial subdivisions. Guideline application: Intent: All land uses . To establish a supply of industrial subdivision sites to meet the needs of future industrial growth. To prevent development of prime industrial subdivision sites for non-industrial uses . Governmental actions to preserve suitable sites for industrial development may include ensuring adequate zoned land for use, up-to-date development regulations, and appropriate infrastructure facilities . Innovative activities may include joint ventures in developing an inventory of prime industrial sites, placing such sites in a holding zone until a proposal for their development is submitted. These activities may also involve acquiring and land-banking such sites with public funds , when appropriate. Sites most suitable for industrial subdivisions generally consist of 100 acres or more, are not surrounded by residential areas, have access--which does not pass through residential areas--to an arterial street near an expressway interchange, are not located in the I 00-year floodplain and have slopes between O and 6 percent. (Objectives: 3.2. 3.10, 3.11 , 3.14 and 3. 16) 1-9 Provide incentives to expand industrial employment, g1vmg special attention to industries which are environmentally sensitive, expand the economic diversity of Portage and provide employment opportunities for community and area residents, including unemployed, under employed, or lower-income people. Guideline application: Intent: All industrial. To retain existing industries and to attract new industries which can meet environmental requirements and which expand the diversity of the economic base. To make jobs more accessible to economically disadvantaged people. Methods for increasing industrial employment include: a) b) c) Providing reasonable flexibility through zoning and subdivision regulations; Acquiring vacant or condemned land suitable for industrial use with public funds ; Providing financial aid in reusing and rehabilitating vacant structures suitable for industrial use; PORTAGE COMPREHE NSI VE PLAN UPDATE : MASTER PLAN REPORT ( FlNAL) 3-25 �d) e) t) Providing local tax rebates where possible; Participating in job training programs to increase job skills; and Providing public service and facility improvements--e.g., transportation. utilities and (Objectives: 3.1 and 3. 16) 2. Natural/Cultural Resources: NC- I Locate development, whenever possible, in areas free of severe environmental limitations. Guideline application: Intent: All land uses . To locate development in areas which have no environmental constraints. To protect the quality of the environment. To minimize measures required to mitigate environmental hazards. To reduce the potential for environmental degradation. Severe environmental limitations to develop include floodplains, wetlands. natural areas. natural groundwater recharge areas, and may include areas with steep slopes, unstable soils, very severely eroded soils, soils with very severe erosion potential, and areas inhabited by endangered species. (Objectives: 1.8, 2.1, and 2.4) NC-2 Restrict development in the I 00-year floodplain by: a) Prohibiting the location or expansion of structures and storage areas in the floodplain, except for rare instances when it is conclusively demonstrated that no increase in floodwater elevation and velocity will result and that no public hazards will be created, and b) Allowing the modification or restoration of existing structures located in the floodplain only if the structural alterations do not increase the level or velocity of the 100-year flood and if flood proofing measures are taken. Guideline application: In the 100-year floodplain. Intent: To protect persons and property from the hazards of flooding. To strongly discourage the placement of structures in the floodplain and to prevent development which would increase flooding. To allow the continued use of existing structures located in the floodplain. Examples of land uses suitable for the floodplain include private and public recreational usesgolf courses, parks, wildlife preserves, hiking trails and horseback riding trails; agricultural uses managed to prevent excessive soil loss-sod farming, pasture, orchards, horticulture and truck farming; and accessory uses to residential, commercial, and industrial development-landscaped open space. (Objectives: 1.8, 2. 1, 2.4. and 2.5) NC-3 Avoid alterations and significant modifications to natural stream channels unless it is conclusively demonstrated that: a) b) c) Flooding is significantly reduced, and Any increase in erosion or flood velocity will not adversely affect other areas . Only minor impacts will occur to any wetlands or endangered species. Guideline application: All land uses . PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT ( Fl!'IAL) 3-26 �Intent: To prevent increased flooding and erosion from causing property damage and environmental problems. To protect natural drainage channels from bank erosion and sedimentation. To prolong the useful life of man-made drainage improvements. To protect water quality in streams from pollution cilused by stormwater runoff. To help achieve water quality standards. To minimize adverse impacts on wetlands. Adequate means to convey stormwater drainage, both on-site and off-site, are necessary for all development. Where existing on-site or off-site facilities are inadequate, the developer must provide all drainage improvements required by the proposed development. A possible exception to this requirement would be instances in which development is phased with off-site drainage improvements scheduled for public implementation. In some instances, correcting past drainage deficiencies may be the only way to properly develop an area. In those cases, developers may be required to improve on-site or off-site drainage conditions to remedy existing drainage problems if the proposed development would add to on-site or off-site drainage problems. (Objecti ves 1.8, 2.1, 2.4. and 2.5 ) NC-4 Utilize best management practices for erosion and sedimentation control during and after site preparation and con struction activities. Guideline application: Intent: All land uses . To maintain hydraulic capacity of natural and man-made drainage systems. To prevent water quality problems, such as turbidity and oxygen depletion associated with sedimentation of surface water. To preserve topsoil and soil fertility . To minimize off-site impacts, such as erosion or soil deposition on neighboring properties. To preserve natural stream channels and lakes .. The best management practices necessary for a given project depend upon site characteristics, the magnitude of site preparation activities, and conditions in the bodies of water draining the project site. Extensive measures to control sedimentation are required for projects on very severely eroded soils and on soils with very severe erosion potential, particularly along streams or lakes used for public recreation (and/or that violate water quality standards) and adjacent to storm water infiltration basins and natural groundwater recharge basins. (Objectives 1.8, 2.1, 2.4, and 2.5) NC-5 Buffer lakes and streams as well as storm water infiltration basins and natural groundwater recharge areas from the water pollution effects of site preparation, construction activities, on-lot sewage disposal and urban stormwater runoff. Guideline application: Intent: All land uses . To prevent the degradation of water quality due to non-point sources of water pollution. To protect Portages public water wells . "Non-point sources" of water pollution from activities are those which cannot be traced to a specific, identifiable discharge location. The most common urban "non-point source" of water pollution is stormwater runoff from roofs and parking areas . The transfer of hazardous materials at businesses and industries is of particular concern due to the potential high-level of pollution, and hazardous material spill prevention plans are commonly required . Thus, special retention basins or traps may be appropriate in loading areas were hazardous materials are frequently handled to capture any accidental spills, and special stormwater detention facilities with filters may be appropriate for parking and other loading areas . These sources of pollution can cause sedimentation, oxygen depletion and biological contamination of surface waters. Various PORT AGE C OMPREH EN SI VE PLAN UPDATE : MASTER PLA N REPORT ( FI NAL) 3-27 �techniques used to buffer streams from non-point sources include: grass filter strips, earth berms. barriers, hay bales. and setbacks from streams. These buffers also provide protection from land disturbing activities such as clearing, grading, and filling . Maintenance of grass filter strips and unpaved , naturally vegetated areas along water bodies can also mitigate the long-term impacts of drainage from paved surfaces. Establishment of minimum distances between on-lot disposal facilities and surface waters can diminish negative impacts on water quality . (Objectives: 1.8. 2.1, 2.4, and 2.5) NC-6 Locate industry including industrial materials storage areas and industrial waste disposal facilities so as to minimize hazards to groundwater and implement appropriate hazardous material spill prevention programs. Guideline application: Intent: All industrial. To protect groundwater quality, particularly the storm water infiltration basins and natural groundwater recharge areas. To protect existing and potential uses of groundwater as the public water supply. To prevent pollution of surface waters (lakes and streams) by contaminated groundwater. Drainage from landfills. chemical storage areas, and industrial waste disposal areas can have major irreversible impacts on groundwater quality . It is important that these land uses be located away from groundwater recharge and high water table areas. Liquid wastes must be stored under specific, engineered conditions to prevent leaching of waste materials. Likewise, the transfer of hazardous materials requires an appropriate spill prevention plan and the construction of appropriate detention facilities to prevent accidental spills from entering the surface or groundwaters. (Objectives: 1.8, 2. 1, 2.4, and 2.5) NC-7 Discourage noise-sensitive land uses in areas where accepted noise standards may be exceeded, unless adequate abatement measures are provided. Guideline application: Intent: If site has major noise problems. To prevent health hazards and nuisances caused by locating noise-sensitive development in areas which already have excessive noise levels such as the Kalamazoo/Battle Creek International Airport and major freeway arteries. The most common noise-sensitive land uses are residences, hospitals, nursing homes, schools. and churches. Noise-abatement measures include vegetative buffers, structural barriers, distance and soundproofing of structures. (Objectives: 1.8 and 2.1) NC-8 Preserve buildings, sites and districts that are recognized as having historic . cultural or architectural value . Guideline application: Intent: If proposal will affect an historic place/structure. To preserve the community's heritage. Historically significant buildings, sites or districts are those listed on the National Register of Historic Places. the Michigan State Historic Preservation Office list, listed in the National Landmarks' records. or places which are locally significant and are designated under a city ordinance. P ORTAGE COMPREHENSI VE PLAN UPDATE: MASTER PlAI\ REPORT ( FINAL) 3-28 �(Objectives: 2.3 and 2.7) NC-9 Protect, to the extent possible, wildlife and endangered species areas. wetlands, publicly owned parks, unique natural areas, and other areas with significant landscape features . • Guideline application: Intent: All land uses. To maintain the open space, vegetation and wildlife resources in Portage for future generations. To preserve significant natural areas from negative impacts due to intense development. In some cases, when publicly owned open space is the site for the location or expansion of a necessary community facility, utility, highway, land use, etc., replacement in kind of the open space resource would be acceptable under this guideline. Privately owned open space, unique natural areas and such significant landscape features as hillsides, stream corridors and scenic areas, which are of proven significance to the public as a whole may be preserved through public acquisition, conservation easements and scenic easements. In some cases, a buffer area may be needed to maintain the quality of these resources. (Objectives: 1.8, 2. 1, 2.2, 2.6, 2.7. and 2.8) 3. Economy/Marketplace: M-1 Ensure a business outreach program with the area-wide economic development agency, Chamber of Commerce and other related organizations to help solve local business problems at an early stage. Guideline application: Intent: Review area-wide economic development efforts. To ensure that the business community becomes a partner with the City, with shared goals and objectives. (Objective 3.17) M-2 Ensure that public infrastructure expenditures are adequate for future growth . Guideline application: Intent : Review and development of the City Capital Improvement Program (CIP). To guarantee that new growth can be accommodated and does not result in an undue financial burden on the community. (Objectives: I. I and 3.2) M-3 Facilitate the preservation of land for and the development of specialized business parks. Guideline Application: Intent: Review of present development controls. To ensure adequate zoned land, up-to-date development regulations and infrastructure expenditure priorities consistent with the creation of specialized business parks for heavy industry, corporate offices and high technology, and small to medium sized enterprises. (Objectives : 3.2 and 3.11) M-4 Develop site planning standards that will allow development of Portage Commerce Square in the most efficient way . PORTAGE COMPREHENSIVE PLAS UPDATE : MASTER PLAN REPORT (FINAL) 3-29 �General Application Commerce Square. Intent: All property within and abutting the established boundaries of Portage To guarantee that the limited amount of land within the boundaries of the Square is used in an efficient way so as to not cause sprawl. Examples of efficient land use patterns for the Commerce Square incfude grouping high-density residential and retail so that residents can walk to the stores and including better access to transit service so that parking requirements may be reduced. (Objective 3.3) M-5 Allow mixing of use, such as limited commercial near residential or commercial near office, when: a) b) c) traffic problems and congestion are not created that adversely affect adjacent or surrounding areas; the size, intensity, and character of the proposed use is compatible with adjacent areas; nuisances are not created that adversely affect adjacent areas . Guideline Application: Intent: All land uses To guarantee that land is used more efficiently. Users of one land use, such as residential. may be able to take advantage of another land use if it is located nearby. If the neighboring land use is within walking distance and can be easily reached, traffic in the area may be reduced. (Objectives : 3.4 and 3.8) M-6 Allow the expansion of Portage Commerce Square when: a) b) c) there are no longer sites of appropriate size for development; neighboring vacant sites not within the Square would be appropriate for the type of development compatible with existing development; all sites within the Square with obsolete uses have been redeveloped . Guideline Application: Intent: Office and commercial uses within and abutting Portage Commerce Square. To guarantee that there is sufficient land as new development that would be appropriate for Portage Commerce Square occurs . If the previous criteria apply, adjacent land to the Square can be used for expansion. (Objective 3.3) M-7 Allow the expansion of the industrial areas along Shaver Road and Sprinkle Road when : a) b) c) there are no longer sites of appropriate size for development; neighboring vacant sites not within the industrial areas would be appropriate for the type of development compatible with existing development; all sites within the industrial areas with obsolete uses have been redeveloped. Guideline Application: Industrial uses within and abutting Shaver Road and Sprinkle Road industrial corridors. PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL ) 3-30 �Intent: To guarantee that there is sufficient land as new development that would be appropriate for the Shaver and Sprinkle industrial corridors occurs. If the previous criteria apply, adjacent land to the industrial areas can be used for expansion. (Objective 3.14 ) M-8 Coordinate the review of major developments and major infrastructure investments that have major regional impacts or significant impacts on abutting jurisdictions. Guideline Application: Intent: During review of Land Use Map To ensure the compatibility between existing and proposed uses on the boundaries of Portage. To establish a mechanism for referral between abutting planning jurisdictions when major development projects with significant impacts (such as traffic) on other jurisdictions are being reviewed for approval. To coordinate area-wide transportation issues with the Kalamazoo Area Transportation Study and other area-wide infrastructure issues through appropriate regional forums. (Objectives : 1.15 and 5.9 ) M-9 Facilitate the revitalization and redevelopment of existing commercial and industrial uses which have become abandoned . Guideline Application: Intent : Review of present development controls and economic development programs. To ensure adequate zoned land , up-to-date development regulations and infrastructure expenditure priorities consistent with the revitalization of older commercial and industrial areas. To address impediments (such as environmental cleanup, access , etc.) to reuse and revitalization. (Objectives: 1.3 , 3.2, 3.10, 3. 13 and 3. 15) 4. Housing: H-1 Create housing development, redevelopment, rehabilitation, and reinvestment opportunities m older and declining neighborhoods . Guideline application: Intent: Development of City's housing programs. To promote neighborhoods and to preserve housing. Examples of techniques that can be used to create and preserve neighborhoods and to encourage development and redevelopment include: a) b) c) d) e) f) g) Innovative building design to fit oddly shaped or narrow lots ; Adaptive reuse of existing buildings and underutilized land ; Appropriate public services; Incentives through zoning and other land use regulations ; Financial assistance through public and private institutions; Land assembly and improvement for new construction; and Historical and architectural designation . Existing neighborhoods and housing are a valuable and irreplaceable resource. Rehabilitation of sound housing is preferable to demolition . PORTAGE C OMPREHENS IVE PLAN UPDATE · MASTER PLAN REPORT ( FI NAL) 3-31 �(Objectives: 1.3, 1.7, 1.11 , 2.3, 4.1, 4.4 and 4.5) H-2 Encourage, to the extent possible, mixtures of housing types and land uses within planned developments to: aJ b) Utilize cost;efficient site layout and design techniques; and Create new, self-contained neighborhoods and areas. Guideline application: Intent: All residential. To facilitate the supply of housing available to all income groups . To create convenient living environments where shopping and other services are included in the development. To reduce energy consumption. To take advantage of innovative design techniques such as housing clusters, types and designs, and common open space as part of an overall design for unique living environments. (Objectives 1.4, 4. 1 and 4.2) H-3 Ensure that land use controls provide for a mixture of housing types . Guideline application : Review of the City's already developed land use controls. Intent: H-4 To facilitate the supply of housing available to all income groups. (Objectives 1.4. 4. 1, 4.2 and 4.4) Ensure that land use controls allow innovative housing design techniques, and housing types. Guideline application: Review of the City's already developed land use controls. Intent: To facilitate the supply of housing available to all income groups . (Objectives 1.4, 1.7, 1.9. 4. 1. 4.2. 4.3, 4.4 and 4.5) 5. Transportation: T-1 Ensure that all development and land use changes are served by adequate street facilities which have the capacity to accommodate the traffic generated by these uses . Guideline application: All land uses. Intent: To ensure that streets have adequate capacity so that new development does not cause or compound traffic congestion. To require street improvements, where necessary, in order to maintain a reasonable level of traffic service, taking into account the traffic generated by the proposed development and normal traffic growth . To prevent types and densities of land use that cannot be reasonably served by the existing street system unless provisions are made to improve the system to a level of adequacy. The developer may have the option of providing necessary street improvements to overcome an inadequacy, or delaying development until necessary road improvements are in place, or staging the development to coincide with necessary street improvements (public or private). Necessary street improvements may vary from only on-site road system construction to the addition of acceleration or deceleration lanes, or left-turn lanes or of traffic signals on streets bordering the site to street or other improvements. (Objective 5.2) PORTAGE COMPREHENSIVE PLA'i UPDATE : MASTER PLAN REPORT (FlNAL) 3-32 �T-2 Provide for the movement of pedestrians through the provision of: a) b) c) d) e) walkways from residential areas to recreation areas, schools and shopping facilities in the neighborhood and walkways for access to transit stops and walkways where heavy pedestrian movements may be anticipated between land uses and pedestrian overpasses/underpasses when street closings are impractical and vehicular and pedestrian volumes warrant such separation and walkways through expressway interchange areas where appropriate. Guideline application: Intent: All land uses . To encourage pedestrian travel as an alternative to the private automobile between closely related land uses in the neighborhood. To improve pedestrian access to public transit routes from places of residence and employment in order to encourage the use of public transit as an alternative to the car. To encourage the provision of walkways between retail facilities and major concentrations of pedestrian activity. To reduce major conflicts between vehicular and pedestrian movements for improved safety. In most instances, walkways will be required for all development. (Objectives: 5.2 and 5.7) T-3 Encourage the movement of bicycles from residential areas to neighborhood recreation areas, schools. shopping facilities and major employment centers. Guideline application: Intent: All land uses. To encourage the bicycle as an alternative to the private automobile between closely related land uses. To promote the development of bicycle facilities to major urban recreation areas and major employment centers. The type of bicycle facility - whether shared roadway or walkway, whether separated by barrier on a roadway or walkway or whether an independent facility -- will depend on the volume of bicycles and the magnitude of vehicle or pedestrian conflict as indicated by vehicle speeds and volumes. On most residential streets, the street serves as the bikeway and no separated bikeway facilities are warranted. On arterial streets with high volumes and speeds, bikeways separated from the vehicle travel ways or on exclusive rights-of-way may be warranted. The Thoroughfare Plan bicycle component serves as a guide to the location of bikeway facilities. Bicycle storage facilities at major bicycle destinations -- parks, shopping centers and schools -- are essential to encourage bicycle use. (Objectives: 5.2 and 5.7) T-4 Provide adequate rights-of-way to accommodate required and anticipated roadway, walkway and bikeway improvements, utilities and landscaping through dedication . Guideline application: Intent: All land uses. To ensure adequate rights-of-way for facilities that are required or used by the proposed development and that pass through or abut the development to maintain system continuity. In most instances. the developer will be required to dedicate rights-of-way for all street. bikeway and walkway facilities within or abuning the development as set forth in the subdivision and other land use regulations and the adopted Thoroughfare Plan. Dedication of street rights-of-way should ensure PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 3-33 �that transit service can be accommodated where appropriate. In the case of an expressway or major arterial where immediate access is not permissible to the development, the developer may be requested to reserve rather than dedicate the rights-of-way . (Objectives: 5. 1 and f, . l ) T-5 Ensure the proposed roadway cross section is consistent with the functional, physical and aesthetic character of the area in which the street is located. Guideline application: Intent: All land uses. To ensure the proposed cross sections are consistent with the Thoroughfare Plan relative to functional class, compatible with the abutting land uses, and reflect the design objectives of the corridor designation as "conservation", "preservation", or "correction" set forth in the Thoroughfare Plan. (Objectives 5.1. 5.3, 5.5, 5 .7) T-6 Provide adequate access to, from arid through all development for the proper functioning of the streets, walkways, bikeways and transit systems and for emergency vehicles by linking the interior roadway, walkway, bikeway and transit systems with systems already built or planned in the surrounding area. Guideline application: Intent: All land uses. To ensure that all parcels proposed for development have access to a legally established facilities for deliveries, service, maintenance, emergency vehicles and parking. To ensure that access points are adequate in number and design to prevent both on and off-site traffic congestion. To prevent discontinuity in travel movements that would increase the length of trips, local trips on the thoroughfare system, public facility costs, travel costs, energy costs and air pollution. To ensure proper connection of the development to the community thoroughfare system. To ensure continuity of the thoroughfare and local street systems while preventing unnecessary through traffic on the local street system. The number of required access points will depend on the amount of traffic generated by the proposed development and on its impact on the surrounding street system. More access points may be required to distribute the traffic load to prevent traffic congestion; however, this must be balanced against the creation of too many access points that would disrupt through traffic . The proper design , location and spacing of access points depends on the type, volume and speed of existing and anticipated traffic. Adequate sight-distance and travel-lanes are of particular concern for all access points. While ensuring system continuity, consideration must also be given to the manner of connection in order to discourage unnecessary through traffic, especially in residential areas. A connection to the existing road pattern should be made in a manner that does not adversely affect existing land use. Future connections to the transportation system to surrounding vacant land should be assured by providing for the extension of streets, walkways and bikeways. The Thoroughfare Plan shows the existing and planned street system for collectors, arterials and expressways. Provision must be made for the continuity of these street facilities through all development. Walkways and bikeways in surrounding areas must be continued through the development if such facilities are essential to the proper functioning of the walkway or bikeway system. (Objectives: 5.2. 5.5. 5.7) P ORTAGE C OMPREHE NS IVE PL A!'-1 U PDATE: MASTER PLAN REPORT ( FI NAL) 3-34 �T-7 Design the internal circulation of all development for safe and efficient travel movement by all types of transportation. Guideline application: Intent: All land uses. To ensure ' that roads are constructed with adequate pavement width, grade, and curvature to accommodate existing and anticipated vehicle, pedestrian and bicycle movements and the mix of vehicle types. To ensure that public expenditures are not necessary in the immediate future to correct deficiencies that could be reasonably anticipated at the time of initial development. To ensure that the internal circulation system of a development is designed to separate motor vehicle and pedestrian conflicts as needed and to provide continuous roadway, walkway and bikeway systems. Continuity of roadway, walkway and bikeway (where applicable) systems within the development is critical; continuous roadway facilities through the development are necessary to tie all local access roads or parking areas, where applicable, to the thoroughfare system. To the extent possible trips of different types should be separated by the circulation system -- local versus through trips, goods delivery versus employee or patron parking, etc. The circulation system should be designed to prevent traffic congestion or safety problems by ensuring adequate intersection spacing for vehicle storage; by ensuring adequate, unobstructed sight distances at all intersections and by avoiding long dead end streets. Vehicle, pedestrian and bicycle movements should be separated when appropriate ; and pull-over public transit stops should be provided, where possible and practical, to avoid blocking traffic . The road design should provide sight distance consistent with probable traffic speed , terrain, alignments and climatic extremes and should relate horizontal and vertical street alignments to the natural contours of the site to the extent practical. (Objectives: 5.2, 5.3, 5.7) T-8 A void street access to development through areas of significantly lower intensity or density development if such access would create significant nuisances. Guideline application: Intent: All land uses. To prevent unnecessary through traffic with accompanying noise, congestion and safety hazards in areas of lower intensity or density development. To separate local and through traffic where possible. The use of a local residential road for access to a development of significantly higher residential density or non-residential intensity may be inappropriate even if the street were functionally upgraded to accommodate the traffic of the proposed use. There are also instances in which truck traffic to industrial development may be inappropriate even if the street were functionally upgraded to accommodate the traffic of the proposed use. There are also instances in which truck traffic to industrial development may be inappropriate on roads through commercial uses. (Objectives: T-9 1.4, 1.8, 1.10, 1.11 ) Preserve the through traffic capacity of the thoroughfare system by: a) b) c) d) establishing property access with a sufficient distance from expressway interchange ramps ; and placing intersections a sufficient distance from interchange ramps; and spacing intersections along a thoroughfare for efficient traffic signal operation; and using, to the extent possible, local streets or frontage roads for direct access to property along arterials. Guideline application: All land uses. PORTA GE C OMPREHE NSIVE PLAN UPDATE: M ASTER PLAN R EPORT ( FI NA L) 3-3.5 �Intent : To preserve the traffic carrying capability of the interchange streets and the interchange. To strictly control access to property or to other roads from the interchange road in the vicinity of the expressway. To prohibit entrances to the interchange road that would interfere with vehicle storage, merging or diverging at ramp intersections. To ensure adequate weaving and storage distance between tht! first street intersection and the expressway ramp. To improve safety by controlling the frequency and manner of access to thoroughfares. As a general rule, access to the interchange would not be permitted within 400 feet of the nearest expressway ramp. Only right-in and right-out vehicle movements would be permitted within 400 feet to I 000 feet of the expressway ramp. The first full intersection with the interchange road should be I 000 feet from the expressway ramp. These distances will vary on a case-by-case basis recognizing the characteristics of the interchange (e.g. , type and signalization) and the special access problems or hardships that might be created within already developed areas. If property access via local roads or frontage roads is not practical, right-in and right-out movements into driveways may be permitted but should be as far away from full intersections as possible. If a frontage road entrance exists at less than the desirable spacing, access should be restricted to right-in and right-out traffic movements. A desirable spacing of four-way intersections along major arterials is about I 000 feet. Where property access on major arterials by way of local roads or frontage roads is impractical, appropriate design measures should be taken to control the frequency and manner of access such as driveway entrances, turnaround driveways, rear access to the property or right-in/right-out driveway entrances. (Objectives: T- 10 5.2 and 5 .5) Provide off-street parking and loading of sufficient quantity and adequate design for the type and intensity of development, for the mode of access to the development and for its users. Guideline application: Intent: All land uses. To ensure that off-street parking and loading facilities are adequate in quantity and design for efficient and safe traffic movement on public streets to and from the site and within the site. To vary parking and loading requirements with the type and intensity of land use, the type of access to the site and the characteristics of the users. The amount of off-street parking should be adequate to accommodate peak hour volumes by the automobile. If it can be demonstrated that a portion of the residents, clients or employees use other types of transportation than the automobile, off-street parking requirements may be reduced -- e.g., elderly housing, walk-in restaurants. The appropriate degree of separation between a land use and parking varies with the location in the community and type of land use. Off-street parking should be within a few hundred feet and not separated by heavy traffic volumes from the primary use. For convenience goods, the parking should be integral to the site. The size of the off-street loading facility should be adequate to accommodate normal peak hour demands for loading of passengers and goods . For single-family residences, a driveway is adequate for off-street loading and parking. However, for higher density residential and non-residential uses which involve considerable passenger loading or goods delivery, off-street loading facilities may be required . (Objectives: 5.2 and 5.5) PORT AG E COMPREHENS IV E PL AN U PDATE: MASTER PLAN REPORT ( FI NAL) 3-36 �T-11 Ensure that transportation facilities are compatible with surrounding land uses. Guideline application: All transportation facilities (air transportation and all modes of ground transportation) and services. Intent: To ensure the proper design of transportation facilities . To ensure that adequate measures will be taken to reduce noise, glare, vibration, air pollution, odor, visual intrusion and through-traffic. To avoid the creation of incompatible land uses near new transportation facilities . The magnitude and type of measures required to mitigate transportation nuisances will vary depending on the type of nuisances and the sensitivity of the surrounding land uses. Possible measures include: a) screening and buffering from surrounding land uses through plantings, berms. fences and walls; b) providing greater distance separation through the purchase of right-of-way for the mitigation of nuisances; c) placing the facility below grade; or d) designing the foundations of transportation structures and equipment to reduce noise and vibration . When a new transportation facility passes through existing development, it often fosters a change in land use due to a higher level of transportation accessibility. Considerable conflict may arise between new and existing land use if any transition in land use is not guided and if strategies are not developed to preserve or to redevelop existing land use, as appropriate. (Objectives: T-12 1.2. 1.4 and 1.8) Evaluate proposed transportation improvements for the minimization of capital cost, user cost and community (including economic, social and environmental components) cost; and evaluate proposed transportation improvement programs for the maximization of benefits. Guideline application: Intent: Review of transportation facilities and services in the City's Capital Improvement Program and in the metropolitan area's Transportation Improvement Program .. To ensure that the transportation planning process and individual project planning consider all types of transportation. all direct and indirect costs and all non-quantifiable impacts. To ensure the most efficient use of limited transportation funds. Evaluation considerations include, but are not limited to, the following: a) energy conservation; b) effective use of abandoned, under-utilized or surplus public rights-of-way for all types of transportation; c) reduction of air pollution and noise; d) contribution to achievement of the adopted comprehensive plan and orderly development of the community; e) construction to logical termini capable of handling the traffic generated if a facility is constructed in stages; f) determination that the benefits of developing a street or parking facility offset any detrimental effects on public transit; g) selection of the most appropriate type(s) of transportation to service a corridor's particular travel demands; h) achievement of balanced improvement of transportation facilities in different functional classes to ensure the type of traffic handled by a particular functional class is appropriate; and PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 3-37 �i) avoidance of facilities which pass through parks, historic areas, wildlife habitats or other areas of state, regional or local significance unless no other feasible alternative exists, and then only if appropriate action is taken to minimize adverse impacts. The most cost-effective transportation improvement programs emphasize a more efficient use of existing fadlities and low-cost capital improvements. Limited transportation funds are best allocated according to the following order of priorities: a) b) c) d) e) f) low-cost improvements at key intersections including, but not limited to: • improved signal timing including the use of a flashing phase during off-peak hours, • improved signage and pavement markings, • improved channelization, • turn prohibitions, or • on-street parking restrictions: public transit, vanpooling, carpooling or any other method that encourages the use of high-occupancy vehicles: maintenance of existing facilities or reconstruction of existing intersections; widening of existing roadway facilities ; extension of existing roadway facilities : and construction of new roadway facilities when it can be proven that there are no other means of handling the increased travel demands. (Objectives: T-13 5.4, 5.5, 5.6 and 5.9) Encourage the preservation and reuse of abandoned transportation corridors for transportation and recreation purposes. Guideline application: Abandoned transportation corridors. Intent: To encourage the preservation and reuse abandoned transportation corridors. In past years, railroad corridors have been the most likely abandoned corridors. Before these rights-of-way are sold and permitted to revert to abutting private property owners, an examination should be made of the roadway, walkway, bikeway and recreation options that such a corridor may offer; and appropriate public actions should be taken to preserve the corridor if a public use is found . (Objective 5.8) 6. Utility Infrastructure: U-1 Locate development, whenever possible, in areas fully served by existing utilities rather than in areas requiring utility extensions. Guideline application: Intent: To promote the full utilization of past investments in existing water, sewer, and power lines. To lower utility costs by reducing the need for extensions. (Objectives: U-2 All land uses. I. I. 1.2 and 6.2) Provide that all development has an adequate supply of potable water and water for fire fighting purposes. Guideline application: All land uses . PORTAGE C OMPREH ENS IVE PLA N UPDATE · MASTER PLAN REPORT ( FI NAL) 3-38 �Intent: To protect the public health by providing a reliable source of potable water for human consumption. To protect the public welfare by providing a water supply of sufficient quantity and pressure for fire protection. Provision of necessary water service may be phased with the construction of new development. The purpose of the guideline is that adequate facilities be available consistent with applicable fire safety requirements. (Objectives: U-3 6.2 and 6.4) Provide that all development has adequate means of sewage treatment and disposal to protect public health and protect water quality in lakes, streams, and water table. All future developments must be connected to the public sewer system. Guideline application: Intent: All land uses . To prevent health hazards due to contamination of ground and surface waters . To achieve and maintain water quality standards. Adequate treatment and disposal of sewage wastes should be achieved through connection to the public sewer system. If public sanitary sewers are available, development must connect to the public sanitary sewer system. On-site sewage treatment systems may be approved for low intensity uses in areas where public sanitary sewers are not anticipated within the next ten years and in areas where environmentally sensitive lands do not exist. (Objectives: U-4 1.8, 2.1, 2.4, 6.2 and 6.3) Provide adequate storm water drainage facilities to prevent flooding and to protect water quality in lakes, streams, and water table. Guideline application: Intent: To prevent flooding and to avoid contamination of ground and surface waters. To achieve and maintain water quality standards. The filtering of storm water runoff from parking lots may be necessary when the run off enters bodies of water used for recreation purposes. Hazardous material spill prevention plans and retention facilities may be necessary for businesses where hazardous materials are loaded, unloaded, used or generated. Special facility designs may be necessary near storm water infiltration basins and natural groundwater recharge areas. (Objectives: U-5 All land uses. 1.8, 2.1, 2.4 , 6.2 and 6.5) Take all feasible measures to prevent utility installations from creating nuisances to the surrounding area. Locate large utility installations with access to a major arterial street. Guideline application: Intent: All utility installations excluding transmissions lines . To ensure that utility installations are compatible with surrounding land uses . To include proper design measures in utility installations to reduce visual intrusion, odor, air pollution, noise, vibration , through traffic, siltation, erosion and disruption of drainage facilities . To facilitate the flow of automobile and truck traffic generated by large-scale utility facilities . To protect residential neighborhoods from increased volumes of through traffic , siltation, erosion , and flooding. PORTAG E COMPREH ENS IVE P LAN UPD ATE: MASTER PLAN REPORT ( FI NAL) 3-39 �Possible measures include: a) b) c) Screening and buffering of surrounding land uses through plantings, berms, fences , and walls; Pyrchasing of additional land to bring about greater distance separation, and Designing structures to reduce noise and vibration . For purposes of this guideline, "utility installations" are : a) b) c) d) e) power generation plants and electric substations, natural gas processing and storage facilities and pumping substations (above six feet in height), sewage pumping stations (above six feet in height), water treatment plants, water storage tanks and pumping stations (above six feet in height), telecommunications main switching facilities and substations, but exclude overhead and underground transmission lines . For purposes of this guideline, "large utility facilities " are power plants, major publicly owned sewage treatment works, and water treatment facilities for public water supply systems. Utility offices. maintenance and repair facilities , and materials storage areas should be addressed by applicable land use guidelines. (Objectives: U-6 1.4, 1.8, 1.10. l.11 , l.12and 1.13) Require all new development to locate electric and telecommunications utilities underground . Guideline Application: Intent: To improve the compatibility of traditional overhead utilities with surrounding land uses by placing them underground . This should be practical in new developments regardless of use and planned industrial , office and commercial areas . Exceptions may be appropriate for infill development on small lots. (Objectives: U-7 All land uses. 1.4, 6.7 and 6.8) Emphasize the improvement and expansion of sanitary sewers and water mains in areas or corridors that are the focu s of industrial and commercial development. Guideline application: Intent: All land uses and City Capital Improvement Program. To encourage the location of industrial and commercial uses in designated corridors and areas designed by the Future Land Use Map through placement of priority on improvement and expansion projects in such areas. (Objectives: I. I , 1.2. 3.2, 6.2 and 6.6) 7. Community Facilities: CF- I Locate or expand community facilities : a) b) c) d) In areas with a demonstrated need for the facility; and To avoid duplication of services; and With convenient access to the area that the facility is intended to serve; and Where access into and within the facility is provided for elderl y and handicapped persons. P ORT AGE COMPREH ENS IVE P LAN UPD ATE : M ASTER PLAN R EPORT ( FI NAL ) 3-40 �Guideline application: Intent: All community facilities. To ensure that community facilities and services are provided in a manner that satisfies area-specific and community-wide needs. To ensure that facility sites are located and designed to be physically accessible to their intended users . • (Objectives: CF-2 7.1, 7.2and7 .3) Locate and design community facilities so that potential adverse impacts on surrounding land uses can be mitigated and the facility can be buffered from any adverse impacts of surrounding land uses. Guideline application: Intent: To ensure that community facility sites are located and designed to be compatible with, and not disrupted by, surrounding land uses. (Objectives: CF-3 1.4, 1.8 and I. 10) Locate, where possible. community facilities on a shared site with other compatible facilities . Guideline application: Intent: All community facilities . To locate compatible community facilities that generally serve the same area or population in multiple-use activity centers. An example would be the joint use of a site for schools and parks. (Objectives: CF-4 All community facilities . 7.1 and 7.3) Locate community facilities that have a large daily or periodic attendance of users : a) b) On or very near an arterial street; and With convenient parking. Guideline application: Intent: All large community facilities . To ensure accessibility to large community facilities . Community facilities that have a large attendance of users include regional and community parks, middle and high schools, vocational and business schools, colleges and universities, hospitals and health clinics, government administration offices, major cultural facilities, and major human services facilities . Elementary schools and neighborhood parks/playgrounds are excluded from this guideline because they are typically part of a residential neighborhood , and may be integrated into a residential neighborhood. (Objectives: CF-5 1.4 and 1.8) Community facilities which will be located within residential areas, should be designed so that the structure exterior is compatible with the character of the immediate residential neighborhood . Guideline application: Intent: All community facilities. To allow small-scale community facilities (such as elementary schools, neighborhood parks/playgrounds) within residential areas without detracting from the residential character of the PORTAGE C OMPREH ENS IVE PLA N UPDATE: MASTER PLAN REPORT ( FINAL) 3-41 �immediate neighborhood. To ensure that facilities locating within residential areas are compatible in scale and character with surrounding residences. (Objectives: CF-6 1.10, I.I I, 1.12 and 1.13) Retain community facilities that can continue to serve their intended functions. Guideline application: Intent: All community facilities . To utilize existing community facilities when available. To prevent community facilities from being converted to other uses, unless the facility is obsolete and site limitations do not permit expansion of the facility or construction of a new facility at the present location. To preserve the community's investment in facilities . When a community facility cannot be retained m an area where a demonstrated need exists, a replacement facility should be provided. (Objectives: CF-7 1.3 and 7.1) Locate. when possible, community facilities within existing buildings that are capable of being converted for a facility use. Guideline application: Intent: All community facilities. To encourage the reuse of existing buildings as community facilities. To provide alternatives to new construction of community facilities . The use of closed school buildings as community facilities and school grounds as parks is a prime example of adaptive reuse for facility development. (Objectives: CF-8 1.3 and 7. 1) Provide that all developments have adequate fire protection. Guideline application: Intent: All land uses . To ensure public safety by protecting people and property from fire hazards. Factors that are to be considered in the evaluation of a development's protection from fire are: proximity to properly equipped fire stations, access to a water supply, access from public roadways. design and construction materials . (Objective 7. I) PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (ANAL ) 3-42 �, ~~ ' ~ CHAPTER 4: LAND USE • A. INTRODUCTION The Land Use Element of the Municipal Comprehensive Plan Update is the focus of the master plan. It reflects the translation of the goals, objectives and guidelines of the Plan into recommendations for the future use of the land resources of the community and interrelates other elements of the Plan. These other elements of the Plan address the transportation and utility infrastructure essential to support future land use recommendations, the improvement of community facilities that contribute to the quality of life in the community, the housing and economic development initiatives to expand housing and employment opportunities in the community and the preservation of natural and manmade resources that also contribute to the quality of life and the character of the community. This chapter addresses how projected future land use needs have been addressed and identifies development opportunities in major corridors, nodes and specific geographic areas of the community. This chapter is complemented by Chapter 12: Future Land Use Pattern (or Map) that designates recommended future land uses for the community. B. GENERAL As shown in Table 4-1, the Future Land Use Pattern maintains the balance of major land uses and the balance between single-family and multi-family residential uses through the year 2015 . Between 1974 and 1995, roughly 3,534 acres were converted to urban uses. Over the past 7 years (1988 to 1995), nearly 2,000 acres have been converted to urban uses. At this pace of nearly 285 acres per year converted to urban uses, another 5,700 acres would be converted to urban uses by the year 2015. This pace of conversion would absorb all vacant acreage (4,421 acres). all partially developed Pharmacia-Upjohn property (660 acres), all intensive agricultural land ( I 70 acres), and all private recreation lands (356 acres). Accordingly, the future land use pattern should be examined annually for amendments, and a major update of the future land use pattern is encouraged every five years. As the year 20 I 5 is approached, the amount of vacant land available for urban development will be severely limited; thus. the balance of vacant land designated for the major land uses must be reexamined before the vacant land inventory reaches a point where adjustments can no longer be made. 1. Vacant Land a. Definition In Table 4- I, the 4,421 acres of vacant land includes the existing land use categories: I. Agriculture: Land area occupied by active agricultural uses (i.e. cropland). 2. Industrial Agriculture: Land area occupied by industrial agricultural activities such as cricket production, intensive animal production operations, and so forth. 3. Vacant : All unplatted land which is presently undeveloped. Also included as vacant land are schoolowned property unrelated to an existing facility and undeveloped city-owned property. PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 4-1 �~ Table 4-1 COMPARISON OF FUTURE LAND USE DESIGNATIONS TO PROJECTED DEMAND ~ Cl r,, (") 0 3:: -0 ~ :c ~ V, 1995 ...,~ r :> z C -0 c:, :> ~ ~ ~ "'..., ~ ~ ;3 ~ -:;i z E, Major Land Use Low Density and Single-Family Detached Medium Density Medium and High Density Residential Office Retail Industrial - Upjohn (a, b) Industrial - Other Public (d) State Conservation Quasi-Public Transportation Right-of-Way Intensive Agriculture Subtotal Developed Water Vacant Total acres 6,398 above 646 249 667 1,278 484 895 1,546 772 2,704 170 15,809 1,732 4,421 21,962 Existing Land Use 1995-2015 Zoning Future percent of Demand Available Available developed acres (c) acres acres 40.5% 1,241 2,429 1,602 above above 0 575 4.1% 317 216 486 1.6% 243 190 365 4.2% 207 167 263 8.1% 303 670 705 3.1% 220 740 919 5.7% 280 0 105 9.8% 4.9% 17.1% 1.1% 100.0% 2,811 4,591 5,006 Notes: (a) The Upjohn Company accounts for 180 office and 438 industrial developed acres plus another 660 acres that are partially developed . (b) The Upjohn Company has 120 vacant residentially zoned acres, 550 vacant industrially zoned acres, and 660 industrially zoned acres that are not fully developed . (c) About 415 acres of existing land uses are redesignated for different uses . (d) The increa~e in public land is associated with the recent purchase of the 40-acre Mandigo Marsh and redesignation of 65 acres of public property for ...tJ for public purposes as part of the Portage Creek Bicentennial Park. W :\ 1699\masterpt\table.4- I Future Land Use Designation percent of acres developed 8,325 41.2% above above 1,132 5.6% 614 3.0% 4.6% 930 1,983 9.8% 1,224 6.1% 1,000 4.9% 1,546 7.7% 772 3.8% 2,704 13.4% 0 0.0% 20,230 100.0% 1,732 0 21,962 �b. Zoning Breakdown In reviewing the vacant land acreage, it is apparent that residentially zoned land (2,595 acres including 74 acres of residential planned unit development and 120 acres owned by Pharmacia-Upjohn) accounts for about 59 percent of the vacant land citywide (4,421 acres in 1995 reflecting a reduction of 660 partially developed acres owned by the Pharmacia-Upjohn Company), excluding about 1,546 acres of State conservation land , 356 acres of private recreation land , and 170 acres of intensive agricultural land. The Pharmacia-Upjohn Company owns about 120 vacant acres south of Zylman A venue and along the east side of Lovers Lane south of Romence Parkway that are residentially zoned . The large parcels of vacant residential land exist in the City of Portage primarily in the southernmost areas and on the western boundaries. (In referring to Table 4-1, the "existing zoning available acres" of 2,645 acres for residential excludes 120 acres owned by Pharmacia-Upjohn, and includes 170 acres of "intensive agriculture" use.) Excluding 1,210 industrial zoned vacant acres (roughly 550 acres unoccupied and 660 residual acres not fully developed) owned by The Pharmacia-Upjohn Company, industrially zoned vacant land is the second highest category of vacancy with approximately 919 acres or 21 percent of the total vacant land. Vacant industrially zoned land is primarily clustered in the Sprinkle Road corridor (247 acres), Shaver Road corridor (431 acres) and Lovers Lane corridor ( 168 acres), with the balance of 74 acres in scattered locations. Maintaining an adequate supply of developable industrial land is important to the economic health of the community, as industry uses large tracts of land, generates significant numbers of jobs, consumes local products, and creates a positive, secondary economic impact to serve the use and its workers. Vacant commercial land (for office and retail uses) represents about 10 percent (about 431 acres, 160 acres being office and I 04 acres being residential planned unit development) of all vacant land. With the assignment of the I 04 acres of residential planned unit development to major land use categories (30 acres to office and 74 acres to residential ), the vacant commercially zoned acreage drops to I 67 acres and the vacant office zoned acreage increases to 190 acres . With the development of several major commercial projects and numerous smaller projects over the past five years. the supply of vacant commercial land has dwindled, while the amount of developed commercial land has grown. Pressure to rezone additional commercial properties and redevelopment of older commercial properties is anticipated to result from the lack of larger, vacant commercial tracts . The remaining 380 acres of vacant land is associated primarily with private recreation areas (356 acres), followed by cemeteries (8 acres), nonprofit activities ( 12 acres) and other uses, all of which are zoned residential. 2. Intensive Agriculture Because the Future Land Use Pattern designates urban uses for all land except bodies of water, the 170 acres of intensive agricultural use is also assumed available for future urban development increasing the available land for development from 4,421 acres to 4,591 acres. Intensive agriculture equates to the existing land use category of "specialized agriculture" which includes land area occupied by greenhouse operations, cricket farms, and related activities. C. RESIDENTIAL I. Definition The goals, objectives and guidelines of the Comprehensive Plan establish residential density as a more effective means of evaluating compatibility with surrounding land uses than the type of housing (detached versus attached dwelling units). As shown on the Future Land Use Map, the Comprehensive Plan establishes four residential designations (with three density ranges) : I. Low Density Residential (LDR) -- up to 4 dwelling units per gross acre. This density range is typical for traditional single-family detached dwelling unit subdivisions. PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL ) 4.3 �Under the Zoning Ordinance for the City of Portage, the LDR designation corresponds to the R- 1B, R- 1C and R-1 D one-family zoning districts ; however. there are no zoning districts that limit two-family and multi-family to not more than 4 dwelling units per gross acre. Thus, other residential zoning districts would be consistent with the LDR designation only if the average gross density of the site where restricted to not more than four dwelling units per gross acre throu~h some legal mechanism . Consistent with the Michigan Resource Inventory Act, I 979, PA 204, the LDR designation includes the following existing land use categories): • Single Family: Includes land area occupied by a single-family dwelling units (up to 4 dwelling units per gross acre). • Two-Family : Includes land area occupied by two-family dwelling units . Two-family dwelling units are defined as a structure with two families occupying the same structure (i .e., duplex or a two-family apartment house.), provided the density does not exceed 4 dwelling units per acre . (This land use category is rare in the City of Portage because there is no corresponding zoning district.) • Multi-family. low-density : Includes land area occupied by structure(s) containing three or more dwelling units with a density up to four dwelling units per acre. (This land use category is rare in the City of Portage because there is not corresponding zoning district.) 2. Single-Family Detached Medium Density Residential (SFD) -- detached structures up to 8 dwelling units per gross acres. Under the Zoning Ordinance for the City of Portage, the SFD designation corresponds to the R-1 A one-family zoning district. Consistent with the Michigan Resource Inventory Act, I 979 , PA 204 , the SFD designation includes Single Family detached dwellings with greater than 4 dwelling units per gross acre. 3. Medium Density Residential (MDR) -- greater than 4 and up to 8 dwelling units per gross acre . This density range covers the transition from detached to attached dwelling units. Under the Zoning Ordinance for the City of Portage , the MDR designation corresponds to the R- IT (Attached Residential ), MHC (Mobile Home Community), RM-2 (Multi-Family) and PD (Planned Development) zoning districts . (The PD District is a mixed use zoning district allowing 20 percent of the land area for non-residential uses and permitting medium density residential uses of no more than 7 units per acre, with no individual phase of the project exceeding I 2 units per acre.) The MDR designation includes the following existing land use categories (consistent with the Michigan Resource Inventory Act, 1979, PA 204): 4. • Two-Family: Includes land area occupied by two-family dwelling units . Two-family dwelling units are defined as a structure with two families occupying the same structure (i.e., duplex or a two-family apartment house). • Multi-family, medium-density: Includes land area occupied by a multi-famil y structure(s) with a density greater than four but less than or equal to eight dwelling units per acre. • Mobile Home Cornmunitv : Includes land area specially designed for mobile home use. High Density Residential (HDR) -- greater than 8 and up to 15 dwelling units per gross acre. Thi s densit y range is typical of attached dwelling units . Under the Zoning Ordinance for the City of Portage. the HDR designation corresponds to the RM - I (Multi-Family) zoning district. PORTAGE C OMPREH ENS IVE PL AN U PD ATE. MASTER PLA N REPORT ( FI NAL) 4-4 �The HDR designation includes the following existing land use categories (consistent with the Michigan Resource Inventory Act, 1979, PA 204 ): • Multi-family. medium-high density : Includes land area occupied by a multi -family structure(s) with a density greater than 8 but less than or equal to 15 dwelling units per t acre . The Comprehensive Plan establishes that average gross residential densities in excess of 15 dwelling units per acre are inappropriate for the City of Portage. (Thus, the Comprehensive Plan does not contain the PA 204 designation of Multi-family. high-density which includes land area occupied by a multi-family structure(s) with a density greater than 15 dwelling units per acre .) However, the Comprehensive Plan also encourages a mixture of housing types in larger mixed-use, planned unit and residential development projects to provide for a range of housing opportunities for all income groups, for a transition in densities within the development and to surrounding areas, and for innovative design fostering cost-efficient housing and protection of amenities and environment assets. Accordingly , the Comprehensive Plan permits the use of average densities in planned unit development, innovative residential design , cluster housing and similar concepts. 2. Existing Residential Existing Single famil y. two-family. multiple family (low, medium, medium-high , and high-densities), and mobile home residential uses represent the largest land area within the City. In 1995 , these uses occupied 32.1 percent (7,044 acres) of City land area (compared to the I 988 figure of 27 .5% ); and accounted for 44 .6 percent of the developed area. Single-family development increased by 14 percent in acreage from I 988 to 1995 , while multiplefamil y development increased by 32 percent in acreage over the same time period. 3. Existing Vacant Residential As of May of 1995, there were an estimated 2,765 acres of vacant residentially zoned land including: • • • • 156 acres of RM- I 60 acres of RM-2 74 acres of PD for residential 2,475 acres in other residential zoning categories (R-1 A, R-1 B, R- 1C, R- ID, R-IT and MHC) . This inventory excludes 1,732 acres in the Gourdneck State Game Preserve area and 356 acres of private recreation land that area zoned R-1 C, but includes 120 acres of Pharmacia-Upjohn land zoned R- IB along the south side of Zlyman A venue and the east side of Lovers Lane to the south of Romence Road Parkway . It should be noted that the inventory of vacant R-1 A, R- 1T and MHC acreage is very small, followed by the R-1 D. R- 1B and R-1 C in order of increasing inventory size. 4. Projected Residential Demand Based on a 1995 estimate of 17 ,031 dwelling units with 70 percent being owner-occupied (generally single-family), the gross single-family density is I .86 units per acre and the gross multi-famil y density is 7.9 units per acre. Between the years 1995 and 2015, an additional 4.8 IO units are needed to accommodate the projected population with only 48 percent of the new housing being owner-occupied . Thus. 1,241 acres would be absorbed for singlefamily dwellings over the next 20 years. and 317 acres would be needed to support multi-family development, based on the continuation of current densities. A compari son of projected demand for single-famil y and multi-famil y acreage to the vacant zoned residential land would indicate a sufficient supply (2.725 acres ) to meet demand ( 1,558 acres ). However, a closer review of the vacant residential land indicates that there are few large tracts of land under single ownership without environmental constraints. that there are few vacant tracts where smaller single-famil y lots are permitted, and that there are PORTA GE C OMPREHE NSIVE PLAN U PD ATE: MASTER PLAN REPORT ( FI NAL ) 4-5 �insufficient vacant tracts appropriately zoned for multi-family development (216 acres available compared to a demand for 317 acres). 5. Future Residential Designation The Future Land Use Pattern' provides 2,663 available acres for residential development including: • • • 1,602 acres in the Low Density Residential Designation 575 acres in the Single Family Detached Medium Density Residential Designation 486 acres in the Medium and High Density Residential Designations. This available acreage excludes 120 residentially zoned acres owned by the Pharmacia-Upjohn Company, the State Game Preserve and private recreational areas, but includes about 140 of the I 70 acres of "intensive agriculture" use (i.e., greenhouse operations). 6. Residential Development Opportunities This section describes the residential development opportunities provided by the Future Land Use Pattern, a. Smaller Lots To provide opportunities for detached housing on smaller lots than the present zoning of vacant land, several areas are identified for smaller single-family lot development in the R-1 A residential district or a new cluster housing district (575 acres): I. 2. 3. 4. 5. 6. Between 12th Street and US 131 south of Romence Road (50 acres). Between Schuring Road and Romence Road west of Westnedge Avenue (80 acres) . East of Sprinkle Road from Zylman Avenue to Centre Avenue (120 acres) . Between 12th Street and US 131 south of Centre Avenue to the south corporate boundary (150 acres). Along the west side of Sprinkle Road straddling Branch Avenue (150 acres). On the northeast corner of Constitution Boulevard and Romence Road (25 acres). b. Multi-Family Areas To improve the choice of housing types (detached versus attached), to provide a more dispersed pattern of multifamily sites and to provide housing opportunities for moderate income households over the present zoning of vacant land. additional medium and high density residential areas have been identified to expand site choice and to ensure adequate multi-family zoned land without development constraints to meet the continuation of present demands (317 acres to the year 2015) . There are presently about 156 acres of vacant multi-family zoned sites (excluding about 14 acres on the south side of Milham A venue east of Sprinkle Road in Portage Commerce Park, 30 acres on Portage Creek proposed for future industrial use west of Shaver Road to the north of Melody Avenue, and 16 acres redesignated for other uses) : I. 2. 3. 4. 5. 20 acres 30 acres 30 acres 50 acres 26 acres south of Centre A venue along Shirely Court. south of Centre A venue along the west side of Portage Creek. north of Centre Avenue along the west side of Portage Creek. on the north side of Osterhout A venue east of the Conrail tracks . in scattered sites of less than IO acres throughout the community. Additional areas recommended for medium density (up to 8 dwelling units per acre) and high density (up to 15 dwelling units per acre) residential dwelling development would add 330 acres: I. 60 acres off 12th Street north of 1-94 (medium density). PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 4-6 �2. 3. 4. 5. 6. 7. 40 acres on I 2th Street south of Milham Avenue (high density ). 40 acres on the north side of Milham Avenue between the Conrail tracks and Portage Creek (high density) . 25 acres between Schuring Road and Portage Central Park west of Westnedge Avenue commercial area (medium density ). 100 acres to the'llorth of Centre Avenue straddling Lovers Lane (medium density ). 45 acres on the north side of Osterhout A venue east of the Conrail tracks (high density) . 20 acres along the east side of Oakland Drive from 1-94 to Centre Avenue with additional acreage possible through the redevelopment of single-family dwellings on large lots. Thus, the Future Land Use Pattern makes available 486 acres for medium and high density residential development. Although this available acreage exceeds the demand of 317 acres by about 60 percent in order to provide a choice of sites, it should be noted that 65 acres involve greenhouse operations and 20 acres involve redevelopment of large single-family tracts . Accordingly , the choice of readily available sites is limited. c. Planned Unit Residential Although the Comprehensive Plan does not designate specific geographic areas for "planned unit development," it encourages a range of housing opportunities for all income groups, a mixture of housing types and innovative design for the protection of environmentally sensitive areas that can be accomplished through "planned unit development." The "planned unit development" facilitates a range of housing types. allows the clustering of dwelling units for the preservation of natural amenities and the protection of environmentally sensitive areas, enables a transition in type and density of housing to blend into the surrounding area, ensures public review of site design, and may permit the inclusion of a limited amount of nonresidential uses supportive of the residential development. The City of Portage presently has a Planned Unit Development zoning district (which permits 20% of the area to be used for nonresidential uses) that accomplishes these objectives. Consideration should be given to the development of additional flexible residential zoning techniques. Such techniques typically establish an average density for the project area and a maximum density so that higher than average densities are permitted on a portion of the project area in order to preserve natural areas on the balance of the site. As the number of large tracts without environmental constraints shrink in future years , additional tools (such as "planned unit development" districts or "cluster housing" districts) are desirable to facilitate in-fill development and the development of tracts with environmental constraints in a manner compatible with surrounding uses and environmentally sensitive areas . 7. Residential Use Conclusion The Future Land Use Pattern designates 2,663 available acres to address the projected 20-year demand for 1,558 acres. broadens the opportunity for smaller single-famil y lots and provides choice in sites for medium and high density development. However, because the choice of medium and high density sites is limited , there will be pressure in future years when the inventory of designated medium and high density parcels is diminished . D. OFFICE 1. Definition The office designation of the Future Land Use Pattern corresponds to the office category of the Michigan Resource Inventory Act, 1979, PA 204 . As such , office includes land area occupied by all types of individual office facilities and related offstreet parking. Because the Future Land Use Map shows only one office designation, it includes professional offices (doctors, dentists, lawyers, engineers, accountants, etc.); real estate and insurance offices; banks and other financial institutions; art and photographic studios; general offices ; and community research facilities . Clearly general office use and community research facilities require larger sites than the typical pre-existing residential uses along arterials ; and compatibility with the abutting residential area will be important in the selection of the appropriate type and intensity of office use . Those office facilities ancillary to commercial or industrial uses are not included in this category. Under the Zoning Ordinance for the City of Portage, the office designation corresponds to the OS- I (Office Service District), OS-2 (Office Service District -- High-Tech, Research Uses), and P ORTA GE C OMPREHENS IVE PLA "- U PD ATE : MASTER PLAN REPORT ( FI NAL) 4-7 �the RC (Research Park District) zoning districts. The Planned Development (PD) District may also include office uses . 2. Existing, Vacant and Projected Office Use The office component of the commercial land use category has shown the most dramatic growth over the past 7 years, increasing 86 acres from 343 in I 988 to 429 acres in 1995, covering 1.6 percent of the developed land area. Of the 429 acres of office, 180 acres are associated with the Pharmacia-Upjohn Company. If this pace of office growth continues, another 246 acres would be absorbed over the next 20 years -- I 03 acres associated with the Pharmacia-Upjohn Company and 143 acres for others. Employment growth in the finance/insurance/real estate (FIRE) and services employment sectors over the next 20 years (1995 to 2015) is forecasted to add 2,766 employees. Thus, the FIRE and Services categories would generate a demand for another 100 acres (4 employees per 1,000 square feet with a 20% floor area ratio) . Thus, the composite office demand is 243 acres, excluding the Pharmacia-Upjohn Company . As of May of 1995, there were 190 acres of vacant office zoned land (including 30 acres of planned unit development). In light of the demand for 243 acres of office over the next 20 years, the present supply of vacant office land is inadequate to provide a choice of office sites. 3. Future Office Designation The Future Land Use Pattern makes available 365 acres for future office development to meet the projected demand for 243 acres over the next twenty year . The available acreage for office development includes: • • • • 190 acres of vacant land zoned for office (excluding the 30-acre bog on the south side of South Westnedge Park and including 30 acres of Planned Development) . 40 acres on Pharmacia-Upjohn property on the south side of Milham Avenue. 50 acres through the redevelopment of residential uses along arterials. 85 acres on vacant sites redesignated from other zoning categories. Thus, there are only 275 acres readily available to meet the projected demand for 243 acres over the next twenty years . This increases the likelihood of the conversion of single-family residences to offices along arterials of major office corridors and the pressure on vacant commercial tracts that may be used for office as well as retail uses. 4. Office Development Opportunities The "Future Land Use Pattern" identifies two major office corridors in the City of Portage: • • The Milham A venue corridor from Oakland Drive to Portage Road, and The Center A venue corridor from 12th Street to Portage Road. a. Milham Avenue Office Corridor The Milham A venue Office corridor runs from Oakland Drive to Portage Road , and the office along Lovers Lane from Ramona Avenue to the Milham Avenue uses (see Figure 7-1). The combined Milham A venue/Lovers Lane office corridor includes 35 vacant acres zoned for office and another 80 acres proposed for office. The location of these sites appear in Figure 7-1 , and are described in Chapter 7. b. Centre Avenue Office Corridor The "Future Land Use Pattern" extends the current Centre Avenue office corridor between 12th Street on the west and Westnedge Avenue eastward to Portage Road (see Figure 7-2). Because of the larger sites available along the Centre A venue office corridor than the Milham Avenue corridor, this corridor offers greater opportunities for PORTAGE COMPREHE NSIVE PLAN UPDATE: MASTER PLAN R EPORT (FI NAL) 4-8 �research/office parks and for corporate offices. The Centre Avenue corridor includes I 25 vacant acres zoned for office and an additional 65 acres proposed for office. The location of these sites appear in Figure 7-2, and are described in Chapter 7. c. Additional Office Opportunities • The "Future Land Use Pattern" also identifies office development opportunities outside the two major office corridors: I. 2. 3. 4. 30 acres zoned for office on the south side of Bishop Avenue west of Capri Street. 2 acres zoned for office on the north side of Mall Drive. Proposed offices on Kilgore Road east (about 5 acres) and west (15 acres) of Westnedge Avenue. IO acres redesignated on the northwest corner of Lovers Lane and I-94 for office rather than industrial use. 5. Office Use Conclusion Thus, the "Future Land Use Pattern" would provide about 365 acres in new sites for office uses . This provides a choice in sites over the demand for office space of 243 acres over the next twenty years. However, with constraints on development of 40 acres owned by the Pharmacia-Upjohn Company and 50 acres involving the conversion of single-family structures along arterials , the readily available office sites are in the range of about 275 acres resulting in limited choice of sites over demand as the inventory of available office zoned sites dwindles. E. COMMERCIAL I. Definition As shown on the Future Land Use Map, the Comprehensive Plan establishes three commercial designations : 1. Local Business (LB) -- The "local business" designation is intended for neighborhood supportive uses and services (gasoline, convenience store, dry cleaning drop off, bank, sma11 sit-down restaurant), and may include personal service establishments and professional offices. Neighborhood shopping centers fall in this designation. Thus, convenience (nondurable) goods and services are provided to residents and employees in the immediate neighborhood. Under the Zoning Ordinance of the City of Portage, the LB designation generally corresponds to the permitted uses in B-1 Local Business zoning district; however, general office uses and community research facilities would be inappropriate due to their magnitude and intensity. The commercial component of a residential planned unit development (Planned Development District) may also fall within the LB designation from the perspective that the commercial in a planned unit development is primary intended to support the residential uses of the development. Consistent with the Michigan Resource Inventory Act, I 979, PA 204, the LB designation corresponds to the land use category of : • 2. Local Business: Includes land area occupied by retail and service facilities plus related offstreet parking, which accommodates the convenience shopping and service needs of persons residing in adjacent residential areas. Businesses contained in this group include food (such as stop and go) and drug stores, personal services (such as barber and beauty shops, dry cleaners, laundromats, etc.). Comparison Business (CB) •· The "comparison business" designation is intended for shoppers goods (nondurable and smaller durable goods) and for personal service establishments, and may include general offices and community research facilities . The "comparison business" designation may also be termed "intensive" commercial/ business or "community" commercial/business. Community and PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 4-9 �regional shopping centers fall in this designation . Thus, shopping goods and services are provided to residents and employees in the community and the metropolitan areas. Under the Zoning Ordinance of the City of Portage, CB designation generally corresponds to the permitted uses in B-2 Community Business zoning district and would include the CPD (Commercial Planned Develop_ment) zoning district. Consistent with the Michigan Resource Inventory Act, 1979, PA 204, the CB designation corresponds to the land use category of : • 3. Comparison: Includes land area occupied by retail uses and related offstreet parking, offering commodities which are normally purchased at infrequent intervals and allows the consumer to shop and compare between a number of different businesses. Included in this group are planned commercial centers such as Crossroads Mall and Southland Mall. General Business (GB) -- The "general business" designation is intended for the full range of retail uses (nondurable and durable goods -- large and small), for hotel/motel and other highway services, for recreation facilities and for personal service establishments, and may include general offices and community research facilities . This designation adds the land extensive and large durable goods retail and service uses such as garden centers, home materials, automobile sales and services, furniture stores and large appliance stores (refrigerators, air-conditioners, washers, dryers, stoves). Thus, the full range of retail goods and services are provided to the community and travelers in this commercial designation . Under the Zoning Ordinance of the City of Portage, the GB designation generally corresponds to the permitted uses in B-3 General Business zoning district, and would include the ES (Expressway Service) District in view of the land extensive uses such as motels and hotels serving the traveling public. Consistent with the Michigan Resource Inventory Act, 1979, PA 204, the GB designation corresponds to the land use category of : • General : Includes land area occupied by types of businesses and related offstreet parking, which do not require a shopping center location and do not primarily cater to the needs of adjacent residential areas . Land uses included in this category are restaurants, automotive sales and service, furniture, food stores which serve a larger area, etc. 2. Existing Commercial About 5.8 percent of the developed land area (5 .0 percent of the total land area) is occupied by commercial uses, including office, local business, comparison shopping, and general business uses. Commercial activity increased by I 0.8 percent between 1988 and 1995 with the most significant gains in the office district. About 5 acres of general business land and 180 acres of office land are owned by The Pharmacia-Upjohn Company. Excluding office acreage, retail commercial uses represented 667 acres or 4.2 percent of the developed area in May of 1995. 3. Existing Vacant Commercial The commercial land inventory (Table 4-2) identifies commercially planned or zoned parcels within the City of Portage as of May of 1995. The inventory shows 380 acres of vacant land zoned for commercial purposes. Excluding 109 acres in office service (estimated to be 160 acres in June of 1995) and 104 acres in planned development (30 acres assigned to office and 74 acres assigned to residential ), there are only 167 acres of vacant retail property. PORTAGE COMPREHENSI VE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 4-10 �a. Commercial Zoning Districts Eight (8) zoning districts have been established in the City which support commercial activity. The districts include the B-1 , Local Business ; B-2, Community Business; B-3 , General Business ; OS-I, Office Service; 0S-2, Office Service (High-Tech, Research Uses); ES , Expressway Service; PD, Planned Development; and CPD, Commercial Planned Development. These are explained below: • Local Business (B-1): This district is intended to provide convenience shopping and service needs of persons residing in neighboring residential areas . Types of uses allowed in the B-1 district include but are not limited to convenience and drug stores, personal service establishments such as dry cleaners and laundromats and small neighborhood shopping centers. • Community Business (B-2): The community business district is designed to cater to the needs of a larger consumer population and is generally characterized by an integrated or planned cluster of establishments served by a common parking area and generating large volumes of vehicular and pedestrian traffic . Consumers can shop and compare between a number of different businesses within larger malls and planned commercial centers such as Crossroads Mall and Southland Mall. • General Business (B-3): This district permits more diversified commercial business types and is often located along major traffic arteries intended to serve passerby traffic . Uses allowed in this district include but are not limited to shopping centers, malls and also drive-thru restaurants, automotive sales and service. hotels, furniture or appliance stores. • Office Service (OS-1): The OS-I district is intended to accommodate office and institutional land use acti vities. Typical uses allowed in this district include but are not limited to executive, administrative, and medical offices , banks and personal service establishments. • Office Service (OS-2): The OS-2 district is intended to provide locations for offices , research and development uses, laboratories and similar high-tech uses . • Expressway Service (ES): This zoning district is designed to provide servicing for the needs of automobile highway traffic at the interchange of feeder roads and expressway facilities . Uses permitted in this district include but are not limited to hotels, gas stations, and other general business uses designed to serve automobile highway traffic needs . • Planned Development (PD): The planned development district is intended to provide variety and flexibility in land development. This district will support both residential and non-residential uses which are planned and developed together as a single entity. A maximum of twenty percent of the total planned development area may be used for non-residential uses, including access roads and parking associated with such non-residential use. • Commercial Planned Development (CPD): This zoning district establishes a planned development approach for the consideration of retail developments involving community business uses (similar to the B-2 di strict). It allows for greater flexibility and control when reviewing retail development projects and/or rezoning requests . PORTAGE C OMPREH ENSI VE PL AN U PDATE : MASTER PlAI< REPORT ( FI NA L) 4- 11 �Table 4-2 COMMERCIAL ZONING DISTRICT SUMMARY (excludes properties of The Upjohn Company) ZONING DISTRICTS Local Business Community Business General Business Office Service Expressway Service l TOTAL 154 I 1,303 Planned Development Total Acreage 65 342 440 270 32 Vacant Acreage 22 51 70 l09 24 I 104 I 380 Occupied Acreage 43 291 369 162 8 I 50 I 923 Number of Parcels 65 124 479 152 39 28 887 Number of Vacant Parcels 19 23 72 37 29 7 187 Number of Occupied Parcels I 46 IOI 407 I 15 10 21 700 Number of Vacant Parcels Greater than One Acre I 6 I 15 I 23 I 20 I 4 I 6 I 74 Number of Parcels Occupied I by a Single-Family Use 11 I 3 I 64 I 28 I 7 I 0 I 113 Source: City of Portage, 1993. Note: PORTAGE COMPREIIENS JVE PLAN UPDATE : MASTER PLAN REPORT (f'INAL) Subsequent to the 1993 inventory, additional land was zoned for offices. The "office service" category was estimated to have about 160 vacant acres in the June of 1995. 4 - 12 �4. Projected Commercial Demand Forecasted employment growth in the retail trade, finance/insurance/real estate (FIRE) and Services employment sectors indicates a strong demand for additional commercial lands. Retail employment growth between 1995 and 2015 would generate a demand for nearly 207 acres (2 employees per 1,000 square feet with a 10% floor area ratio). The FIRE and Services categories would generate the demand for another 100 acres (4 employees per 1,000 square feet with a 20% floor area ratio). The projected need for 100 acres in the FIRE and Services sectors has been included in the demand for office space. Thus, the projected retail use demand is 207 acres, and the supply of 167 acres of vacant retail zoned land is not adequate to accommodate retail demand. Further, the availability of larger sites appears limited referring to Table 4-2, and the vacant land within Portage Commerce Square (discussed below) is not sufficient to accommodate retail growth . With a ratio of about 1,000 persons per acre of local retail (neighborhood-oriented retail), the increase of 6,776 persons over the next 20 years would create a demand for 7 acres of additional neighborhood commercial uses . Thus, "comparison'' retail and "general" retail are more significant components of the future retail land use needs. 5. Future Commercial Designation The Future Land Use Pattern focuses commercial uses in two major commercial corridors, identifies four commercial revitalization areas, and designates 5 primary and 11 secondary commercial nodes. With a projected demand for an additional 207 acres by the year 2015, there are only 167 acres of vacant retail zoned properties. The Comprehensive Plan designates an additional 96 acres for retail purposes. Thus, the future available acreage for retail is 263 acres . Excluding Pharmacia-Upjohn property and the redevelopment of greenhouse and residential property. there are only 216 acres of readily available land for retail development. This retail land inventory will address projected demand; however, there is a very limited choice of greenfield sites. Thus, the revitalization of existing commercial areas is crucial to provide a choice of sites for future retail activities. The two major commercial corridors (for regional, community and neighborhood commercial uses), where contiguous properties may be included, are: • • Westnedge Avenue from Kilgore Road to Shaver Road encompassing Portage Commerce Square, and Portage Road from I-94 to Milham Avenue and from north of Centre Avenue to Emily Drive near Austin Lake. The Future Land Use Pattern also designates four commercial revitalization areas where commercial rezonings of contiguous properties would be entertained and public actions (such as public infrastructure improvements) would stimulate private reinvestment: • • • • Westnedge Avenue from Romence Road Parkway to Shaver Road Portage Road from I-94 to south of Winters Drive Portage Road from Centre Avenue to north of Emily Drive Sprinkle Road at Long Lake Drive The five primary commercial nodes for local/employment supportive retail and service uses (grocery, drug-store, hardware store, restaurant, personal services, and business services) are: I. 2. 3. 4. 5. Milham A venue at 12th Street (30 vacant acres) Sprinkle Road at Meredith Road (20 vacant acres) Centre A venue at Moorsbridge Road Centre A venue at Portage Road Shaver Road at Oakland Drive (6 vacant acres) PORTAGE COMPREHENSIVE PLA N UPDATE : MASTER PLAN REPORT (FINAL) 4-13 �The eleven ( 11) secondary commercial nodes for local supportive uses and services (gasoline, convenience store, dry cleaning drop off, bank, small sit-down restaurant), with the B-1 zoning district being the most appropriate, are: I. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11 . Milham A venue at Roanoke Street Milham A venue at Lovers Lane Sprinkle Road at East Milham Road Centre Avenue at Oakland Drive Centre Avenue at Westnedge Avenue Centre A venue at Lovers Lane Centre A venue at Sprinkle Road Portage Road at Zylman Avenue Shaver Road at Osterhout Avenue Portage Road at Osterhout Avenue (designated "comparison business") Sprinkle Road at Long Lake Drive. 6. Commercial Development Opportunities a. Portage Commerce Square and Westnedge Avenue Commercial Corridor Major regional retail activities are focused in the geographic area of the City of Portage known as "Portage Commerce Square." This "Square" contains over I ,800 acres and is bounded by Milham A venue, Lovers Lane, Romence Road, and Constitution Boulevard (see Figure 7-3). Approximately 83 percent of the land area is occupied . The remaining 17 percent is vacant and zoned for residential , business or industrial development. Significant commercial development occurs along South Westnedge Avenue - more than 2.5 million square feet of building space with an estimated 4,050 existing job opportunities. Residential neighborhoods are also distributed in various locations in this area of the community - 1,746 dwelling units with an estimated 4,600 residents. The continued strength of Portage Commerce Square is reflected in the addition of greenfield sites for commercial use and in the identification of redevelopment opportunities for commercial purposes. There are about 73 vacant acres zoned for retail in the "Square." The Comprehensive Plan establishes the 40 acres of vacant commercially zoned property on the south side of Romence Road west of Westnedge as a valuable addition to the Square as a greenfield; provides for the opportunity to redevelop about IO acres for retail purposes within the portion of the Della/Ruth neighborhood fronting on Westnedge Avenue ; and proposes office rather than industrial use between Portage Creek and Lovers Lane from Milham A venue to Ramona A venue. With the redesignation of the west side of Lovers Lane from Milham Avenue to Ramona Avenue from industrial to office, about 13 acres of vacant land are now available for office, and the office designation is intended to improve the marketability of this area. With the designation of 25 acres on the northeast corner of Romence Road and Constitution Boulevard for medium residential, little viable vacant land for new residential development remains within Portage Commerce Square. For the remainder of the Westnedge Avenue Commercial Corridor north and south of Portage Commerce Square, the Future Land Use Map identifies 20 acres currently zoned for commercial and identifies another 50 acres for commercial development (refer to Figure 7-3): • • • • Including 20 acres zoned for Expressway Services on the northwest corner of 1-94 and Westnedge A venue is designated for general business which permit ES zoning district uses. Adding 15 vacant acres on the west side of South Westnedge Avenue near Kilgore Road behind the Willow Creek shopping center. Adding 25 acres of vacant and greenhouse property west of the Conrail tracks from Romence Road Parkway to Garden Lane. Adding IO acres between Peterman Road and Schuring Road abutting existing Westnedge A venue commercial uses on the east, an industrial use on the south, and greenhouse operations on the west. PORT AGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 4-14 �Thus, the combination of the Portage Commerce Square and the Westnedge Commercial Corridor provide 153 acres (93 being already zoned) for future retail development to address the demand for 207 retail acres. b. Other Commercial Development Opportunities Outside the Westnedge Commercial Corridor, retail development opportunities tend to be scattered. There are 74 acres of vacant zoned retail sites including: • • • • IO acres on the west side of Shaver Road to the south of Melody A venue . 20 acres on the southwest corner of Sprinkle Road and Meredith Street. 10 acres on Sprinkle Road north of Branch Avenue (that is proposed of smaller single-family lots). 34 acres in scattered sites of five acres or less. The most significant additions to available retail sites outside the Westnedge Commercial Corridor are the designation of 30 acres on the southwest and southeast corners of Portage Road and Milham A venue for commercial purposes in the Portage Commercial Corridor, and the designation of 30 acres on the southeast corner of Milham A venue and 12th Street for a new primary commercial node. 7. Commercial Use Conclusion In summary. the "Future Land Use Pattern" provides about 263 additional acres (including 167 acres of commercially zoned properties) to meet future demand for commercial sites. This available acreage is concentrated in the Westnedge Avenue Commercial Corridor (153 acres) and the Portage Road Commercial Corridor (about 44 acres) . However, about 60 acres involve redevelopment of residential areas and greenhouses abutting Westnedge Avenue and major property owners such as Pharmacia-Upjohn Company, and is not readily available today for commercial development. Accordingly, readily available vacant sites for commercial purposes approximate about 203 acres. Thus, revitalization of existing commercial areas will be important in accommodating projected demands for commercial acreage. F. INDUSTRIAL 1. Definition The "Future Land Use Pattern" designates industrial areas. and does not subcategorize industrial areas . Thus, the "industrial" designation includes both "light" and "heavy" industrial uses as defined below. Generally associated with 1-1 industrial zoning, "light industrial" includes wholesaling, warehousing. truck/recreational vehicle/mobile home/manufactured home/agricultural equipment sales and services, and manufacturing act1v1t1es not involving raw materials. Except for truck/recreational vehicle/mobile home/manufactured home/agricultural equipment sales, all outdoor activities and materials should be screened from public view. Generally associated with the I-2 zoning district, "heavy industrial" encompasses manufacturing activities involving raw materials, the extraction of minerals, and industrial activities where outdoor activities and materials may not be screened. Consistent with the Michigan Resource Inventory Act. 1979, PA 204, the industrial designation includes the following land use categories: • Light: Includes land area occupied by industrial operations which manufacture, prepare, or assemble a product from previously prepared materials. Types of operations include tool and die shops, machine shops, automotive repair such as body repair, painting, engine rebuilding, etc. • Heavy: Includes land area occupied by large scale industrial and manufacturing operations which generally produce a product from raw materials. PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT ( FINAL) 4-15 �2. Existing Industrial Industrial uses accounted for approximately 4.2 percent (922 acres) of total City land area in 1995. A modest growth rate of 18.4 percent overall accounts for the ongoing development of primarily light industrial uses. A number of activities were reclassified in the 1988 survey, accounting for the disparity in growth rates in the two categories. In the year 1995, the Pharmacia-Upjohn Company accounted for 98 light industrial acres and 340 heavy industrial acres plus 660 partially developed acres and I 80 acres of office. Thus, as shown in Table 4-1, the Pharmacia-Upjohn Company represents 1,278 developed acres; whereas, developed industrial properties under other ownership account for 484 acres. The total of 1,762 acres represents 8.0 percent of the total City land area and 11 .2 percent of the developed land area. 3. Existing Vacant Industrial The 1993 industrial inventory identified land within the City zoned and/or planned for industrial use excluding the Pharmacia-Upjohn Company properties referring to Table 4-3 . A total of 919 acres of vacant industrially zoned land was identified that comprises about : • • • • 247 acres along Sprinkle Road 168 acres along Lovers Lane 431 acres along Shaver Road 73 acres in scattered sites. In addition to the 1,278 acres of Pharmacia-Upjohn property that is fully or partially developed, the company has another 550 acres with industrial zoning and 120 acres with residential zoning that are vacant. 4. Projected Industrial Demand Forecasted employment increases for the construcuon, manufacturing, transportation/communications/utilities and wholesale trade employment sectors are modest at 1.557 new jobs over the next 20 years. 630 in wholesale trade. Yet. industrial land has been absorbed at about 21 acres per year over the past 7 years . This translates into a demand for 420 acres for industrial use over the next 20 years . Based on the proportion of fully developed industrial Pharmacia-Upjohn property and existing developed industrial property owned by others, the future demand for industrial land was allocated with 200 acres going to Pharmacia-Upjohn and 220 acres going others. [Adding the Pharmacia-Upjohn share of office space at 103 acres, the future demand of 303 acres is associated with UpjohnPharmacia over the next 20 years .] Although the 1993 inventory of vacant industrially zoned land at 919 acres appears to be sufficient, the number of available sites over 5 acres appears restrictive referring to Table 4-4. Moreover, the ability of existing industries to expand or relocate to new sites would add the demand for another 460 acres (218 acres associated with PharmaciaUpjohn and 242 acres associated with others) to provide a 50 percent expansion capacity over the next 20 years. 5. Future Industrial Designation The Future Land Use Pattern makes available 740 acres for future industrial development (not involving PharmaciaUpjohn) to address the demand of 220 acres for new industrial development and 242 acres associated with existing industrial expansions and relocations. In the case of the Pharmacia-Upjohn Company, the redevelopment of the residential area (I 00 acres) south of Ramona Avenue for industrial more than offsets the proposed retail and office use of 65 acres on the south side of Milham Avenue between Lovers Lane and Portage Road . Thus, the PharmaciaUpjohn Company would have 705 acres for expansion in addition to the 1,278 fully and partially developed acres. PORTAGE COMPREH ENSIVE PLA N UPDATE : MASTER PLA N REPORT ( FINA L) 4-16 �Table 4-3 INDUSTRIAL ZONING DISTRICT SUMMARY excludes properties of The Upjohn Company) TOTAL LIGHT HEAVY INDUSTRIAL INDUSTRIAL 1,441.66 406.99 Vacant acreage 663.43 255 .76 Occupied acreage 778.23 151.92 343 73 90 26 253 47 301 68 17 86 336 73 410 306 69 0 375 268 65 0 333 288 29 3 0 0 3 38 19 0 57 300 56 29 14 0 43 159 15 0 174 223 53 0 276' 343 73 174 36 Total acreage Number of parcels Number of vacant parcels Number of occupied parcels Number of parcels greater than 5 acres Number of parcels not classified as a 307 site Number of parcels not contained in a floodplain/wetland Number of parcels without soil constraints Number of parcels with both water and sewer available Number of parcels with only sewer available Number of parcels with only water available Number of parcels adjacent to a major thoroughfare Number of parcels adjacent to an active railroad Number of parcels with 2 miles of a highway Number of parcels with no residential impact Number of parcels zoned for industrial use Number of parcels planned for industrial use REsEARCH PARK 26.62 1,875.27 919.19 26.62 956.08 417 0 I 16 318 357 417 0 210 Source: City of Portage, 1993 PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (fiNAL) 4-17 �The Comprehensive Plan identifies two major industrial corridors: • The Sprinkle Road Corridor generally running from the east City limits to Portage Creek and from Milham Avenue to Zylman Avenue with 705 acres available for Pharmacia-Upjohn expansion and another 285 acres available for industrial development by others. • Shaver Road Corridor from roughly south of Centre Avenue to Oakland Drive with 405 acres available for industrial development. Outside of these two major industrial corridors are about 50 acres of vacant industrially zoned land available for development. 6. Industrial Development Opportunities a. Sprinkle Road Industrial Corridor The Sprinkle Road Corridor generally runs from the east City limits to Portage Creek and from Milham Avenue to Zylman Avenue (see Figure 7-4). Independent of Pharmacia-Upjohn, the corridor contains 272 acres zoned for industrial with another 13 acres redesignated for industrial use. In the case of Pharmacia-Upjohn, the corridor includes 485 acres with industrial zoning and another 220 acres designed for industrial use . The location of these sites appears in Figure 7-4, and are described in Chapter 7. b. Shaver Road Industrial Corridor The Shaver Road Corridor runs from roughly south of Centre Avenue to Oakland Drive (see Figure 7-5). The corridor contains 375 acres of industrially zoned land and another 30 acres designated for industrial uses . The location of these sites appears in Figure 7-5, and are described in Chapter 7. c. Addition Industrial Opportunities Outside the Sprinkle Road and Shaver Road Industrial Corridor. there are another 50 acres of zoned industrial land in scattered sites. Most sites are located along Portage Road between Centre Avenue and Bacon Avenue, and have been identified for general business in the future land use pattern . 7. Industrial Conclusion The Future Land Use Pattern provides 740 acres (including 697 industrially zoned acres) to address the projected demand of 220 acres for new sites and 242 acres for expansion and relocation of existing industrial use. In the case of the Pharmacia-Upjohn Company, there would be an estimated 705 acres available for expansion including another 660 acres not fully developed within the campus. The redevelopment of the Ramano Avenue residential area (I 00 acres) for industrial purposes for Pharmacia-Upjohn would more than off-set the 65 acres of Pharmacia-Upjohn property along the south side of Milham A venue between Lovers Lane and Portage Road . In the Sprinkle Road Industrial Corridor, the Future Land Use Pattern proposes redevelopment of 100 acres of residential south of Ramona Avenue for industrial use by Pharmacia-Upjohn and the addition of 13 to 20 acres of primarily vacant land on the south side of Milham A venue to Portage Commerce Park where the City of Portage is making infrastructure improvements to facilitate business development. On the other hand, about 145 acres of vacant industrially zoned land have been designated for non-industrial uses along Lovers Lane. This will shift the character of vacant land along Lovers Lane between Kilgore Road and Ramona A venue from industrial to office. In the Shaver Road Industrial Corridor, the Future Land Use Pattern redesignates about 30 acres east of Portage Creek for industrial to avoid future residential uses between the creek and Shaver Road, and redesignates 52 acres of industrially zoned east of the Conrail tracks along Osterhout Avenue for residential purposes. These actions have resulted in a slight reduction in the available land for industrial development in the corridor from 431 acres to 405 acres. The Transportation Element proposes improved access to the corridor by widening Shaver Road to four lanes PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL ) 4- 18 �from US 131 to Centre A venue and improved internal circulation south of Melody A venue (in the vicinity of the extended alignment of Vanderbilt Avenue) by the construction of a new collector south of South Westnedge Park between Shaver Road and Westnedge Avenue. G. RECREATION AND OPEN SPACE 1. Definition As shown on the Future Land Use Map, the Recreation and Open Space (REC) designation includes public parks, public nature preserves, and public and quasi-public (i.e., Consumers Power) greenways. There is no private property designated for "recreation and open space." Nevertheless, Federal and State environment regulations severely limit the development of private property that falls in flood hazard areas and in environmentally sensitive areas . Thus. the Sensitive Land Areas Inventory map (Figure 5-4) in Chapter 5 should be referenced . Under the Zoning Ordinance of the City of Portage, public "recreation and open space" is permitted in all zoning districts ; however, most areas are zoned one-family residential (R-IB in the case of most city parks and preserves and R-1 C in the case of the State game preserve. Consistent with the Michigan Resource Inventory Act, 1979, PA 204, the REC designation includes the following existing land use categories ): • • Parks: Includes all city-owned parks. State Conservation : Includes all land owned by the State of Michigan for conservation and recreation activities. Pri vate recreation land areas intended for private use such as golf courses and shooting ranges are excluded from the REC designation because of private ownership, and are tabulated as "quasi-public" land use. 2. Existing Recreation and Open Space Present public recreation and open space cover 2,268 acres in the City of Portage. This includes 722 acres owned by the City and 1,546 acres owned by the State, and amounts to 14.3 percent of the developed land area and 10.3 percent of the total land area. The City of Portage has 58 acres of neighborhood parks, 86 acres of community park, 262 acres of regional park and 276 acres of nature preserves. In the past year, the City of Portage purchased Mandigo Swamp adding 40 acres to the City' s nature preserves. The Gourdneck State Game Preserve area covers 1,546 in one primary tract south of Vanderbilt Avenue and two disconnected tracts between Centre Avenue and Vanderbilt Avenue. Because the Portage Public School District facilities are also used for public recreation purposes, the amount of land used for neighborhood park adequacy assessment is 97 acres . 3. Projected Recreation Demand With a forecasted increase in population of 6,776 persons over the next 20 years, an additional 75 acres of parkland is needed to maintain the 1995 ratio of public parkland per capita. Referring to the Recreation and Open Space Chapter, a need for 130 acres of additional neighborhood parkland and for 150 acres of additional community parkland is recommended per Table 6-1 . The primary need for neighborhood park land is in the northwest quadrant of the City and the additional community park land is associated with the expansion of existing community parks where possible. 4. Recreation and Open Space Designation The "Future Land Use Pattern" indicates the need for parkland in northwest quadrant of City, but identifies no site nor general area . The "Future Land Use Pattern" also establishes the desire to protect the Portage Creek flood plain from the Portage Creek Bi-Centennial Park northward to Kilgore Road . A possible future park falls in a portion of the Gourdneck State Game Area for public recreational space. PORTAGE C OMPREHE NS IVE PLA ' UPDATE : MASTER PLAN REPORT (FINAL) 4-19 �The "Future Land Use Pattern" also proposes a greenway network connecting existing natural amenities and parks within the City: • Through use of the Consumers Power property from 12th Street south of Milham A venue eastward to Crossroads Mall , along the Portage Creek Bi-Centennial Park and Pharmacia-Upjohn property to Portage Road, and from Conrail railroad tracks west of Sprinkle Road at Centre A venue to the east City limits north of Centre Avenue. 5. Recreation Opportunities and Conclusion The Gourd neck State Game Preserve area south of Centre A venue now serves the area for recreation and open space. There is an apparent need for additional neighborhood park land in the northwest quadrant of the City, and the City should be prepared to exploit reasonable opportunities as they arise . Likewise, opportunities for the expansion of existing neighborhood and community parks should be examined as they arise to provide additional park land to address local recreation demands. H. PUBLIC AND QUASI-PUBLIC 1. Definition The Future Land Use Map includes a Public designation for community facilities under public ownership other than public parks and public nature preserves. Because of private land ownership, there is no designation for quasipublic land uses such as churches, nonprofit organization, utilities and private recreation facilities , and such existing land uses are designated according to the predominant surrounding land use. Under the Zoning Ordinance of the City of Portage, Public use is permitted in all zoning districts ; however, most areas are zoned one-family residential (R-1 B in most cases). Consistent with the Michigan Resource Inventory Act, 1979, PA 204, the Public designation includes the following existing land use categories): • • • Schools: Includes land area occupied by schools and related offstreet parking. Cemeteries: Includes land area occupied by cemeteries. Government: Includes area occupied by City Hall, Police and Fire Stations, Library , etc. 2. Existing Public Land Excluding public parks and nature preserves and public rights-of-way, the City of Portage has 46 acres used for governmental services and the Portage Public School District has 377 acres actively used for schools. 3. Public Use (Community Facilities) Designation The "Future Land Use Map" designates a variety of public uses including cemeteries, fire stations, schools (elementary, middle and high), and public wellhead sites for drinking water. Existing facilities are shown by a circled abbreviation, and future facilities are shown by an abbreviation in a square. The only future facility identified is a new fire station in the vicinity of Westnedge and Bacon Avenues. General public facilities (such as the library, community centers, administrative offices and government service centers) are not given an individual designation ; however, the City Centre Area where these facilities are concentrated has been designated by the abbreviation "CCA." There is a recognized need for an indoor adult recreation facility , for expanded space for senior citizen activities and an auditorium/theater; these may be addressed in combination with one another and may be located in the City Centre Area. PORTAGE COMPREHENSI VE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 4-20 �4. City Centre Area The City Centre Area (CCA) covers the general area intersected by Westnedge Avenue, Centre Avenue and Shaver Road as shown in Figure 4-1 . As noted above, the CCA is where general public facilities of the City of Portage are located such as the library , community centers, administrative offices and government service centers. The "Future Land Use Pattern" reinforces the concept of a City Centre Area by : I. 2. 3. 4. 5. Designating the area west of City Hall along Shaver Road for offices. Permitting redevelopment of residential uses fronting on the south side of Centre A venue from Portage Creek to Shaver Road for offices while maintaining the commercial fronting on Shaver Road . Creating a secondary commercial node at the corner of Centre Avenue and Shaver Road with commercial on the south side of Centre Avenue from Shaver Road to Currier Drive and redevelopment of the Portage Steel property. Designating the north side of Centre Avenue for offices from Shaver Road to Currier Drive. Proposing medium density residential development on the east side of the City Centre Area. The City Centre Area is the logical location for new or expanded community facilities such as an indoor adult recreation facility, expanded space for senior citizen activities and an auditorium/theater. An update to the Portage City Centre plan to refine the definition of land activities and their relationships in the CCA and to bring about an integration of activities and urban design relationships to enhance the definition of the area is recommended . I. LAND USFJINFRASTRUCTURE INTERFACE The transportation and utility systems of the community are essential to the achievement of the Future Land Use Pattern envisioned for the community. Although major thoroughfare transportation improvements to support most development in the City of Portage have been programmed, the reconstruction and widening of Interstate 94 through Kalamazoo County remains the most significant transportation need supporting the economic development of the City of Portage that has not been funded . Associated with the unfunded status of the 1-94 widening is the reconstruction of the 1-94 interchanges with Westnedge Avenue and Oakland Drive and the widening of Westnedge A venue to six lanes from 1-94 to the present six-lane section at Milham Avenue. 1. Transportation The future adequacy of the transportation system to support development to the year 2015 and beyond is crucial to the achievement of a desirable future land use pattern with regard to location , type, intensity and timing . a. Portage Commerce Square and the Westnedge Commercial Corridor Because of the concentration of commercial development in Portage Commerce Square and the extended commercial corridor along Westnedge Avenue north to Kilgore Road and south to Portage Creek, most transportation improvements programmed to the year 2015 are associated with providing access to this area . Accordingly. the Transportation Element includes several major thoroughfare improvements: • Extending Romence Road Parkway from Lovers Lane to Portage Road . This roadway extension is important to the east-west continuity of the thoroughfare network and to the distribution of traffic to north-south arterials as alternatives to the use of Westnedge Avenue where funding for improvements to Westnedge Avenue north of Milham Avenue and the interchange with I-94 have not been found . The most direct connection of Romence Road Parkway to Bishop Avenue is desirable to facilitate eastwest traffic . Finalization of the alignment will be necessary in the future . PORTAGE COMPREHENSIVE PLA N UPDATE : MASTER PLAN REPORT ( FI NA L) 4-21 �• • - COMPREHENSIVE PLAN - Public Works Maintenance Figure 4:1 City Centre Area Future Land Use 1" Library Senior Citizen Center Police/Courts Bldg .---;. -.....tJ Fire Station No. 1 - ---~ Possible Recreation Center Site - - ~ ~~~- j f ~·-~~:--, = 1500' - LOW-DENSITY RESIDENTIAL - SINGLE FAMILY DETACHED MEDIUM DENSITY I- MEDIUM-DENSITY RESIDENTIAL bLLL~LQ - HIGH-DENSITY RESIDENTIAL 1-:-:-:-:-:-:-:-:-:-:-:-:-:j - OFFICE ™ LOCAL BUSINESS - COMPARISON BUSINESS ~ - v 72<2?1 - GENERAL BUSINESS INDUSTRIAL rQo ou o O uo O u1_ - PUBLIC: O O O ~ ~ - CITY CENTRE AREA (City H<il. Poll~/Court. Ubrvy. Senior Center. Oeportmont of Pubnc '5erAc:11s. and flre Doportments.J EXISTING: I ®- -' <t z G:: / • • • • • • Boundary of City Centre Area 51 (.!)~ 0 ;'ti~ - =--~~ ) g,~ ~] ~ ~ ar:; t/J ::, ! - 0 j~ :s 0, Major Vacant Sites NW •, , ~ NE -~ .,., ,>~~~ Mf ,, ... ,.... . SW - @] -0 Well Sites - - - - - I - ~ RECREATION/OPEN SPACE Existing Porks ~ - Future Porks - 100- YEAR FLOODPLAIN I- COMMERCIAL OR INDUSTRIAL CORRIDORS C -_---. __, - COMMERCIAL REVITALIZATION AREAS •j -I C -_-, ------, t,,... __ .,,,,,1 SE MAI' 1 l, ~~ j 8 ,-:. -viu. . __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ i • ~ !II/ . - Fire Stations [ :::::: ;::'. :.:: ·j - :lE ~ ®®- ~ 0 :i - Cemeteries @ - Elementary Schools - § @ - Middle Schools - ~ @ - High Schools - B \ ,:::. FU'TURE: @) - - - - - I00-YEAR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENSI nvE AREAS; HOWEVER, Tl-iE SENSITIVELAND AREAS INVENTORY SHOULD BE RF.FFRFNCFD FOR AREAS OUTSIDE _ _ _ _ _ _ _ _11-1 ,_ E _;,; 10;,;; 0_- Y ~E,;,;; AR~ fL~OO ~ D;,:;, P~ LA:IN:.,;8 ; 0;;;, UN ;,;,;D;;,; A;,;. RY;,;. . _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ - PRIMARY COMMERCIAL NODES - SECONDARY COMMERCIAL NODES - MAJOR ROADWAY IMPROVEMENTS •NOTE: _ _ _ _ _ _ _ _ _ _ _ _ __ __ . 4-22 �• Kilgore Avenue from Oakland Drive to Westnedge Avenue (addition of third lane for left-turns) and from Lovers Lane to west of Portage Road (widening to four lanes with left-turn lanes at major intersections). This improvement improves east-west access to Westnedge Avenue and other northsouth roadways leading to Portage Commerce Square. • Lovers Lane from Milham Avenue to Kilgore Road (widening to four lanes with left-turn lanes at major intersections). This widening will provide an alternative route to Westnedge Avenue through Portage Commerce Square. • Milham Avenue from 12th Street to Oakland Drive and from Lovers Lane to Portage Road (widening to four lanes with left-turn lanes at major intersections and addition of left-turn lanes between Oakland Drive and Lovers Lane). This improvement facilitates traffic movement on the north side of Portage Commerce Square, addresses increasing traffic from Texas Township to the west and supports the continued development of Milham Avenue from Oakland Drive to Portage Road as an office corridor. • Oakland Drive from Milham Avenue to Centre Avenue (widening to four lanes with left-turn lanes at major intersections). This improvement provides an alternative north-south route to Westnedge A venue to the west of Portage Commerce Square. • Centre Avenue from Westnedge Avenue to Portage Road (widening to four lanes with left-turn lanes at major intersections). This improvement provides improved access to the southern end of the Westnedge Commercial Corridor and facilitates the continued development of Centre Avenue as an office corridor. Because the Future Land Use Pattern adds only 50 acres for retail development over existing zoning and 65 of the 257 acres involve redevelopment of existing residential and greenhouse properties or vacant land owned by Pharmacia-Upjohn, the available land for development proposed in the Comprehensive Plan remains consistent with the retail employment and land use assumptions of the KA TS 2015 Long Range Transportation Plan. Nevertheless, the improvement of Westnedge Avenue from Andy Avenue through 1-94 to Milham Avenue and reconstruction of the Westnedge A venue/I-94 Interchange remain needed projects which remain unfunded. b. Sprinkle Road and Shaver Road Industrial Corridors Several thoroughfare improvements are identified in the Transportation Element to improve external and internal access to the Shaver Road Industrial Corridor: • Shaver Road from Centre Avenue to Melody Avenue (widening to four lanes with left-turn lanes at major intersections). • Widening Shaver Road to five lanes from Melody A venue to US 131 for improved industrial access. • Construction of a new collector on the approximate alignment of Vanderbilt Avenue from Shaver Road to Westnedge Avenue on the south side of South Westnedge Park improving east-west continuity of the thoroughfare network between Melody Avenue and Osterhout Avenue and providing access for improved internal circulation with the Shaver Road Industrial Corridor to stimulate economic development similar to public infrastructure investments planned in the Portage Industrial Drive area. Although specific thoroughfare improvements are not targeted on the Sprinkle Road Commercial Corridor, the extension of Romence Road Parkway from Lovers Lane to Bishop A venue at Portage Road will improve east-west access to the center of the corridor, and the widening (widening to four lanes with left-turn lanes at major intersections) of Sprinkle Road from Centre Avenue to City limits will clearly improve access to the south end of the Sprinkle Road corridor from Vicksburg. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 4-23 �c. Commercial Revitalization Because of the limited number of green field sites for retail commercial development, the encouragement of revitalization and reinvestment in the existing commercial area is important to address future retail land needs. Thus, public infrastructure investments are a logical means to encourage private reinvestment in the four targeted commercial revitalization areas as follows : • • Improving vehicular and pedestrian facilities , including separation by curbing, landscaped areas, storm drainage and sidewalks, where appropriate, in the four revitalization areas -⇒ South Westnedge Avenue between Romence Parkway and Centre Avenue. ⇒ Portage Road between Milham A venue and 1-94. ⇒ Portage Road between Centre Avenue and Ames Drive. ⇒ Sprinkle Road between Zylman A venue and Long Lake Drive. Adding a center left-tum lane to Portage Road between Centre Avenue and Emily Drive. d. Office Corridors In addition to improving access to commercial and industrial corridors, several thoroughfare improvements enhance the development of office space: ' ' T T • Reconstructing the US 13 I interchange with Centre Avenue. This roadway improvement is important to market Centre A venue as a regional office and research park corridor. If the pace of office development on Centre Avenue continues between US 131 and Oakland Drive, reconstruction of the interchange will become crucial and the pace of office development will exceed that assumed in the KA TS Long-Range Transportation Plan. • Centre Avenue from Westnedge Avenue to Portage Road (widening to four lanes with left-turn lanes at major intersections). This improvement facilitates the continued development of Centre Avenue as an office corridor. • Milham Avenue from 12th Street to Oakland Drive and from Lovers Lane to Portage Road (widening to four lanes with left-turn lanes at major intersections and addition of left-turn Janes between Oakland Drive and Lovers Lane). This improvement supports the continued development of Milham Avenue from Oakland Drive to Portage Road as an office corridor. • Lovers Lane from Milham Avenue to Kilgore Road (widening to four lanes with left-turn lanes at major intersections). This widening will support development of Lovers Lane as a secondary office corridor to the Milham A venue Office Corridor. 2. Utilities Through the Capital Improvement Program, the City of Portage continues to program sanitary sewer, water facility and drainage improvements to support the overall development of the community and specific economic development initiatives. J. LAND USE/ENVIRONMENT INTERFACE To the extent possible, the Future Land Use Pattern protects environmentally sensitive areas from inappropriate development. The Sensitive Land Areas map (Figure 5-4) of Chapter 5 should be consulted when the development of specific properties are being considered. When the conversion of residential properties to office use on Centre Avenue begins east of Westnedge Avenue, particular attention should be given to the concentration of historic properties along the north side of Centre A venue. T PORTAGE C OMPREHENSI VE PLAN UPDATE: MASTER T PLAN REPORT ( FINAL) 4-24 �,V ~ ' A. CHAPTERS: NATURAL/CULTURAL RESOURCES t INTRODUCTION The natural resources and cultural resources (particularly historic properties) of Portage contribute to the unique character and quality of life of the community. The Natural/Cultural Resources Element of this Comprehensive Plan provides essential information to help preserve natural, historic, and cultural resources for the maximum benefit and enjoyment of all. Development review guidelines addressing natural , historic, and cultural resources are found in Chapter 3. B. NATURAL RESOURCES 1. Soils The majority of soils within Portage pose minor constraints on development. In general, loam, sandy loam and loamy sand soils are most common. Loamy soils are found primarily in the northern one-half of the City, sandy loam most commonly in the southeast quadrant, and loamy sand soils predominately in the City's southwest quadrant. These soils are, for the most part, well-drained. Physical limitations to development, when it occurs, exist because of excessive slopes. On the other hand , organic soils offer the greatest physical constraint to development within the City of Portage. These soils are poorly drained and occur in depressional areas along creeks and around lakes. Accordingly, these soils coincide with the wetland and floodplain areas of the City. Severe limitations are attached to development on organic soils due to problems of drainage, low bearing capacity, and frost action commonly exhibited. Figure 5-1 shows poorly drained sand and loam, and organic soils that are a concern in project design and public development approval. ' T 2. Water Resources and Floodplains a. Lakes Seven lakes are located in Portage. Lakes account for 1,732 acres or 7.9 percent of Portage's geographic area. These include Austin, West and Hampton, as well as portions of Long, Gourdneck, Sugarloaf and Little Sugarloaf. The lakes have historically been and continue to be a valuable natural feature in the City. Thus, the protection of water quality is essential from the adverse impacts of stormwater runoff from urban development and wastewater leaching from on-site septic systems and sanitary sewer leaks. Best management priorities have been instituted to protect streams and bodies of water from stormwater soil erosion (Soil Erosion and Sedimentation Control Act), and all structures within the City have been required to connect to the municipal sanitary sewer where available since 1988. T T T PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 5-1 �~ - . .......,,;;, / Nnltllmt /' r,/ COMPREHENSIVE PLAN "Yji~/\\ "\.<.J l >,<, i \ 1 y'i\ ''\..\ /,.,,\.' ~ \\ // 1/ i' _J~.J' '\j\ ,.. '" i.:: Figure 5:1 Soils 1"=3500' POORLY DRAINED SAND - POORLY DRAINED LOAM -ORGANIC - - Source: Comprehensive Plan: Natural Resources; City of Portage; August, 1991 . 5-2 �7 7 7 7 7 7 7 1 Floodplains b. In addition to the water quality concerns associated with urban development adjacent to streams and lakes, there are also safety and property damage concerns associated with the flooding of streams and lakes. Figure 5-2 identifies the flood-prone areas of the City associated with the 100-year floodplain where only agricultural, recreational, and utility uses are permitted. The fldod-prone areas are identified by the Portage Creek Flood Hazard Analysis 1 and the Federal Emergency Management Agency (FEMA) Flood Hazard Boundary Maps. 3. Land Resources In addition to substantial water resources, Portage contains significant areas of land that have remained relatively undisturbed . (See Figure 5-3). Collectively, these areas are not only significant in size but also demonstrate a wide variety of natural habitats. Several kinds of grassland, forest, and wetland communities can be identified in these areas. Such environmental diversification results in a wide array of wildlife that inhabit the City of Portage including a number of rare plants and animals. In addition, significant populations of game animals, such as deer and pheasant, can be found, These areas serve a multitude of needs for the community simultaneously. They can provide educational, recreational, aesthetic, and wildlife preservation benefits with minimal development or maintenance costs. Natural areas are primarily located in the southwestern quadrant of the City, although several are located in the north-central and southeastern sections. The southwest quadrant can be classified into three primary locations demonstrating significant natural resources. These include the Hampton Lake area, the Sugarloaf area, and Bishop's Bog Preserve. The Hampton and Sugarloaf lands are primarily under State ownership and are used as game areas. Bishop's Bog Preserve is a wetland area under public and multiple private ownership. In the southeast quadrant, Mandigo Marsh and the West Lake Nature Preserve also demonstrate significant and unique natural resources. Both of these areas are under public ownership. 4. Sensitive Land Areas The City of Portage completed a sensitive land areas inventory in November of 1995 to improve its capability in considering natural resources protection during development review and long-term planning and zoning processes. Figure 5-4 identifies lands within the City where there are unique or otherwise important resources, or where human activities could adversely impact resources on adjacent lands. 1 Few Michigan cities contain the quality and diversity of wetlands found in the City of Portage. One hundred sixtyone individual wetland complexes were identified within the City which include forested wetlands, marshes, bogs, fens, and wet· meadows representing all of the important types found in Southern Michigan. In addition to threatened plant and animal species in some of the wetland complexes, the wetlands are also important to local groundwater recharge and as wildlife habitat. The sensitive land areas include: l l 1. All wetlands larger than five acres or connected with a lake, pond, or stream are protected under the state's Goemaere-Anderson Wetland Protection Act. This state law prohibits filling, dredging, or draining of the wetlands without a permit; however, it does not prohibit other types of alternatives such as tree and brush removal. l l 1 Flood Hazard Analysis, Portage Creek, Kalamazoo County, Michigan U.S. Department of Agriculture, Soil Conservation Service. PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 5-3 �- COMPREHENSIVE PLAN - .. Figure 5: 2 iI Flood Plains 1"=3500' FLOOD PLAINS - - - - J I • U;2ii • ~~~ Jf~ Source: Comprehensive Plan: Natural Resources; City of Portage; August, 1991. L..--------------------~---.;._---------------..1--------------5--4__________ �• COMPREHENSIVE PLAN • • Natural Areas - 1"=3500' - NATURAL AREAS - • • I ■ Source: Comprehensive Plan: Natural Resources; City of Portage; August, 1991 . �- - - .. COMPREHENSIVE PLAN t ~ \!I. SENSITIVE LAND AREAS INVENTORY I,.. g ... - - - - - Figure 5:4 1''=3500' Each Land Area Code Consists of Two Components: Land Classification Component and a Sensitivity Rating Component. LAND CLASSIFICATION: - - ---- D [!j EJ 400' STREAM CORRIDOR FLOOD PLAIN BOUNDARY WETLAND (SEE HIERARCHIAL CLASSIFICATIONS BELOW) SENSITIVITY RATING: 1 - HIGH SENSITIVITY VALUE: HIGH SENSITIVITY WETLANDS ~ 2 - MODERATE SENSITIVITY VALUE: MODERATE SENSITIVITY WETLANDS fi1 3 - LOW SENSITIVITY VALUE: LOW SENSITIVITY WETLANDS ~ - - - 5-6 �I I 2. All lands within 200 feet of a stream. Portage Creek and other streams within the City are protected from dredging and filling without a permit by the state's Inland Lakes and Streams Act. This law, along with the Soil Erosion and Sedimentation Control Act, also restricts most construction activities within 500 feet of the stream' s ordinary high water mark. Surface water runoff from some types of developments is also controlled under the federal Clean Water Act as amended in 1987. 3. The JOO-year floodplain as delineated on the FEMA Flood Insurance Rate Maps. Although primarily aimed at discouraging potential loss of property due to floods , the FEMA-mapped floodplain also represents a topographically-defined area where activities could add sediment or other pollutants to Portage Creek or other water bodies in the City. Sensitive areas were ranked on a numerical scale of 1 to 3 as follows : 7 7 7 Areas containing or considered extremely important to protecting resources of City-wide importance. Loss or degradation of such an area would represent a significant reduction in the City's natural resources. 2. Lands with resources of local importance or serving as buffer areas protecting locally important resources. Loss or degradation of such an area would result in a significant reduction in a neighborhood ' s landscape diversity, and the cumulative loss of such areas could seriously reduce the City ' s natural resources base. 3. Areas containing natural resources of a type recognized by environmental planners and managers as generally important, or serving as buffer zones protecting important resources . Loss or degradation of such areas would not necessarily negatively impact the City's natural resources base, but certain construction/development activities in these areas could harm important resources. C. CULTURAL RESOURCES 1. Archaeological Sites The Potowatomi Indians are known to have inhabited Portage prior to the first settlers. They were related to the Ottawas and Chippewas farther north , and all three cultures are thought to be descended from the Algonquin tribe which inhabited large areas of New York and Canada. Portage was one of the favored areas of the Potowatomis because one of their larger villages, known as Indian Fields, was located in the vicinity of the Kalamazoo/Battlecreek International Airport. The village had the navigational advantage of falling on the basin divide of the Kalamazoo River and St. Joseph (of Lake Michigan) River. Because of the sensitivity of archaeological sites, only the general areas are shown in Figure 5-5 . An archaeologist should be consulted when construction occurs in any undisturbed areas, and should be contacted if artifacts are found during construction in previously distributed areas. 2. 7 7 7 7 7 I. Historical Sites Figure 5-5 shows 55 historic district homes/sites in the City of Portage. The homes not only serve as monuments to the past, but enrich the aesthetic quality of the City today . They offer unique contributions to the architectural quality and diversity of the community. The non-renewable nature of these cultural resources, however, reflects the need to ensure their preservation. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 5-7 �COMPREHENSIVE PLAN Historical and Archaeological Sites 1''=3500' LOCATION OF HISTORIC DISTICT HOMESLSITES 1 2 3 4 5 6 7 8 9 10 11 12 13 - 14 15 16 17 18 19 20 21 22 23 VNiOER81LT 24 __) 25 ,..,______ ,, ~ I ' I! t! lj ~:;I ~3 ;!g 3 sl !ii ,{! ta~ 26 27 28 r ( ~, /';p 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 618 Schuring (c. 1910) 702 Schuring ( c. 1900) 904 Schuring (c. 1910) 1124 Schuring (1900 & 1920) 7334 Westnedge (c. 1913) 7119 Ooklond (c. 1850) 7706 lnnisbrook (1870) 8021 Oak (c. 1926) Centre Ave. at Shover Rd (1930) Portoge Groin Elevator 1612 Centre (c. 1900) 8643 Westnedge (1920) 2106 Forest (c. 1900) 8529 Sprinkle (1892) 8007 Cox's Dr. District IJ6 School (1927) 9844 Sprinkle (c. 1850) 9426 Westnedge (1870) 2112 Vanderbilt (1878) 10219 Ooklond District 118 School (1856) 922 Osterhout (1853) 703 Osterhout ( 1920) 10630 Portage (c. 1900) 704 Bacon (1870) 506 Bacon District 1/7 School (c. 1860) 10327 Westnedge Portage South Cemetery (1858) 10209 Portage (1870) 2663 Mandigo (1865) 10234 East Shore (c. 1918) barns (c. 1880) ARCHAEOLOGICAL SITES - \0 t3 ~~~ ( , 4415 Mflhom (1895) 5830 Portoge (1850) 2027 E. MIiham Indian Fields Cemetery (1832) 1617 Milham (1850) 1324 MIiham (1846) 5720 Oaklond (1873) 5134 Oakland (c. 1890) 5719 Angling (1852) 5029 Angllng (c. 1890) 5260 Angling (1868) 3910 Milham (1873) 3821 MIiham (1859) 6638 Angling (1870) 3321 Milham (1850) 6235 Oakland District #2 School (1864) 1705 Milham Dry Prairie Cemetery (1835) 4416 Milham (c. 1905) 1521 Centre (c. 1915) 903 Centre (1915) 515 Centre (1853) 309 Centre (1883) 214 Brown (c. 1900) 505 Centre ( 1927) 125 Centre Masonic Temple (1930) 7737 Westnedge Portage Centrol Cemetery (1894) 408 Schuring (c. 1915) 524 Schuring (c. 1920~ 530 Schuring (c. 1920 '\ (I \ - SENSITIVE ZONE - POTENTIAL SITES Source: Comprehensive Resources; of_ Portage; August, .__ ___ _ _ _ _ _Plan: _ _Natural ___ _ _ _ City __ ___ _ _ 1991 _ _. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _..__ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _...,,.1!!1'5-~8 -• _ _ _ _ __ . �r "', ti ' A. CHAPTER 6: RECREATION AND OPEN SPACE OVERVIEW The recreation and open space plan consists of two major components that are further stratified by size and purpose for the parks and open space: 1. The local service component including mini-parks, neighborhood parks and playgrounds, community parks, and open spaces (such as locally maintained preserves and greenways); and 2. The regional service component, including regional parks maintained by the City of Portage and regional reserves. The recreation and open space plan is illustrated in Figure 6-1 and the classification of parks and open spaces appears in Table 6-1. B. EXISTING LOCAL PARKS AND OPEN SPACES The City of Portage and the Portage Public Schools cooperatively meet the local outdoor recreational needs and demands of the community through parks and the dual use of school properties. The following presents an overview of facility utilization by classification of recreational area. 1. Neighborhood Parks/Playgrounds Neighborhood parks provide playground facilities for young children and court sports (e.g., basketball, tennis, vo11ey ba11) facilities . Elementary school sites constitute a portion of the neighborhood parks and playgrounds in the City. Eight elementary school sites are used extensively for community recreation at large: Amberly, Angling Road, Central Elementary, Haverhill, Lake Center, Moorsbridge, Waylee and Woodland. Creative playgrounds have been developed at Amberly, Angling Road, Central, Moorsbridge and Haverhill schools. These eight sites of two to three acres each are also used intensively for youth soccer, softba11, baseba11 and footbal1 practices. The Portage Community Education Center also serves as a neighborhood playground. The five middle school and high school facilities are also utilized as neighborhood parks, playgrounds and indoor recreation sites: Central Middle (6 acres), North Middle (6 acres), West Middle (8 acres), Northern High, and Central High. Neighborhood parks under the City jurisdiction include Haverhill (4 acres), Lexington Green (23 acres), Oakland Drive (19 acres), and Westfield (12 acres) Parks. Only Lexington Green is used for a scheduled activity/craft center during the summer. A11 parks record heavy use from the neighborhood and adjacent community, and have asketba11, tennis, playgrounds and picnic facilities . In addition, Oakland Drive Park and Westfield Park have softba11 and soccer fields. The newest neighborhood park, Oakland Drive Park, also features a natural ice rink and sledding hill . PORTAGE COMPREHENSIVE Pl.AN UPDATE: MASTER Pl.AN REPORT (FINAL) 6-1 �~ - -- / 8'J1U Cl(I). COMPREHENSIVE PLAN Figure 6: 1 Recreation and Open Space Plan 1''=3500' RECREATION II - PUBLIC PARKS • PUBLIC SCHOOLS WITH PARK COMPONENT PUBLIC RECREATION AREAS EXISTING PROPOSED NEIGHBORHOOD PARK COMMUNITY PARK - REGIONAL PARK - OPEN SPACE LOCAL - - LLLLLL:i::u_ LLLLLLLLLL J LLLLLLLLL~· LLL--LLLLLL ·. LLLLLLLLLL LLLLLLLLLL LLLLLL._L L ' I l GREENWAY I·- --~--~--' 100 YEAR FLOODPLAIN/FLOOD HAZARD AREA I ,:=.J. __:. Ii L,l,K( �2. Community Parks The community parks provide for the recreational needs of the larger community and include field sports (e.g., baseball, softball, football, soccer) facilities in addition to the facilities commonly found at neighborhood parks. South Westnedge Park ' (30 acres) is the most heavily used community park because of six regulation softball diamonds. Portage Central Park (12 acres) is a popular site for passive recreation and cultural activities. Overlooking Portage Creek, Central Park includes a picnic shelter/restroom building, a multi-purpose play structure and a community bandshell. The park is regularly used for informal and scheduled picnics and is the home of the popular Community Bandshell Summer Entertainment Series. The park has no courts or field areas for sports. Similar to other City parks, Lakeview Park (24 acres) has been much improved within the last five years with the addition of a basketball court, multi-purpose play structure and floating platforms and boardwalks that provide shore fishing opportunities on Austin Lake and the inter-lake channel. Other facility improvements include restroom and picnic shelter renovations, and upgrades to the softball diamond and tennis courts. Lakeview Park will continue to receive increased use due to facility improvements and new shore fishing opportunities. r Schrier Park (20 acres park and 36 acres open space) has primarily been maintained in its natural state to emphasize the wooded trails and old orchard open space prevalent in this park. Recent improvements have included pavilion/restroom renovation, new parking areas, and improved trails. A multi-purpose play structure and large open space are also available for public enjoyment. Schrier Park is the site of the Apple Fest and Haunted Forest special events during the month of October. Schrier Park is used primarily for informal picnics, hiking, nature study and cross-country skiing. The enclosed pavilion is also used extensively. The park has no courts or field areas for sports. 3. Open Space Areas In addition to the northern portion of Schrier Park (36 acres), three established open space/natural areas are under City jurisdiction: West Lake Nature Preserve, the Bishop's Bog Preserve, and Mandigo Swamp. West Lake Nature Preserve has received $150,000 of Recreation Bond and Michigan Natural Resources Trust Fund (MNRTF) funding to spur the development of an entry road, parking, playground, picnic shelter/restroom building, upland and wetland trails totaling one and one-half miles and related amenities. Future plans include additional trail development, an interpretive center and low impact boat landing area along the West Lake shoreline. Although West Lake Nature Preserve has become a popular site for passive recreation and nature study, with proper planning overuse does not appear to be a problem. Bishop's Bog Preserve is a 150-acre site north and northwest of Schrier Park. 130 acres were donated by the Jansma, Dekkinga and Bos families . Bishop's Bog, the largest "relict" bog in southern Michigan, has been registered with the Nature Conservancy. It is uncommon for this type of bog which harbors a number of rare plants to be found in southern Michigan. Perimeter trails will allow for passive nature study without disturbing this truly unique environment, and have been scheduled for development by late 1996. Mandigo Marsh is a historically well-known wetland area on the southwest corner of Austin Lake. A large portion of Mandigo Marsh was purchased within the past year by the City of Portage to ensure its permanent protection. Comprising about 40 acres, the marsh is home to a wide variety of marshland birds and other types of waterfowl, and harbors an unusual assembly of plants that are peculiar to this area. Mandigo Marsh has been classified by the Nature Conservancy as an example of a coastal plain marsh community historically common to the Atlantic coast. The community and many of its characteristic plant and animal species are themselves far removed -- often thousands of miles -- from their main range along the Atlantic coast, as a fluke of early plant migration and changes in geologic and weather conditions. Many of these species are listed by the State of Michigan and are protected under the Michigan Endangered Species Act. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 6-3 �r - C. EXISTING REGIONAL PARKS AND PRESERVES 1. Regional Parks Portage Creek Bicentennial Park (PCBP) is a highlight of the Portage Park System. This 195-acre park is a two and one-half mile linear park running along Portage Creek. The park protects the sensitive environment of the Portage Creek basin and offers residents many opportunities to enjoy the creek - from overlook decks to canoeing. The park has no courts or areas for sports, but rather emphasizes special facilities for the region. Featured attractions include over two miles of hiking and biking trails, one-quarter mile of wetland deck trail, two waterfront overlooks, the Milham A venue activity area with playground and picnic areas, and the Celery Flats Interpretive Center and Historical Area. The Celery Flats Interpretive Center highlights the celery heritage of Portage and Kalamazoo County as the Celery Capital of the world between 1890 and 1930. The Livery near Celery Flats offers canoe and bicycle surrey rentals. The Celery Flats Historical Area includes four relocated and restored structures of historic significance to the community: the 1856 schoolhouse providing educational programs for school children, the Hayloft Theatre providing cultural opportunities through plays and programs in the summer, the Grain Elevator available for group use and serving as an ice skating and a warming house for Celery Flats, and the Stuart Manor (built in 1846) used for group meetings. The Celery Flats outdoor Amphitheater opened in 1995 and hosts additional cultural arts events. Located on Long Lake, Ramona Park consisting of 67 acres, is the most heavily used park in the City system due to swimming, beach and fishing facilities plus numerous courts (volleyball, basketball, and tennis), field sport areas (softball , football , and soccer) and picnic areas. In addition to the two regional parks (Portage Creek Bicentennial Park and Ramona Park) maintained by the City of Portage, there are five regional parks outside the City of Portage maintained by others -- Prairie View Park on Gourdneck Lake to the south of Portage, Coldbrook Park in Charleston Township, Scotts Mill Park on the east edge of Pavilion Township, the Kalamazoo County Center Building and Recreation Park between Lake Street and King Highway Drive, and River Oaks Park on the east edge of Comstock Township. The lake areas are of prime recreational importance in the City of Portage because they provide opportunities for water-related activities not generally found in an urbanized setting. There are seven lakes fully or partially within the City of Portage. Hampton Lake is difficult to access for water-related activities. Public access sites (boating launches) owned by the State of Michigan are found on Austin Lake, Long Lake and Sugarloaf Lake. Gourdneck Lake is accessible through a small channel from Hogset Lake which has public access at Prairie View Park. The West Lake Nature Preserve provides public access to the west end of West Lake, but does not provide water access for water-related activities, even though the boating occurs on the lake from private properties. 3. State Game Preserves The Gourdneck State Game area (of nearly 1,555 acres in Portage) is located in southwest Portage from Centre Avenue into Schoolcraft Township to the south. The game area consists of three separate tracts in Portage. The primary tract south of Vanderbilt Avenue is separated from two smaller tracts on Centre Avenue by private property on the north side of Vanderbilt A venue and around Hampton Lake. The two smaller tracts along Center A venue are likewise separated by private property between Centre A venue and Hampton Lake. PORTAGE C OMPREHENSI VE PLAN UPDATE : MASTER PLAN REPORT ( FINAL) 6-4 �- r r D. FUTURE RECREATION AND OPEN SPACE NEEDS I. Park Land Needs Tirrough application of established recreation standards (Tables 6-1 and 6-2) and an examination of facility utilization and populatioR forecasts future recreational needs were determined for land and facilities as shown in Table 6-3 and 6-4. At the local service level, there is a need for up to 130 acres of additional neighborhood park land and there may be a need for at least 150 acres of community park land after the year 2000. Facility standards also suggest the need for 200 acres of additional regional park land and the development of a community recreation center/auditorium. Needs in these areas will increase with time, as will land costs and pressures for development. To ensure adequate provision of future recreational areas in the most cost-effective manner, an acquisition program for additional recreation acreage is a part of this planning and programming effort. Due to the large average residential lot size, there is no apparent need for mini-parks or tot lots. With respect to neighborhood park/playground areas, development trends suggest continued expansion of residential uses primarily in the northwest and southeast quadrants of the City. As such, additional acreage for such facilities should be oriented to these areas. The area expected to have the greatest need is the area north of Centre Avenue between US13 l and S. Westnedge Avenue. Priority should, therefore, be oriented to the establishment of a neighborhood playground/park in this area. With the exception of the City' s northwest quadrant, any additional community park acreage should be acquired adjacent to existing community park facilities. Continued centralization of these areas is seen as providing an opportunity for the provision of greater diversity of programs while at the same time providing for more effective and efficient park maintenance. If the State of Michigan should declare any portion of the Gourdneck State Game Preserve surplus, the game preserve should be retained as a regional park to the south of Vanderbilt Avenue. 2. Open Space Needs Although no specific standards exist for the evaluation of open space areas, the preservation of natural areas is of prime importance in any urbanizing region. Many existing open space areas in the City are experiencing pressures of urbanization. Maintenance of these areas in their natural state offers significant benefits to the community at large. If planned wisely, these areas may serve a variety of functions from recreational to flood control. If neglected, pressures of increased urbanization could result in their degradation and destruction. Neglect of these open spaces and natural areas may also result in exceptional monetary costs to the public for the provision and maintenance of necessary facilities to support their development. Protection of these areas should, therefore, be of utmost concern in future development and budget considerations. Portage Creek Bicentennial Park does much in terms of preservation for the environmentally sensitive creek basin areas of the City. The Park has been designed primarily along the floodplain areas of Portage Creek. The Park extends south from Milham Avenue to approximately the Shaver Road/South Westnedge intersection. Portage Creek is a natural drainageway for major portions of the City. Portage Creek Bicentennial Park preserves a portion of this drainageway and serves to prevent severe environmental degradation. As the development of the City progresses, ever increasing amounts of runoff will be carried by the Creek. By preserving lands along the creek, a filter of vegetation and space for control facilities can be maintained. Preservation for public benefit of the basin area southwest (to Hampton Lake) and north (to City limits at Kilgore Road) should be considered. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 6-5 �r f Table 6-1 PARK AREA AND OPEN SPACE STANDARDS Comeonent f r r r r Use Service Area Desirable Size Acres 1,000 Poeulation Desirable Site Characteristics LOCAL CLOSE-TOHOME SPACE l. Mini-Park Specialized facilities that serve a concentrated or limited population or specific group such as tots or senior citizens. Less than 1/4 mile radius I acre or less 0.25 to 0.5A 2. Neighborhood Park/Playground Neighborhood multi-purpose areas serving the needs for intense recreational activities such as field games, court games, playground apparatus areas, skating, wading pools, etc., as well as passive recreational pursuits like picnicking, walking, sitting, viewing, etc. l /4 - 1/2 mile radius to serve a population up to 5,000 (a neighborhood) 4 - 15 + acres 2to4A 3. Community park Area of diverse environmental quality. May include areas suited for intense recreational facilities, such as athletic complexes. large swimming pools . May be an area of natural quality for outdoor recreation, such as walking, viewing, sitting, picnicking. May be any combination of the above, depending upon site suitability and community need. Several neighborhoods. I - 2 mile radius 25+ acres 5.0 to 8.0A May include natural features , such as water bodies and areas suited for intense development. Easily accessible to neighborhood served. 4. Open Space/ Parkways/ Environmental Areas Open space and environmentally sensitive areas within the local community serving as preservation zones for certain animal and plant species and/or as buffers between various land types. No applicable standard Sufficient to service desired uses variable Environmentally sensitive areas such as floodplains , watersheds, etc., serving as preservation zones for certain plant and animal species. Open space areas serve as buffers between various land use types. r Within civic areas or neighborhoods which are in close proximity to apartment complexes, townhouse development. or housing for the elderly. Suited for intense development. Easily accessible to neighborhood population, geographically centered with safe walking and bike access. May be developed as a school/park facility . REGIONAL SPACE 5. Regional/ Metropolitan Park Area of natural or ornamental quality for outdoor recreation such as picnicking, boating, fishing, swimming, camping & trail uses - may include play areas . Several communities. hour driving time 200+ acres 5.0to JO.QA 6. Regional Park Reserve Area of natural quality for natureoriented outdoor recreation such as viewing and studying nature, wildlife habitat, conservation, swimming, picnicking, hiking, fishing, boating, camping & trail uses . May include active play areas . Generally 80 percent of the land is reserved for conservation and natural resource management, with less than 20 percent used for recreation development. Several communities . hour driving time 1,000+ acres variable Contiguous to or encompassing natural resources . Diverse or unique natural resources such as lakes, streams, marshes, flora, fauna, and topography. Source: "Recreation and Open Space Plan," City of Portage, Michigan; February, 1994. T f. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 6-6 �r r r rf f f - r f f Table 6-2 FACILITY STANDARDS CITY OF PORT AGE Requirement Facility 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. Softball Diamonds Baseball Diamonds Football Fields Soccer Fields Tennis Courts Outdoor Pools Recreation Center Auditorium Local Park Land Archery Ranges (a) Outdoor Basketball Courts (b) Bicycle Trail Golf Course (a) Outdoor Ice Rink Picnic Areas Playgrounds (b) Rifle Range (a) Shotgun Range (a) Boat Launches Fishing Access Cross-Country Ski Trails Hiking Trails Nature Trails Nature Areas Swimming Beaches (a) Includes private clubs. 1 Diamond/5,000 persons 1 Diamond/20,000 persons 1 Field/10,000 persons 1 Field/7 ,000 persons 1 Court/2,000 persons 1 Pool/40,000 persons 1 Center/40,000 persons 1 Facility/40,000 persons 10 Acres/1,000 persons 1 Range/50,000 persons 1 Court/5,000 persons 1 Mile/40,000 persons 1 Course/25,000 persons 1 Rink/20,000 persons 1 Table/200 persons 1 Facility/3,000 persons 1 Range/50,000 persons 1 Range/50,000 persons 1 Parking Space/400 persons 1,000 Feet/1,000 persons 1 Mile/10,000 persons 1 Mile/5,000 persons 1 Mile/20,000 persons 1 Facility/50,000 persons 1 Facility/50,000 persons (b) Does not include school facilities . Source: "Recreation and Open Space Plan," City of Portage, Michigan; February, 1994. r r. PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (frNAL) r 6-7 �Table 6-3 TOT AL PARK REQUIREMENTS 1995-2020 CITY OF PORTAGE r City of Portage T r f r r r r f f = 41,042 = 42,493 = 44,052 = 45,782 = 47,511 = 49,269 = 51,027 1990 Population 1995 Projected Population 2000 Projected Population 2005 Projected Population 2010 Projected Population 2015 Projected Population 2020 Projected Population Tvoe Neighborhood Park/ Playground (with schools) Community Park Open Space (with State Game Area) Regional Park (with County Parks) Existing 1995 2000 2010 2015 2020 1994 Required Acreaee 85-170 Required Acreaee 90-175 Required Acreage 95-190 Required Acreaee 100-200 Required AcreaJ!e 100-205 210-340 220-350 240-380 245-395 260-410 Acreage 58 Total Additional Acreage Required Recommended Additional Acreage Needed 1990-2020 2015 0-150 130 170-320 150 0-200 200 (97) 86 276 (1956) 262 Required acreage varies according to needs. No applicable standards. 210-425 220-440 240-475 245-495 260-510 (1500) Source: The Corradino Group "Recreation and Open Space Plan," City of Portage, Michigan; February, 1994. f T T PORTAGE COMPREHENSIVE PLAN UPOATE : MASTER PLAN REPORT ( FINAL) 6-8 �T T:Jble 6-4 TOT AL FACILITY REQUIREMENTS Total Total Existing Facilities 1995 Required 2000 Required Required Baseball 0 2 2 2 Softball 12 8 9 JO Football Fields 2 4 4 5 Soccer Fields 7 6 6 7 Tennis Courts 13 21 22 24 Outdoor Pools 0 I I I Recreation Center 0 I I I Auditorium 0 I I I 443 acres 425 440 475 Archery Ranges I I I I Basketball (Outdoor) 12 8 9 JO Bicycle Trails 4 miles I I I Bikeways 26 miles T Facility T. T T Local Park Land* 2 2 2 2 Ice Rinks 3 2 2 2 Picnic Tables 175 212 220 230 Playgrounds 12 14 15 16 Shotgun Ranges I I I I 66 105 ] JO 119 29,000 ft. 42,500 44,000 47,500 Hiking Trails 7 miles 8 9 JO X-Country Ski Trails 5 miles 4 4 5 Nature Trails 4 miles 2 2 2 1 1 I 1 Fishing Access Swimming Beaches T T T T Total 2020 Golf Courses Boat Launch Parking l 1995-2020 Note: Existing facilities do not include school facilities or independent youth sports facilities . *Includes neighborhood, community and regional parks, excludes preserves (286 acres). Source: City of Portage PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT ( FINAL) 6-9 �1 1 1 1 -, l ., -, -, -, -, l l With the purchase of the West Lake Nature Preserve, the City has public access to West Lake. The West Lake Improvement Association has also been active with respect to the West Lake area. The West Lake Nature Preserve, Bishop's Bog Preserve and Schrier Park properties create a large green space corridor through the south-central portion of the community. Bishop' s Bog Preserve is a large natural area. In addition to environmental protection of this sensitive resource, this property can also serve for low impact hiking trails that can connect to adjoining park facilities. The City of Portage's recent acquisition of Mandigo Swamp on the southwest corner of Austin Lake ensures preservation of a well-known historic wetland of high sensitivity. 3. Most water bodies within Portage are suffering the effects of over-development. Not only has extensive development infringed upon the quality of many lakes, but also limited the number of public access points. At present, state-owned facilities provide boat access to Austin Lake, Long Lake, and Sugarloaf Lake . Gourdneck Lake is accessible from Prairie View Park on Hogset Lake. Hampton Lake has no developed public access, and a developed public access is believed unwarranted due to the small size of the lake. In addition to City preservation and restoration activities, three lake areas in particular are the prime importance with respect to the provision of future recreational opportunities. Bordering on Austin Lake, Lakeview Park holds substantial potential for development of additional public access facilities. A seawall/boardwalk and permanent fishing platform have been constructed to enhance the view of the lake and provide additional opportunities for passive recreation. The West Lake Nature Preserve provides similar recreational opportunities to the City. Being the only remaining undeveloped area bordering West Lake and an environmentally sensitive area, several concerns have been met with the acquisition of this property. Appropriate preservation and development projects associated with this property have been initiated. The increased popularity of fishing, boating and swimming activities being experienced throughout the region is indicative of the need for additional areas for water-related activities. In addition, the preservation of City-wide water resources is of the utmost concern. Therefore, projects designed to both increase public utility and relieve the lake areas from existing or further developmental pressures are of high priority. Through acquisition of lakefront and/or floodplain properties, the City may more adequately guard against new development. Reserving these areas for passive recreational activities or designating them as conservation areas will aid in improving the environmental quality of the City and the region. 4. l l Lake Area Needs Recreational Facility Needs For current and projected populations to the year 2000, Portage has sufficient facilities to meet the State of Michigan opportunity standards for: nature areas, outdoor ice rinks, ball diamonds/fields, basketball courts, swimming beaches, archery and gun ranges, and golf courses. By State standards, Portage is deficient in local park acreage, hiking/ski trails, playgrounds, picnic tables, fishing access, boat launch parking, outdoor swimming pools and tennis courts. The need for more intensive development of existing recreational areas also appears to be of immediate urgency. Facility utilization information and established facility standards clearly indicate a need for recreational facility development. With the increased demand for school gymnasium space, a prime deficiency is that of a Recreation Center facility . Thus, the provision of adult indoor team sports programs are severely limited due to lack of public gymnasium space. PORTAGE COMPREHENSIVE Pl.AN UPDATE: MASTER Pl.AN REPORT (FINAL) 6-10 �1 l Continued population growth accounts for the population outstripping City recreation facilities . These deficiencies may be addressed in two ways : 1 1 -, 1 -, 7 -, l Purchase of new acreage and continued development of the local park acreage should address the hiking/ ski 'trails, playgrounds and picnic table deficiencies. b. Access to the school systems pools, tennis courts and playgrounds and County park beaches and trails are deemed sufficient to meet local deficiencies for the foreseeable future. State recreation standards for sledding hills, horseback riding trails, linear footage of fishing access, campgrounds and recreational vehicle trails/areas are held to be inappropriate for the City of Portage because of the lack of appropriate terrain and/or dense urban development. These recreation opportunities are more appropriately addressed at the County level. E. FUTURE RECREATION AND OPEN SPACE RECOMMENDATIONS 1. Neighborhood and Community Parks a. Neighborhood Parks Based on projected population to the year 2015, there is a need for up to I 30 acres of additional park acreage ignoring the 39 acres of playgrounds at Portage Public Schools (at four acres per 1,000 persons). If school playgrounds continue to be available to the general public, the need for additional park acreage drops to about 90 acres. With most of the residential growth anticipated to occur in the northwest and southeast quadrants of the City, additional acreage for neighborhood parks should be focused on these areas. Because neighborhood parks serve recreation needs within one-half mile of the park, the spacing of neighborhood parks is more important than the expansion of existing neighborhood parks to ensure adequate coverage. Moreover, existing neighborhood parks are landlocked such that expansion would be difficult. Although general sites for neighborhood parks have not been identified, existing land owned by the City of Portage may first be evaluated for adequacy as neighborhood park sites before acquiring private property. If the primary tract of the Gourdneck State Game area south of Vanderbilt A venue is declared surplus, there would be neighborhood park facilities in any park developed there. b. Community Parks There is a projected need for up to 150 acres of additional community parkland. With the exception of the City's northwest quadrant, any additional community park acreage should be acquired adjacent to existing community park facilities for economies of scale in the maintenance of park space and in the delivery of programs. l General sites have not been identified for new community parks; however, vacant land abuts all three community parks. Although community parks usually serve a neighborhood park function, only Lakeview Park has the playground and court facilities to serve that function . Schier Park has a playground, but lacks the play courts found at neighborhood parks and the play fields found at community parks. South Westnedge Park has neither playground nor play courts characteristic of neighborhood parks. Finally, Portage Central Park at only 12 acres is undersized for a community park, lacks the play fields of a community park, and lacks the play courts of a neighborhood park. l l If the primary tract of the Gourdneck State Game Preserve area south of Vanderbilt A venue is declared surplus, there l would be community park facilities in any park developed there. 2. l a. I Open Space There are no specific standards for open space; however, the preservation of natural areas is important to an urbanizing area. Further, there are significant environmentally sensitive areas in Portage associated with wetlands. l PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 6-11 �l l l 7 7 7 1 7 l 7 7 a. The Comprehensive Plan recommends that all wetlands and flood hazard areas be preserved in the Gourdneck State Game Area in the event any portion of the game area is declared surplus, and that the primary tract of the game preserve south of Vanderl:µlt Avenue become a regional park if the State declares the property surplus. The Comprehensive Plan further recommends the expansion of the Portage Creek Bicentennial Park northbound from Milham A venue to Kilgore Road to protect Portage Creek and its associated wetlands. b. l Green ways The Comprehensive Plan recommends the creation of greenways to preserve open space, to protect environmentally sensitive areas associated with wetlands and the flood hazard areas along creeks, and to link the park and nature preserve areas of the community. Because greenways may involve utility easements and natural drainage ways across private property and public access across private property is not appropriate, greenways have not been identified on private property . Because of the quasi-public nature of the Consumers Power property from 12th Street south of Milham Avenue eastward through the City to the east City limits north of Centre Avenue, this is the only designated greenway. The Consumers Power Greenway corridor runs from 12th Street south of Milham A venue eastward to Crossroads Mall. There is a gap in the Consumers Power property through Crossroads Mall to west of the Conrail tracks where the Consumers Power property begins on the west side of the Portage Creek Bicentennial Park, crosses the park, Conrail tracks and Portage Creek, and follows the east side of the Portage Creek Bicentennial Park from Portage Creek to Garden Lane. The gap east of Crossroads Mall may be filled by using the easement of the high tension power lines from Westnedge Avenue to the Consumers Power property west of the Bicentennial Park. The gre~nway would continue along the Consumers Power property from the Portage Creek Bicentennial Park at Lovers Lane along the south Pharmacia-Upjohn property line to Portage Road just north of Centre Avenue. A gap in the Consumers Power property exists between Portage Road and the Conrail tracks west of Sprinkle Road that must be filled on the north side of Centre Avenue. Then, the Consumers Power property runs from the Conrail tracks to the east City limits. Further study is recommended to develop the greenway concepts and determine appropriate public access, if any, along the corridors. 3. 7 New Open Space Regional Parks There is a projected need for 200 acres of additional regional park land. If the primary tract of the Gourdneck State Game Area south of Vanderbilt Avenue is declared surplus, consideration should be given to designating a new regional park for passive and active recreation purposes, including facilities found in neighborhood and community parks. l l l l l , PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 6-12 �T T T T T T: T T T 1 T T T l T CHAPTER 7: ECONOMY/MARKETPLACE A. INTRODUCTION The economic development m1tiat1ves of the community are crucial to the preservation and expansion of employment opportunities within the community and to the achievement of the use of the physical resources as envisioned in the Comprehensive Plan. The paramount market place goal of the Comprehensive Plan is "sensible and sustainable, high quality, economic growth and development of a kind consistent with a diversified economy and with environmental protection and at a pace supportable by the community' s existing and reasonably anticipated future infrastructure. Associated goals and objectives of the Comprehensive Plan speak to: • Concentrating office, commercial and industrial development in designated areas to enable marketing, business expansion, the provision of infrastructure, and compatibility with surrounding uses . • Strengthening Portage Commerce Square. • Concentrating general commercial development in the Westnedge Avenue and Portage Road corridors. • Encouraging the development of the West Centre Avenue corridor for corporate and regional offices, high-tech facilities and research-driven activities. • Focusing industrial development in the Sprinkle and Shaver Road corridors. • Creating specialized business parks. • Identifying industrial opportunities associated with the Kalamazoo/Battle Creek International Airport. • Coordinating infrastructure improvements in location and time to sustain economic expansion in designated areas and corridors. • Ensuring public programs, incentives, regulations and taxation policies are consistent with development and environmental goals. • Pursuing regional cooperation for an attractive business climate and efficient delivery of business support services. • Recruiting businesses that are environmentally sensitive and that expand economic diversity. Accordingly, the Land Use Element with its Future Land Use Pattern and other elements of the Comprehensive Plan have been developed to achieve these goals and objectives. Thus, the Economy/Market Place Element describes the interface between these element and economic development initiatives to achieve the future vision for the community as set forth in the goals and objectives of the Comprehensive Plan Update . PORTAGE COMPREHENSIVE Pi.AN UPDATE: MASTER Pi.AN REPORT ( FINAL) 7-1 �T T T T T T T l T B. FOUNDATION A knowledge of the structure and vitality of a community's economy is fundamental to land use planning. The makeup and general health of an urban economy are key considerations in gauging the rate and amount of land development which is likely to occur in almost every facet of the community. An expanding economy creates new employment opportunities which attract people and results in an increased population. Collectively, a growing economy and population also place additional demands on the community in areas such as housing, schools, stores, community facilities and services. The following economic trends to the year 2015 establish the foundation for the economy and future land use patterns of the City of Portage (see Table 7-1 below): • A continuation of the modest employment growth (19.6 percent) over the next 20 years generating 6,441 new jobs. • A dominant Services Sector accounting for 31 .8 percent of the jobs, followed by the Retail Sector at 27 .8 percent and the Manufacturing Sector at 14.0 percent. • Maintenance of the proportional share of Kalamazoo County job growth at 23 percent. • The number of jobs in the City of Portage exceeds the City of Portage labor force by about 25 percent. • Yet, approximately one-third of the workers who live in the City of Portage will work in the City of Portage. • Thus, about 70 percent of the jobs in the City of Portage are filled by people who commute into the City. Table 7-1 ECONOMIC DIVERSITY T 1 1 T T T 2015 1990 Emolovment Sector Agricultural Services Construction Manufacturing Transportation, Communication & Utilities Wholesale Retail Finance, Insurance & Real Estate Service Local Government Farm, State & Federal Total Emolovment PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER Number 56 1,753 4,746 511 2,289 7,937 1,375 8,657 1,217 2,138 30,679 PLAN REPORT (FINAL) Percent 0.2 5.7 15.5 1.7 7.5 25 .9 4.5 28 .2 4.0 7.0 100 Number 76 2,356 5,126 687 3,077 10,188 1,849 11 ,640 1,636 2,744 39,379 Percent 0.2 6.0 13 .0 1.7 7.8 25 .9 4.7 29.6 4.2 7.0 100 7-2 �r T r T T T T T T C. WEAL TH AND ECONOMIC DEVELOPMENT The purpose of economic development is the creation of wealth for an Economic Community (EC). Wealth is created when a positive "balance of trade" exists with all other Economic Communities. Products and services offered by the EC must be sold to other Economic Communities to produce currency. The wealth of a community is continuously being diminished through expenditures to purchase goods and services from other ECs, through nonproductive savings, through taxes sent to state and federal governments in excess of the value of investment in the community by those higher governments, and in many other ways. New currency must flow into the EC to replace that which is lost and to increase the wealth to provide for growth and enhanced quality of life. 1. Primary Jobs The important jobs in an EC are those which produce goods and services for export. Some of these are obvious such as most manufacturing jobs. Other are more subtle such as financial and legal services which might be "purchased" by those from outside the EC. And still others are contingent such as many retail and wholesale jobs which offer goods to purchasers both from within and from without the EC. These are the jobs that provide the wealth that gives the EC its financial viability. These are the jobs that must be retained, increased and attracted if the community is to grow and flourish . Other jobs provide goods and services to those within the EC and should be considered as essential services, such as most local government and private utility jobs, or as quality of life enhancing, such as restaurants, theaters, and so forth . As important as these jobs are to the community and its residents they simply redistribute the wealth that already exists in the community and each time it is redistributed some of it is lost. Unless some primary jobs bring more wealth into a community the number of theater tickets sold will not increase meaningfully regardless of the addition of new theaters. Government investment and support of jobs of this sort should be viewed as community development rather than economic development. 2. The Economic Community An economic community consists of those persons and businesses which look to a core community as the primary source of their needed goods and services. As one is farther removed from the core community it becomes more likely that one will turn to another, nearer, EC for such support. These purchasers then belong to the adjacent Economic Community. The importance of this concept is the recognition of the interdependence of the various cities, towns, and counties which make up an Economic Community. The Economic Community of which Portage is an important part extends nearly halfway to Lansing, halfway to Battle Creek, and halfway to the nearest competitor in each direction. Within the Portage/Kalamazoo Economic Community competition for employment is only important in so far as such employment provides tax revenues to the community where the jobs are located and places demands for services upon those communities. D. BUSINESS CLIMATE AND SUPPORT 1. Portage's Competitive Position T 1 l The primary advantage that Portage and the Portage/Kalamazoo Economic Community have as an employment site for primary jobs is location and access to transportation facilities. A well educated work force and the availability of good public utility services also will be viewed by potential employers as important pluses. a. Chicago and Detroit The central location between two of the nation's top ten metro areas in terms of exports, Chicago and Detroit provides opportunities for the establishment of suppliers to the exporters and manufacturers of these communities. Detroit is not only the home of the largest concentration of automotive manufacturers in the world, it is also the PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 7-3 �T T T T T T largest, and fastest growing, exporter of goods to foreign countries among the nation ' s metro areas. Its market potential and its appetite for suppliers is enormous and growing. In this era of minimal inventories and just-in-time deliveries Portage offers a location from which a company can reasonably expect to be COlflpetitive as a supplier to such time sensitive manufacturers. Additionally, its location offers access to numerous major markets and almost two-thirds of the nation's markets are within a one day's drive of the EC. b. Interstate 94 Portage' s location astride 1-94 is vital to its attractiveness to such employers. 1-94, between Detroit and Chicago, is arguably the nation's most important interstate corridor in terms of imports, exports, and the supply of intermediate manufactured materials to major industries. If this corridor is successful in its efforts to be designated as a NAFf A "Superhighway" it will ensure the prominent role of the communities along the corridor into the next century. In addition to 1-94 the Portage/Kalamazoo Economic Community has excellent access to the nearby north-south 1-69 and to I-96 which serves a more northern part of lower Michigan. c. T T T l T T T T us 131 Running through the west side of the City of Portage, the US 131 freeway is a major inter-urban route in the State of Michigan linking Portage as part of the Portage/Kalamazoo Economic Community to the Grand Rapids metropolitan area to the north and to southern Michigan and northern Indiana where Interstate 80/90 runs between Chicago and Toledo. 2. Economic Development Programs A wide variety of programs aimed at encouraging and supporting new and growing businesses are available to Portage employers. These include: • State Research Fund to aid businesses working with a college or university in developing a technology product. • State Venture Capital Fund to supplement private venture capital sources in supporting businesses with potential for high growth and profitability. • State Seed Capital program providing early-stage, high risk equity capital to Michigan entrepreneurs for startup activities and planning. • State Capital Access Program aiding businesses in accessing private financing with small amounts of public resources. • Business and Industrial Development Corporations to fill the gap between venture capital and equity financing. • SBA 504 Program offering long tern fixed rate financing for capital assets. • Michigan Strategic Fund offering tax-exempt and taxable bonds to promote economic activity. • Property Tax Abatements on new or rehabilitated industrial development projects. PORTAGE COMPREHENSIVE PLAN UPOA TE: MASTER PLAN REPORT (FINAL) 7-4 �T T T T T T l T T T T T 1 1 T T T T l • Business and Industry Development efforts of the Department of Community Development to work with companies on a case by case basis. • Tax Increment Financing for specified areas where public improvements are need as part of anticipated growth in private ,sector investment. • The Chamber of Commerce, Business Development Bureau, is a partnership of community leaders assisting new or expanding business and industry. This array of services and programs is exceptional in its breadth and organization and is a major asset in the development of new jobs. The City of Portage can help in the consideration of: • Bond financing alternatives through the Portage Economic Development Corporation; • State grant funding opportunities for public street improvements to support industrial development through the State of Michigan Transportation Economic Development Fund; • Industrial tax abatements for eligible manufacturing firms through the Michigan State Tax Commission; • Public water and sewer improvements which can be annually programmed m the City of Portage Capital Improvement Program; and • Development services including site plan review, building plan consultation, construction permitting and related assistance to facilitate timely project completion. 3. Financial Resources and Incentives In addition to the several programs listed above, the presence of a nearby regional banking center provides the access to capital that provides a climate for the establishment and nourishment of emerging new businesses and entrepreneurial ventures. More than a dozen banks ranging in size from First of America to First Savings Bank provide a full range of services and have the assets to work with all but the largest of employers. Very large employers typically bring their banking connections and financing arrangements with them from outside the community. Small and startup businesses provide more than half of all new primary jobs in most communities in the past five years. Most of these are suppliers to large purchasers of goods and services which have found it beneficial to "outsource" many functions of their earlier corporate panoply of services. The trend to "downsizing" has led to the creation of many successful startup companies. 4. Public Taxes and Regulations While many consulting firms rate Michigan as having a somewhat less friendly business environment that some southern and western states it is still true that the tax structure is not a significant deterrent to those companies which need access to the metro areas at either end of the 1-94 corridor. The tax rates must be balanced against a fine educational system, good public sector services, a relatively safe place in which to live and work, and continuing growth. On balance the impact of taxes and regulations is not a deterrent to job locations. The Single Business Tax (SBT), a value added tax with set limitations to encourage business development provides a generally acceptable level of taxation for most businesses. The absence of a Unitary Tax and an Inventory Tax is a plus when compared with many states and locales. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 7-5 �T T T T T T 1 T T T The 6 percent sales tax is not a disadvantage in today's business climate and the personal income tax flat rate is seen by many as cutting edge. Generally, this tax is only important in the case of companies bringing large numbers of high paid employees with them from outside since the tax is already part of life for those in the community seeking to be hired. , Portage property tax rates are not an important factor for the types of businesses which would make good prospects for Portage and the Economic Community. Nevertheless, the City of Portage is a desirable place for business relative to local taxes . The City of Portage maintains a low millage rate compared to other communities throughout the state and to adjacent communities in Southwest Michigan. A low tax rate is advantageous to existing and prospective businesses. The annual December 1995 survey of Michigan communities by the City of Portage shows that Portage has a very favorable millage rate. The Portage City Council approved an operating budget of $34.2 million and a capital improvement budget of $6.5 million. The 7 .0 mill general fund levy continues as one of the lowest millage rates in the history of the City and the total 11 .0 mill levy is a reduction compared to the 1994-95 budget levy. This fiscally prudent budget continues a broad range of essential municipal services which, together, help create "A Place for Opportunities to Grow." In the City of Portage, property values represent this balance in 1995. A solid foundation has emerged between residential, commercial and industrial property in the community. The residential property component represents approximately one-half of the property in the community at 53 percent. The approximately one-half of all property remaining consists of commercial property ($230 million, representing 20%) and industrial property ($299 million representing 27%). The residential property component represents a large resident-consumer population and the commercial industrial components represent a significant employee-consumer population--both are important to the success of the business community. 5. Utilities The City of Portage maintains a low millage rate compared to other communities in Southwest Michigan and across the State. While a low tax rate is advantageous to business, low utility rates -- what businesses pay for City provided water and sewer services -- are also beneficial. The City of Portage has decreased utility rates 16 percent since 199 I -- very competitive rates for utilities when compared with rates of other communities in Michigan. 6. Business Maintenance, Attraction, and Retention Kalamazoo County has a very aggressive approach to monitoring the satisfaction of its existing businesses and a generally supportive environment for economic developers attempting to attract new jobs. There is a strong sense of community involvement by major business leaders that encourages new site locations. E. ECONOMIC DEVELOPMENT OPPORTUNITIES 1. Physical Sites and Facilities Portage has a major advantage for those businesses which would consider the Portage/Kalamazoo Economic Community as a site for business location or relocation. The two major jurisdictions with a full range of public services and good access to business services are Portage and Kalamazoo. Apart from the redevelopment of a number of "brown field" industrial sites, Kalamazoo has many fewer site options than does Portage. 1 T T T 2. Office Development Opportunities There are two major office corridors in the City of Portage -- Milham A venue and Centre A venue. a. Milham A venue Office Corridor The Milham Avenue Office Corridor runs from Oakland Drive to Portage Road, and the office along Lovers Lane from Ramona A venue is functionally related to the Milham A venue uses (see Figure 7-1 ). The combined Milham A venue/Lovers Lane office corridor includes 35 vacant acres zoned for office and another 80 acres proposed for office. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 7-6 �T T T T T l l T l T T 1 T T T T T T The location of these sites appear in Figure 7-1: I. 2. 3. 4. 5. 6. 25 acres zoned for office on the north side of Milham Avenue east of the Kalamazoo Valley Intermediate School District. IO acres zoned 'for office in scattered sites along Milham Avenue such as the southeast corner of Milham Avenue and Newport Road. IO acres on the north side of Milham Avenue between the Conrail tracks and Portage Creek. 40 acres on the south side of Milham Avenue between Lovers Lane and Portage Road. 20 acres on the west side of Lovers Lane from south of Milham A venue to Ramona A venue. IO acres along the north side of Milham Avenue from Oakland Drive to Westnedge Avenue through the conversion of single-family residences and vacant lots. b. Centre Avenue Office Corridor The "Future Land Use Pattern" extends the current Centre Avenue Office Corridor between 12th Street on the west and Westnedge Avenue eastward to Portage Road (see Figure 7-2). Because of the larger sites available along the Centre A venue office corridor than the Milham Avenue corridor, this corridor offer greater opportunities for research/office parks and for corporate offices. The Centre Avenue corridor includes 125 vacant acres zoned for office and an additional 65 acres proposed for office. The location of these sites appear in Figure 7-2: 1. 2. 3. 4. 5. 6. 30 acres on the southwest corner of Centre A venue and Shirley Court. 80 acres on the southwest corner of Centre Avenue and Oakland Drive. 15 acres zoned for office in scattered sites of Jess than IO acres. 40 acres on the east side of Oakland Drive south of Centre Avenue across from vacant land zoned for offices. Redevelopment of 5 acres fronting the south side of Centre Avenue between Portage Creek and to the west of Shaver Road. The conversion of single-family residences and vacant Jots facing Centre Avenue between Kingston Drive and Portage Road (about 20 acres). The "Future Land Use Pattern" also identifies additional office development opportunities outside the two major office corridors. These opportunities include: 1. 2. 3. 4. 30 acres zoned for office on the south side of Bishop A venue west of Capri Street. 2 acres zoned for office on the north side of Mall Drive. Proposed offices on Kilgore Road east (about 5 acres) and west (15 acres) of Westnedge Avenue. IO acres redesignated on the northwest corner of Lovers Lane and 1-94 for office rather than industrial use. In conclusion, the "Future Land Use Pattern" would provide about 365 acres in new sites for office uses. This provides a choice in sites over the demand for office space of 243 acres over the next twenty years. However, with contraints on the development of 40 acres owned by the Pharmacia-Upjohn Company and 50 acres involving the conversion of single-family structures along arterials, the readily available office sites are in the range of about 275 acres resulting in limited choice of sites over demand as the inventory of available office zoned sites dwindles. 3. Portage Commerce Square and Westnedge Avenue Commercial Corridor Portage has developed as a major regional retail center and as such it provides many jobs which are a major contributor to the quality of life in the larger Economic Community . Although these jobs are, for the most part, not wealth producers for Portage and the EC they provide an attractive environment for the establishment of new residential development and the accompanying back office jobs which are typically good primary jobs. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 7-7 �- COMPREHENSIVE PLAN (1) > :::::._-~ <( o~o o 00 o o0 o o0 o ,._ 0 "'O C co co o .:£. Future Land Use o 'o 0 o 0 ___ _ _ ...., ,- ./ •oO - ~- :g§ .. .... - Figure 7: 1 Milham Avenue Office Corridor •~ ~ - ~ - 0 O 0 =m:rua.r: - o 0 o LLLLl-il • LLLL .-~ LLlL '~-S.:::: ,' 'ooo 0 ~~ 0 '~ ........,.,_ ~~~~~~~~I -----------.,l , ~--' _,._ I..J 0 1...- I (_:__ - - 0 0 - . k~ l_L. .. ,_ - .- L ' ;....,'.~...},_.., tl f( · - __, rr -.w:w.a:7 · SINGLE FAMILY DETACHED MEDIUM DENSITY MEDIUM-DENSITY RESIDENTIAL HIGH-DENSITY RESIDENTIAL f:-:-:-:-:-:-:-:-:-:-:-:-:j - OFFICE ~ LOCAL BUSINESS - COMPARISON BUSINESS ·· j • - GENERAL BUSINESS V>2Z,1//l - INDUSTRIAL ~ 0 O O O O O_ - @ -- +-' :;::; 0 •••••• ~ a Corridor Boundary z ~ :::·;::;::: C I _J <( (f) ~ 5 §; g2~ 0 _J ME 5W 5E - V) Cl t,_...,....,..., ,,,,,JJ i;i~j ,t I I / o-~ -~-· _.,• ~ _ ;,.. : 0v __ - VJ LL MAP 1-t --------------------------------------------------~T:H;.E •NOTE: - RECREATION /OPEN SPACE Exlsllng Parks C: ::J -::i Cll"'----, ::, 'lOz - IT] § Well Sltes .,I_ _ ____.I - 0'~ C <( MW - @] 0- Future Porks 100- YEAR FLOODPLAIN -::~ ~] ~ 5 o-c; Fire Stations ,:: j - ®- ,._ z o@I.!> - a ::- .; 3: ~ Cemeteries ®- AY si FUTIJRE: @ - Elementary Schools @ - Middle Schools @ - High Schools Refer to text for description of Numbers ~ CITY CENTRE A REA (Clty Hall, Pollc../Court. Library, Senior Center. Department of PubOc 5er,,lces, and Flro Deportments.) ©0- C 0 0V) PUBLIC: EXISTING: (f) \ - - ™ - , C 0 :;::; :::, - :, LOW-DENSITY RESIDENTIAL rou o u o u 1 - 0 - f~t:-~'-;--:-:--8 bLLf-f-LQ .·······. ..... 1"=1500' 100- YEAR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENSITIVE AREAS; HOWEVER. THE SENSITIVELANO ARE>\S INVENTORY SHOULD BE REFERENCED FOR AREAS OUT'31DE ~10~0:; -~rl:.~A::!,R_!F~Lo~o::;D:PL~A:IN~B~O~U~ND~A:R~Y-- - -- ---11 COMMERCIAL OR INDUSTRIAL CORRIDORS COMMERCIAL REVITALIZATION AREAS PRIMARY COMMERCIAL NODES - SECONDARY COMMERCIAL NODES - MAJOR ROADWAY IMPROVEMENTS •™ - E.A.S f - WEST CORRIDOR STUDY ARE A, FOR - - - - - - - - - . J - - - - - - -~R~O~M~EN!C~E~ R~o:A~D~P~A~R:K~W~A~Y~ E~XT~E~N~S~IO!N~ 7-8 �(1) > <( (1) Ol -0 (1) C _, COMPREHENSIVE PLAN (j) (1) s Figure 7:2 Centre Avenue Office Corridor ~ Future Land Use - -0 II C l co - b~L~LLQ I:-:-:-:-:-:-:-:-:-:-:-: :j - ~I 0 ~ U) ~ ::::, O •' - > ' ·- L ~ .\ OFFICE - LOCAL BU SIN ESS " • • - " - ---L ·'ir'-•--- --~===-~~ I -----L------~ r::~_:::.: i - I r - -- _-L------~L..-L- <( .. ,:-:-:,:::::::: O OO I _ -- ·. ~ ..... #6 .-=· === ·.·.=·. ~*==:1~ , . =mine GENERAL BUSINESS --i f FUTURE: Cemeteries Flre Stations @ - Elementory Schools @ - ~iddle Schools @ - High Schools @ - Well Sites - / L"-=---\ CITY CENTRE AREA (City Hall. Pallce/Court. L1>fury. Soni..- c..nt«. Dopa1m0<1t of Pubftc s«,,ioos. and Fire Doportments.) ©®- .---."1'~~x . ,_:: Centre Ave . \ - PUBLIC: EXISTING: ~---~---- ?_~ o_~~~~~~mir -~~l : ~ ~ w a '~ffl~~-~-1!■.~ · · · · · · - .r. - ~--- - -1 ~ ~-:: --+-'----'", , :-:-!-:' 1-I _.__L • • • • • • .,.L.. 8, ~~~~~,..~~~~.-;. #6 =-=:::::::,jj•""'I!!: ~ &~b? o?o j - __ ._ --- . ..._:..,. _ :....1--...--1., ... -:~,~~ : : : : . : : . : ~ : : r- - ~~•• • •• •••••••• •• •• .. - V,1/1/<(?l - INDUSTRIAL 7 f" • •• •• . L..Ll-'-•----1r:··•--··---1.. l .. 1- i.. - - .. 1 r~~_ . . ..__ -- r :~ :-:-:, ~-'!"'!'!' ~ 7, ...." 1 i: ·.-.• . (1) ~ ,- ::l: ~ z< .~ :;::_:: j - o@,., ~ ::l: ;t - a ~~~ ••••••• ..._ LL I 0 c,,...J NW c< ( Corridor Boundary Refer to text for description of Numbers ~] ~ so~ ::::, SW ,100 z ,r--j ,; .- ~ SE t,, , 111 , II/ ii~~ ~ ~: - _, - V) -=• J . __ __ _ _ __ _ _ _ _ _ _ _ _ _ _ _ __ __ _ _ __ ~ ~ [£] - Future Por\\s 100- YEAR FLOODPLAIN COMMERCIAL REVITALIZATION AREAS PRIMARY COMMERCIAL NODES - SECONDARY COMMERCIAL NODES .J~--------------------..J ---- - •NOTE: ~ I - COMMERCIAL OR INDUSTRIAL CORRIDORS ._--, --.J C --, C!I"----, NE ~ RECREATION/OPEN SPACE (!:J - Existing Por\\s 5 - HIGH-DENSITY RESIDENTIAL COMPARISON BUSINESS J:: ,- MEDIUM-DENSITY RESIDENTIAL ™ - if)~ N LOW-DENSITY RESIDENTIAL SINGLE FAMILY DETACHED MEDIUM DENSITY ...: 0 ,- 1"= 1500' MAJOR ROADWAY IMPROVEMENTS 100 YEAR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENSITIVE AREAS; HOWEVER. 11-iE SENSiflVELAND AREAS INVENTORY SHOULD BE REFERENCED FOR AREAS OUTSIDE _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ll-i ~ E _:; 10;::;o~-::;YE~AR ~ FL;;O~OD:P;;:LA~IN!.:BO~U:ND~A:R:;;, Y. _ _ _ _ _ _ __ _ _ _ _ 7.9 �a. Boundary Definition Portage Commerce Square is focus of regional retail activities in southwest Michigan, and has been defined by the Portage City Council as the area bounded on the west by Constitution Boulevard, on the north by Milham Avenue, on the east by Lovers L~ne and on the south by Romence Road Parkway (see Figure 7-3). The Westnedge Avenue Commercial Corridor includes the retail with Portage Commerce Square, and extends beyond the limits of Portage Commerce Square to Kilgore Road on the north and to Portage Creek on the south. b. Existing Characteristics Portage Commerce Square is located in the north central portion of the community and encompasses approximately 1. 7 square miles and 1,086 acres of land area. South W estnedge A venue, which intersects with 1-94 to the north of Portage Commerce Square and which carries in excess of 50,000 vehicles per day, bisects the area. The accompany map has been prepared to highlight the general land use characteristics of Portage Commerce Square. Table 7-2 provides basic land use data. The data reflects information about the land area within the boundary roads . (The data also reflects information about the use of land area to an approximate depth of I 00 feet on the outside of the boundary roads where access is provided by the boundary roads . This area is considered as part of Portage Commerce Square.) The land area in the "Square" is largely utilized : 896 acres (83%) is occupied while 190 acres ( 17 %) is vacant. r r r r r • The "Square" is the location of a regional mall and numerous retail complexes, strip developments and freestanding retail and office service uses . • Portage Commerce Square accommodates approximately 300 businesses in more than 2,527,000 square feet of building space. • The "Square" is the location of approximately 1,746 dwelling units, 3 I percent (541 units) are singlefamily dwellings and 69 percent (1,205 units) are apartment units . • Several manufacturing and light industrial activities are situated primarily along the east perimeter of the "Square", along Lovers Lane. • Of importance, significant park and open space land area exists in the "Square". Bicentennial Park is adjacent to Portage Creek along the eastern perimeter of the area. In addition to land use data, population, housing and jobs information also helps to highlight the characteristics of Portage Commerce Square. • Using the 1990 Census people per household statistic (2.64 people per household), it is estimated that 4,609 people reside in the "Square". This population is situated in primarily two types of housing: single-family dwellings and apartment dwellings . • With regard to jobs and job opportunities, the primary business and office service character of the "Square" provides a significant employment base. • Using the W.E. Upjohn Institute estimate that the retail business sector provides 1.6 jobs per 1,000 square feet of building area, job opportunities can be estimated: approximately 4,043 jobs are provided in the "Square." There are nearly the same number of job opportunities as residents which is indicative of the mixed residential and business character of Portage Commerce Square. r I r PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 7-10 �· Kilgore Rd . Westnedge Corridor Boundary - COMPREHENSIVE PLAN . . Portage Commerce Square Figu re 7 ·3 Westnedge Corridor C C 0 ·.;::; ::J _J Future Land Use 1" = 1500' ."'.::: ...... CJ) C 0 0 . I I - LOW-DENSITY RESIDENTIAL ~~ . ... ... .. #4 ~ SINGLE FAMILY DETACHED MEDIUM DENSITY l.i...L-""t..LLL ... ~, bL!-f-LLQ - MEDIUM-DENSITY RESIDEN TIAL 1-:-:-:-:-:-:-:-:-:-:-:-:-: j - OFFICE j, ■ rtt - ''I I . I HIGH-DENSITY RESIDENTIAL ™ - - LOCAL BUSINESS COMPARISON BUSINESS - GENERAL BUSINESS P>22<2?1 - INDUSTRIAL Mall &~o~;~ oj rcc"70 ~ #9 #12 □ omence Rd . Pkwy. Romence Rd . @- Cemeteries ®- Fire Stations - [I] - [TI Well Srtes (!) 3:: 0 s: z c ~ ;:: :- -;::'. .=' ·1 - Westnedge Corridor ,- ~ ®- ~~ ~ m~ ', ::. ~ - ~~ ~ NE - ~· ~ Schurin ;;~~ ~~~ ~ ~~j J!_* ~ ~ E o / - ;; =.)5 .;:- SW ME O :[:~~~ SE O O .:::::::: 0 0 . c..L-:- MAP l•E \ j~--- ___ ._ _ , -t~ •-1.-L,.. ~t-•:r 1-----------------------------=~:;,_:-_,:·.:-_ ....... - ~ .,. _ L ,_-.~:•):,:;:::,: _::._ :,:-::.:;'7W:,:~~~~;;;,;~ '11 I -_-, C Jl,. _ __ _ _ ,.., _, - i~ ii"_""'..,,,""'-=, - ~'. \ -. . •NOrl: ;:r< ?llr 0;.:,:,[;,,;, ~,;,; -~;,;. " ~ l- ~- I- C: =i - ~ - - - - - RECREA Tl ON / OPEN SP ACE Existing Parks - ---1 0 ,L:::i:: O r!,- LLc 01r· Portage Commerce Square Refer to text for description of Numbers TR,l(• )r,:~ ;;-~~ cc ~o ~ • • •• •• f!: -~--=,;,0!! o@t.? 0 FU 1\JRE: ([§} - Elementary Schools - § @ - Middle Schools @ - High Schools @- 5 ~ CITY CENTRE AREA (Cty Hell, Pollce/Ccurt. Ubr<ry, Senior Center, Oepcrtmenl or Publlc 5ervloes, and Flre Deportment:...) EXISTING: - V) PUBUC: - 1£]- Future Parks 100- YEAR FLOODPLAIN COMMERCIAL OR INDUSTRIAL CORRIDORS COMMERCIAL REVITALIZATION AREAS PRIMARY COMMERCIAL NODES SECONDARY COMMERCIAL NODES MAJOR ROADWAY IMPROVEMENTS 100-YEAR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENS~TI VE AREAS; HOWEVER, 11-iE SENSITIVELAND AREAS INVENTOR Y SHOULD BE REFERENCED FOR AREAS OUTSIDE TH .;.;,E ; .;,; IO ; O,;;, -Y ,;,:;E;AR ~ FL~O;;; OD;, P,:;,; LA; IN~ BO ;;,;;U,;,;, ND ;;,;,A., R,;,;, Y·- - - - - - -- - - - - - 1 - - - - - - - - - - - - - - - - - -_ , . --::-:-:-- 7. IJ �r r r r r r r r r r r I I I I I TABLE 7-2 PORTAGE COMMERCE SQUARE CHARACTERISTICS Single-Family* Multiple-Family* Commercial Office Park/Open Space Industrial Public/Institutional Utility/Railroad Streets Vacant Acres (Zoned) Single-Family Multiple-Family Commercial Office Industrial 150 144 266 25 102 56 18 36 105 17 16 30 3 11 6 2 4 11 49 44 33 8 56 26 23 17 4 30 *Single-family dwelling units Multiple-family dwelling units Job Opportunities (estimate) Population (estimate) 4,043 4,609 Source: City of Portage; May, 1995. 1 1 1 PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT {FINAL) 7-12 �r r r r r r r r r r r r r r r r r I J Of particular interest is the following : • The mixed residential and commercial character of the area and the fact that 4,609 people reside in the "Square." • The estimated 4,0!:i3 available job opportunities. • The Jack of unifying park/green space. • The defining nature of the major street network and access to I-94. • The Jack of vacant sites useable for new commercial/office development. • The potential desirability of "linking" the City Centre Area with the "Square" with some park/green space. c. Existing Vacant Zoned Land Vacant zoned land within Portage Commerce Square includes (refer to Table 7-2), as of May of 1995: I. 56 acres • • • • • • zoned for industrial along Lovers Lane including: 10 acres on the northwest corner of Romence Road Parkway and Lovers Lane. 15 acres on Gernaat Court. IO acres in the vicinity of Ramona A venue. 3 acres east of Portage Creek behind developed lots south of Milham A venue. 4 acres on the north side of Milham Avenue between the Conrail tracks and Portage Creek (part of a 50-acre vacant tract). 14 acres on along the east side of Lovers Lane owned by the Pharmacia-Upjohn Company. 2. 33 acres zoned for commercial including: • 2 acres on the south side of Romence Road (part of a 40-acre vacant tract). • 31 acres on scattered lots around the Crossroads Mall. 3. 8 acres zoned for office including: • 6 acres on the southwest corner of Milham A venue and Newport Road. • 2 acres on the north side of Mall Drive. 4. 44 acres zoned for multi-family along Constitution Boulevard northward from the Consumers Power property and to the east of Dorset Street. 5. 49 acres zoned for single-family including: • 25 acres on the northeast corner of Romence Road and Constitution Boulevard . • 24 acres involving the Consumers Power property and property on the south side of Consumers Power west of Constitution Boulevard. As a result of the Future Land Use Plan and more recent rezoning activity, these vacant acreages have changed in Portage Commerce Square. d. Future Land Use Designation and Development Opportunities Within the Portage Commerce Square boundary, the Future Land Use Map make the following recommendations for land available for development (refer to Figure 7-3): PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 7-13 �r I. r r r r r r r r r r r r r r I r r 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. e. 10 acres on the northwest comer of Lovers Lane and Romence Road Parkway have been redesignated from industrial to open space as part of the Portage Creek Bicentennial Park. 15 acres on Gemaat Court are designated for industrial. 13 acres on the west side of Lovers Lane between Ramona Avenue and Milham Avenue have been redesignated from industrial to office. 5 acres on the southwest corner of Lovers Lane and Milham Avenue have been designated for local business and are surrounded by 40 acres designated for office. The 50 acres on the north side of Milham A venue between the Conrail tracks and Portage Creek have been redesignated from industrial to 10 acres of office fronting on Milham Avenue backed by 40 acres of high density residential. 40 acres on the south side of Romence Road west of Westnedge A venue remains the largest single tract designated for comparison business. 31 acres of vacant small tracts for comparison business remain around the Crossroads Mall. 8 acres zoned for office remain on the southwest corner of Milham Avenue and Newport Road and on the north side of Mall Drive. About 10 acres on the east side of Constitution Boulevard between M. L. King Drive and Mall Drive have been redesignated from multi-family to comparison business and are being developed. A limited amount of vacant multi-family land remains east of Dorset Street and along Constitution Boulevard. 25 acres on the northeast corner of Romence Road and Constitution Boulevard is designated "single family detached medium density ." The Consumers Power property has been designated as open space to create a greenway from the west City limits through Portage Commerce Square to the east City limits. There is a gap in the greenway from the west side of the Crossroad Mall to the Consumers Power property west of the Portage Creek Bicennential Park that must be filled through the use of public right-of-way or utility easements. JO acres on the west edge of the Della/Ruth neighborhood has been designated for comparison commercial . Summary In summary, there are about 73 vacant acres zoned for retail commercial in the Commerce Square Area -- the largest single tract of 40 acres being located on the south side of Romence Road west of Westnedge Avenue. The redevelopment of the western IO acres of the Della/Ruth neighborhood is the only significant potential available retail area added to Portage Commerce Square. With the redesignation of the west side of Lovers Lane from Milham A venue to Ramona A venue from industrial to office, about 13 acres of vacant land are now available for office, and the office designation is intended to improve the marketability of this area. With the designation of 25 acres on the northeast corner of Romence Road and Constitution Boulevard, little viable vacant land for new residential development remains within Portage Commerce Square. For the remainder of the Westnedge Avenue Commercial Corridor north and south of Portage Commerce Square, the Future Land Use Map make the following recommendations for land available for development (refer to Figure 7-3): 14 . .Including 20 acres zoned for Expressway Services on the northwest corner of I-94 and Westnedge A venue is designated for general business which permit ES zoning district uses. 15 . Adding 15 vacant acres on the west side of South W estnedge A venue near Kilgore Road behind the Willow Creek shopping center. 16. Adding 25 acres of vacant and greenhouse property west of the Conrail tracks from Romence Road Parkway to Garden Lane. I 7. Adding 10 acres between Peterman Road and Schuring Road abutting existing Westnedge A venue commercial uses on the east, an industrial use on the south, and greenhouse operations on the west. Thus, the combination of the Portage Commerce Square and the Westnedge Commercial Corridor provide 153 acres (93 being already zoned) for future retail development to address the demand for 207 retail acres . PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 7-14 �r I I I I 4. Portage Road Commercial Corridor and Other Commercial Development Opportunities Outside the Westnedge Avenue Commercial Corridor and "Portage Commerce Square" commercial development opportunities described above, commercial opportunities fall in the major retail corridor of Portage Road between Milham Avenue and 1-94 and between Centre Avenue and West Lake/Austin Lake as well as numerous commercial nodes at arterial intersecti'ons throughout the City. These retail development opportunities tend to be scattered. There are 74 acres of vacant zoned retail sites including: • • • • IO acres on the west side of Shaver Road to the south of Melody A venue. 20 acres on the southwest corner of Sprinkle Road and Meredith Street. 10 acres on Sprinkle Road north of Branch Avenue (that is proposed of smaller single-family lots). 34 acres in scattered sites of five acres or less. r r r r r The most significant additions to available retail sites outside the Westnedge Commercial Corridor are the designation of 30 acres on the southwest and southeast corners of Portage Road and Milham A venue for commercial purposes in the Portage Commercial Corridor, and the designation of 30 acres on the southeast corner of Milham Avenue and 12th Street for a new primary commercial node. I Industrial land falls in two major corridors in the City of Portage -- Sprinkle Road and Sprinkle Road. r r f f r 5. Summary of Commercial Development Opportunities In summary, the "Future Land Use Pattern" provides about 263 additional acres (including 167 acres of commercially zoned properties) to meet future demand for commercial sites. This available acreage is concentrated in the Westnedge Avenue Commercial Corridor (153 acres) and the Portage Road Commercial Corridor (about 44 acres). However, about 60 acres involve redevelopment of residential areas and greenhouses abutting Westnedge Avenue and major property owners such as Pharrnacia-Upjohn Company, and is not readily available today for commercial development. Accordingly, readily available vacant sites for commercial purposes approximate about 203 acres. Thus, revitalization of existing commercial areas will be important in accommodating projected demands for commercial acreage. 6. Industrial Development Opportunities a. Sprinkle Road Industrial Corridor The Sprinkle Road Corridor generally running from the east City limits to Portage Creek and from Milham A venue to Zylman Avenue appears in Figure 7-4. Independent of Pharmacia-Upjohn, the corridor contains 272 acres zoned for industrial with another 13 acres redesignated for industrial use. In the case of Pharmacia-Upjohn, the corridor includes 485 acres with industrial zoning and another 220 acres designed for industrial use. The location of these sites appears in Figure 7-4 (see sheet I and sheet 2): I. 2. 3. 4. 5. 6. 247 acres of vacant industrially zoned land along Sprinkle Road. 13 to 20 acres on the south side of Milham A venue added to Portage Commerce Park. 25 vacant industrially zoned acres along Lovers Lane. 485 vacant industrially zoned acres owned by Pharrnacia-Upjohn. I 20 vacant acres owned by Pharrnacia-Upjohn. I 00 acres in the Ramona Avenue residential area to be redevelopment for industrial use for Pharmacia-Upjohn. I r I PORTAGE COMPREHENSIVE Pl.AN UPDATE : MASTER PLAN REPORT (FINAL) 7-15 �KALAMAZOO / BAnLE CR[E.h INTERNATIONAL AIRPORT (IN CITY OF KALAMA70(' ) L.., C L..L. 1 L'. L COMPREHENSIVE PLAN LL LL LL \ I \ \ .\ \ I \ \ Figure 7:4 Sprinkle Rd . Industrial Corridor I I I I _j I_ - - - -- .--'..- ,- ~ Future Land Use 1" = 1500' ·LEXI NGTO I-./ - =GREEN ,;:: - ,....., PARi,.·.- -- p CL LL L w j-:-:-:-:-:-:-:-:-:-:-:-:-:j - OFFICE 0 ~ LOCAL BUSINESS w en w - v>,z;?'/1/1 5 - - GENERAL BUSINESS - INDUSTRIAL ro oo oo o1 ~ o o o _ 0 O O ~ ~ PUBLIC: - CITY CENTRE AREA (City HolL Police/Court. Library, Senior Ccn\c,-. Oepartmont of Pubflc 'Sw>AC<!S. an<! Flre Deportments.) EXISTING: FUTIJRE: ©®- 0IJl ~ w ~ z _!., <{ -z ::: ::: ;:: :=j - 1· ~ 5- ,o :il~~ Cl ~ - @] Fire Stations - [£] ~.!!W ••••• Corridor Boundary - Vacant Industrially Zoned •·----' - C <{ .; Jo~ u.. Reuse for Industrial C -_-, ~or:; ~0 i lC :5 ~ J!. .;;- ME C sw sE Redesigned for Industrial j ~ ~ [I]- Future Parks ...II - COMMERCIAL OR INDUSTRIAL CORRIDORS COMMERCIAL REVITALIZATION AREAS PRIMARY COMMERCIAL NODES t"-""""""-"t ti,,....,,,,,_....,.., - SECONDARY COMMERCIAL NODES Refer to text for description of Numbers 0, -'!!_. ~o· ~ - - - - MAJOR ROADWAY IMPROVEMENTS 100-YEAR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENSITIVE AREAS; HOWEVER. THE SENSITIVELAND AREAS INVENTORY SHOULD BE REFERENCED FOR AREAS OUTSIDE '"''"'"" '"''™ - E.A.S T- WEST CORRIDOR S TI_IDY ARE .i_ FOR _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ __ _ _ _ TH_, E. 10;;0;,;;, - ~YE;,;;; A;,;,.R,;.;FL~O,;;;;OD;;;.,P,;;;LA,;;,;,IN; .B;,;O;;, UN_D_A., RY_. - - - - - - - - - - - - . a . - -- - - - -R_o_M_E_ Nc_ E_R_o _ AD_ P_A-RK_ w _A_Y_Ex_T_E_N.. s1_o _ N _ __. •NOTE: = u -:. MAP H . • u.. . __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ ._...., __, - NW Mw 0 - 100- YEAR FLOODPLAIN o,...J .... 0 ~ RECREATION /OPEN SPACE ~ ) - E,<lsllng Parks 4d Upjohn ~G:~ IJl Cemeteries @ - Elementary Schools @ - Middle Schools @ - High Schools @ - Well Sltes - Cl ~ HIGH-DENSITY RESIDENTIAL COMPARISON BUSINESS z I- c., ) SINGLE FAMILY DETACHED MEDIUM DENSITY MEDIUM - DENSITY RESIDENTIAL ~ - - ft '-·'--L..:~Ltl bLLLLLQ - - LOW-DENSITY RESIDENTIAL ™ - C) - ~~ - _ _ 7-16 �COMPREHENSIVE PLAN Figure 7:4 Sprinkle Rd . Industrial Corridor Future Land Use 1" .I ~ ~~~ LOW-DENSITY RESIDENTIAL - SINGLE FA~HL Y DETACHED MEDIUM DENSITY fl -:-~. :-~ . . , I - MEDIUM-DENSITY RESIDENTIAL bq. . LLLQ - HIGH-DENSITY RESIDENTIAL 1-:-:-:-:-:-:-:-:-:-:-:-:-:J - OFFICE ~ - LOCAL BUSINESS - COMPARISON BUSINESS - GENERAL BUSINESS ™ ~ -. v>½:>7ll INDUSTRIAL ~~ o ~ o ~ o 1 - PUBLIC: ~ ~ - CITY CENTRE AR EA (City Holl, Pollee/Court. Ubtcry, S..,for Center. 09p<rtmoot or Publlc Sen,fces. and Fl1'9 Deportment..) EXISTING: FUTURE: @- Cemeteries ®- 3 ~ .::i w ----- ::i: 2i«: z 5 - vJ r,:, ::i; Fire Stations @ - Elementary School9 - § @ - Middle Schools - ~ @ - High Schools - ~ 0V) o ~ = 1500' S' Cl ~~~ ,u.. I 0 c,,.J c-<C NW NE ~i~ 5ci C" V) ::, ~005 1"' • r-, II/ SW SE MAP kr.1 - ®- t ::'.:::;: '.:: -J ®- Corridor Boundary Well Sites - Refer to text for description of Numbers ~ - Future Porks 100- YEAR FLOODPLAIN I IC -_--, ...J C -_-, __, Redesigned to Industrial ~ RECREATION /OPEN SPACE Existing Porks Vacant Industrially Zoned Reuse for Industrial - COMMERCIAL OR INDUSTRIAL CORRIDORS COMMERCIAL REVITALIZATION AREAS PRIMARY COMMERCIAL NODES lf""'"""_,,""'"'i - SECONDARY COMMERCIAL NODES t.----" - - - - MAJOR ROADWAY IMPROVEMENTS 100-YEAR FLOODPIAIN INCLUDES ENVIRONMENTALLY SENSITIVE AREAS; HOWFVER. m•mm"..-"''"""""'o:t11,ma@G1 - FAc;T - WFST 1,0RRlnQR STIIDY ARFA FOR ™E SENSlflVELAND AREAS INVENTORY SHOULD BE REFERENCED FOR AREAS OUTSIDE ROMENCE ROAD PARKWAY EXTENSION G: L - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ~ ™:,;E~1~00;:;;-~r;:EA ~R~F:,;L~oo;::;o;PL ~A:IN~B~o;u;ND;A;R,;,; Y·- - - - - - - - - - - - - . a . - - - - - - - - - - - - - - - - - - -__..--;_~ • 7-17 g~ ~ : JJ .;~gi •NOTE: �l l l l l l l l l l l l l l l l l 1 1 b. Shaver Road Industrial Corridor The Shaver Road Corridor from roughly south of Centre Avenue to Oakland Drive appears in Figure 7-5. The corridor contains 375 acres of industrially zoned land and another 30 acres designated for industrial uses . The location of these sites appears in Figure 7-5: , I. 2. 3. 365 acres of vacant industrially zoned land on both sides of Shaver Road. IO acres of industrially zoned land currently in greenhouse use. 30 acres of vacant land between Portage Creek and Shaver Road north of an extended alignment of Melody A venue redesigned from multi-family to industrial use. c. Addition Industrial Opportunities Outside the Sprinkle Road and Shaver Road Industrial Corridor, there are another 50 acres of zoned industrial land in scattered sites. Most sites are located along Portage Road between Centre Avenue and Bacon Avenue, and have been identified for general business in the future land use pattern. d. Industrial Conclusion In summary, the Future Land Use Pattern provides 740 acres (including 697 industrially zoned acres) to address the projected demand of 220 acres for new sites and 242 acres for expansion and relocation of existing industrial use. In the case of the Pharmacia-Upjohn Company, there would be an estimated 705 acres available for expansion including another 660 acres not fully developed within the campus. The redevelopment of the Ramano Avenue residential area (100 acres) for industrial purposes for Pharmacia-Upjohn would more than off-set the 65 acres of Pharmacia-Upjohn property along the south side of Milham Avenue between Lovers Lane and Portage Road. 7. The Comprehensive Plan as An Attraction The attention being paid in this Comprehensive Plan to the identification of sites for additional office and commercial development will continue to improve the viability of Portage for the growth of more and better jobs. Care should be paid to the demand for public services, especially safety services, which a heavily commercial community places upon its government. Occasionally this demand exceeds the revenues which are generated to support such development. This should be more carefully evaluated before a final decision to encourage new large scale retail development. 8. Regional Coordination As part of the larger Kalamazoo County Economic Community, the economy of the City of Portage is tied to the economic strength of the region, and is a significant element to the economic health of the County. Accordingly, the cooperation of the City of Portage with other jurisdictions in the region is important to the overall Economic Community relative to the improvement of the transportation and utility infrastructure for businesses, business retention and recruitment, and the development of major business parks for attracting businesses requiring larger sites. 9. Summary Portage and the Portage/Kalamazoo Economic Community have significant advantages for the location of primary jobs. Focus upon expansion of existing employers can be expected to produce greater return in terms of new primary jobs than seeking new employers. New employer attraction can be expected to produce its best results when focusing upon employers which are sensitive to import and export trade, especially with Canada, and those with special needs for prompt delivery of products by truck to major regional markets. The location of major distribution facilities is an avenue which appears to offer good returns in the near future . PORTAGE C OMPREHENSI VE Pl.AN UPDATE : MASTER Pl.AN R EPORT (FINAL) 7-18 �- ••••• Corridor Boundary - Vacant Industrially Zoned COMPREHENSIVE PLAN Melody Ave . ...: I Reuse for Industrial - O II ~ l Q) co co Redesigned to Industrial Future Land Use Q) 0) ~ Q) I I i ,~ _,.JJ . . ---~j ::: :::~t:/i!i ~ I p -,-J -~ * "-"' ,......,.------- Vanderbilt Extension I I- ~ LOW-DENSITY RESIDENTIAL SINGLE FAMILY DETACHED MEDIUM DENSITY - -~·lHl· tl - I~~ MEDIUM-DENSITY RESIDENTIAL bLLLLLQ - HIGH-DENSITY RESIDENTIAL I· . ·:.· ..· OFFICE ·I - ™ - - ~ LOCAL BUSINESS - rwA-21 _ R~ o '.?; '.? o j ~ ~ COMPARISON BUSINESS GENERAL BUSINESS INDUSTRIAL PUBLIC: - CITY CENTRE AREA (City Hal~ Pallce/Court, Ubrory, 5eniar Cantor, OoporlMon t of Publlc SeN!cea, and ,,. Department-.) EXISTING: FUTURE: @- Cem et eries ®- Fire Stations @- \ Elementary Schools - @~ ~ C ®- I -' ~ 5 0 ID C - "'C/l c., o,::.~ , .. 9 r# - I C ..!! ~ "'c,,..J "i u..~ 0 - 8ar:;" Ul "'Ill NW NE ::::, C -:-: ii~ -~ 8?. I LJ .... I i I I I .;; ~ ~ st- ,... -' st .". ;;; - ~ High Schools - ~ Well Sites - ~ I I - - - - - I- •NOTE: [£] - Future Parks 100- YEAR FLOODPLAIN COMMERCIAL OR INDUSTRIAL CORRIDORS COMMERCIAL REVITALIZATION AREAS PRIMARY COMMERCIAL NODES r----"'I - SECONDARY COMMERCIAL NODES ---- - MAJOR ROADWAY IMPROVEMENTS 1.----.J MAP l•.E, RECREATION/OPEN SPACE Existing Porks -_--, --1 C --, C- ...I - ~..:c,;i ii ~ - ~:::::::::: j - ~ ~ Middle Schools @@- ~ z = 1500' 1" ""O 0 Refer to text for description of Numbers Fi gure 7:5 Shaver Rd . Industrial Corridor > <( 100-YEAR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENSITIVE AREAS; HOWEVER. THE SENSITIVELAND AREAS INVENTORY SHOULD BE REFERENCED FOR AREAS OUTSIDE ~Ul"'- 1 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - TH• E~ l~OO~- ~YE~A~R~F~ LO~OD ~ P~LA~IN;_;; BO~U~ND~A-RY•· - - - - - - - - - - - - - - - - - - - -- - - -r.r--:-"'° - 7- 19 ------~ �r r r F. ECONOMIC DEVELOPMENT ACTIONS To further enhance the City of Portage economic position, a variety of economic development actions should be undertaken. Some actions are general in nature and others are associated with future land use recommendations for the major land uses. 1. General Actions General actions to support the economic development initiatives of the City of Portage include: r r r r r r r I r r I I I I • Continuing the commercial and industrial sites inventory with annual updates to support economic development efforts preserving and attracting businesses, and the preservation of commercial and industrial sites. • Regularly examining the development review process and the business resources package of the City of Portage relative to other jurisdictions and make appropriate adjustments. • Annually reviewing the Capital Improvement Program priorities. • Continuing to participate in area-wide annual surveys and visitations of major businesses in Portage and provide an inventory of vacant sites and structures for business retention and recruitment. • Continuing active participation in the business retention and recruitment efforts with the area-wide economic development agency . • Considering, with neighboring jurisdictions, economic development programs benefiting the community, when appropriate. 2. Office Development Actions To achieve the creation of major office corridors as envisioned in the Comprehensive Plan, the community should consider development of a program to prepare corridor-wide rezoning plans for the office corridors along Centre A venue and Milham A venue. To facilitate the continued development of Milham A venue as an office corridor the community should entertain rezonings that protect abutting residential areas and initiate rezonings of large tracts that might otherwise be development for purposes other than office. In addition to actions similar to the Milham Avenue Office Corridor, the community should take other actions in the Centre Avenue Office Corridor to provide and preserve large sites for corporate office and office/research activities. 3. Retail Development Actions Because the "Future Land Use Pattern" (Figure 12-1) provides about 263 additional acres to meet the twenty-year demand of 207 acres for retail land, only 167 acres are commercially zoned and another 60 acres involves redevelopment of existing properties or major property owners such as the Pharmacia-Upjohn Company, the choice of green field sites is severely limited and public initiatives to encourage revitalization and reinvestment in existing commercial corridors is crucial to addressing the market for new retail uses and the expansion or relocation of existing commercial uses. Actions facilitate investment in existing commercial corridors includes: • Entertaining or initiating rezonings to commercial in the two major commercial corridors and four designated commercial revitalization areas . PORTAGE C OMPREHENSI VE PLAN UPDATE: MASTER PLAN REPORT {FINAL) 7-20 �I r I I I I I I I I I I I I I I I I I • Coordinating with the Kalamazoo County Road Commission road and sidewalk improvements along Centre A venue, Sprinkle Road, and Portage Road commercial areas. • Considering development of a program for preparing revitalization plans for the four Commercial Revitalization areas covering appropriate rezonings, public infrastructure improvements and financial assistance and intentive programs. • Monitoring private sector initiatives and address the timing and nature of public intervention for the redevelopment of residential areas such as the western one-third of the Della/Ruth area proposed for commercial. • Monitoring private sector initiatives and encourage a redevelopment feasibility study of the Portage Steel property. • Continuing the expansion of sanitary sewers in Portage Commerce Square. 4. lndustriaJ Development Actions Although the Future Land Use Pattern provides 740 acres (including 697 industrially zoned acres) to address the projected demand for 220 acres for new sites and 242 acres for expansion and relocation of existing industrial uses for other than the Pharmacia-Upjohn Company, the provision of infrastructure and the consolidation of tracts in the Sprinkle Road and Shaver Road Industrial Corridors are important so that a variety of industrial sites in different locations and sites can be marketed. Accordingly, community actions include: • Continuing the expansion of public utilities in the Shaver Road and Sprinkle Road Industrial Corridors. • Pursuing an infrastructure plan and improvement program for the Shaver Road Industrial Corridor. In the case of the Pharmacia-Upjohn Company, the Comprehensive Plan recommends increased acreage available for company expansion and creates a more unified campus of contiguous properties. PORTAGE COMPREHENSIVE Pl.AN UPDATE: MASTER Pl.AN REPORT (FINAL) 7-21 �I I I I I I I I I I I I I I I I I I I CHAPTER 8: HOUSING A. INTRODUCTION The housing stock of the community is a major contributor to the character and livability of the community. The maintenance of the residential flavor of Portage as a community where the majority of the housing remains singlefamily detached dwellings is the paramount goal of the Comprehensive Plan. At the same time, the goals of the Comprehensive Plan also include development of a diverse and stable housing stock providing a range of housing opportunities for all income groups in a suitable living environment, and implementation of public programs, incentives, regulations and taxation policies supporting the provision of housing opportunities for all persons. The objectives of the Comprehensive Plan further elaborate initiatives to conserve and rehabilitate housing and to broaden housing opportunities. Several housing trends and needs have been forecasted to the year 2015: • A continuation of the decline in average household size from 2.64 persons per household in the year 1990 to 2.33 person per household in the year 2015. • Although the higher median household income in the City of Portage in comparison to Kalamazoo County is expected to continue in the future, low and moderate income households will comprise about 36 percent of the Portage households in future years. • With 71 percent of all dwellings constructed after 1960 and only one in ten units built prior to 1940, the housing stock in Portage is relatively young . • An average of 270 new dwellings (48% single-family / 52% multi-family) have been built annually over the past fifteen years . • Owner occupied housing will continue to dominate the community although the percent of owner occupied housing is forecasted to decline from 72 percent in the year 1990 to 65 percent in the year 2015 based on present building permit trends. • The median value of a home in Portage was $71,700 in the year 1990 compared with the median sales price of $83,000. The median rent in Portage was $395 per month in the year 1990. • In the year 1990, 2,330 households (16.2%) spent more than 30 percent of their income for housing. An immediate low and moderate income housing need of 500 rental units and 350 owner units was identified. • Over the next twenty years (1996 to 2015), 4,810 new dwelling units (48% single-family detached) are needed to accommodate forecasted population growth. • Over the next twenty years (1996 to 2015), about 1,24 I acres would be absorbed for low density residential housing and 371 acres would be absorbed higher density housing. PORTAGE COMPREHENSIVE Pl.AN UPDATE: MASTER PLAN REPORT (FINAL) 8-1 �I I I I I I I I I I I I I I I I I I I B. HOUSING DENSITIES AND TYPES The Comprehensive Plan establishes residential density as a more effective means of evaluating compatibility with surrounding land uses than the type of housing (detached versus attached dwelling units) . Further, home ownership cuts across all housing den~ities and types. Accordingly, the Comprehensive Plan identifies three density ranges: • • • Low Density -- up to 4 dwelling units per gross acre. This density range is typical for traditional single-family detached dwelling unit subdivisions. Medium Density -- greater than 4 and up to 8 dwelling units per gross acre. This density range covers the transition from detached to attached dwelling units. High Density -- greater than 8 and up to 15 dwelling units per gross acre. This density range is typical of attached dwelling units. The Comprehensive Plan also encourages a mixture of housing types in larger mixed-use, planned unit and residential development projects to provide for a range of housing opportunities for all income groups, for a transition in densities within the development and to surrounding areas, and for innovative design fostering costefficient housing and protection of amenities and environment assets. C. HOUSING OPPORTUNITIES 1. Smaller Lots To provide opportunities for detached housing on smaller lots than the present zoning of vacant land, several areas are identified for smaller single-family lot development coinciding with the R-lA residential zoning district or a new cluster housing district: l. 2. 3. 4. 5. 6. Between 12th Street and US I 3 I south of Romence Road (50 acres). Between Schuring Road and Romence Road west of Westnedge Avenue (80 acres). East of Sprinkle Road from Zylman Avenue to Centre Avenue (120 acres). Between 12th Street and US 131 south of Centre Avenue to the south corporate boundary (150 acres). Along the west side of Sprinkle Road straddling Branch Avenue (150 acres). On the northeast corner of Constitution Boulevard and Romence Road (25 acres). 2. Multi-Family Areas To improve the choice of housing types (detached versus attached), to provide a more dispersed pattern of multi-family sites and to provide housing opportunities for moderate income households over the present zoning of vacant land, additional medium and high density residential areas have been identified to expand site choice and to ensure adequate multi-family zoned land without development constraints to meet the continuation of present demands (317 acres to the year 2015). There are presently about 156 acres of vacant multi-family zoned sites (excluding about 14 acres on the south side of Milham A venue east of Sprinkle Road in Portage Commerce Park and 30 acres on Portage Creek proposed for future industrial use west of Shaver Road to the north of the Melody Avenue alignment): 1. 2. 3. 4. 5. 20 acres 30 acres 30 acres 50 acres 26 acres south of Centre Avenue along Shirely Court. south of Centre Avenue along the west side of Portage Creek. north of Centre A venue along the west side of Portage Creek. on the north side of Osterhout Avenue east of the Conrail tracks. in scattered sites of less than IO acres throughout the community. Additional areas recommended for medium density (up to 8 dwelling units per acre) and high density (up to 15 dwelling units per acre) residential dwelling development would add 330 acres: PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 8-2 �I I I I I I I I I I I I I I I I I I. 2. 3. 4. 5. 6. 7. 60 acres off 12th Street north ofl-94 (medium density). 40 acres on 12th Street south of Milham Avenue (high density). 40 acres on the north side of Milham Avenue between the Conrail tracks and Portage Creek (high density) . 25 acres between Schuring Road and Portage Central Park west of the Westnedge Avenue commercial area (medium density). I 00 acres to the north of Centre A venue straddling Lovers Lane (medium density). 45 acres on the north side of Osterhout Avenue east of the Conrail tracks (high density). 20 acres along the east side of Oakland Drive from 1-94 to Centre Avenue with additional acreage possible through the redevelopment of single-family dwellings on large lots. 3. Planned Unit Residential Although the Comprehensive Plan does not designate specific geographic areas for "planned unit development," it encourages a range of housing opportunities for all income groups, a mixture of housing types and innovative design for the protection of environmentally sensitive areas that can be accomplished through "planned unit development." The "planned unit development" facilitates a range of housing types, allows the clustering of dwelling units for the preservation of natural amenities and the protection of environmentally sensitive areas, enables a transition in type and density of housing to blend into the surrounding area, ensures public review of site design, and may permit the inclusion of a limited amount of nonresidential uses supportive of the residential development. The City of Portage presently has a Planned Unit Development zoning district (which permits 20% of the area to be used for nonresidential uses) that accomplishes these objectives. Subdivision open space ordinance language and language in the Zoning Code also help to fulfill these objectives. Consideration should be given to the development of a second "planned unit development" zoning district that is more restrictive with regard to the percentage and range of nonresidential uses and/or the development of a "cluster housing" zoning district. (A "cluster housing" district typically establishes an average density for the project area and a maximum density so that higher than average densities are permitted on a portion of the project area in order to preserve natural areas on the balance of the site.) As the number of large tracts without environmental constraints shrink in future years, additional tools (such as more restrictive "planned unit development" districts or "cluster housing" districts) are desirable to facilitate in-fill development and the development of tracts with environmental constraints in a manner compatible with surrounding uses and environmentally sensitive areas. D. HOUSING PRESERVATION AND MAINTENANCE The development review guidelines of the Comprehensive Plan (see Chapter 3) encourage the preservation of sound residential housing in the community from the inappropriate intrusion of non-residential development. To ensure the preservation and maintenance of existing housing by property owners, the City of Portage should continue a variety of strategies: • Assisting low and moderate income families to rehabilitate ex1stmg dwellings, to make housing repairs, to undertake emergency repairs and to continue basic maintenance such as a paint program. • Conducting community awareness programs on blighting influences, annual refuse collections, and comprehensive code enforcement efforts in neighborhoods with a concentration on low and moderate income target areas. • Improving sidewalks and public utilities (water, sanitary sewers and drainage) in neighborhoods with a concentration of low and moderate income households. • Retrofitting dwellings for the physically handicapped. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) I 8-3 �I I I I I I • Assisting developers and nonprofit agencies in the development of affordable housing for low and moderate income households. • Exploring innovative/flexible zoning and density bonus standards for development which include housing low and moderate income households. t These strategies, or parts thereof, are commonly found in the 1995-1996 Consolidated Plan and may be funded through federal Community Development Block Grant funds. E. HOUSING REVITALIZATION AND REDEVELOPMENT Because of the relatively young age of housing in the City of Portage, housing revitalization and redevelopment efforts initiated by the public sector are not anticipated. On the other hand, the private sector is anticipated to convert residential dwellings to office and retail use in office and commercial corridors and nodes designated on the Comprehensive Plan Future Land Use map (see Chapter 12). I I I I I I I I I I I I I PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 8-4 �I I I I I I I I I I CHAPTER9: TRANSPORTATION 1999 Status Update A. The transportation network physically links land use activities within the community as well as linking Portage to the surrounding communities, the state and nation. The interaction between land use and transportation is such that transportation is the most significant determinant of the location, type and intensity of land use activities and the most significant infrastructure investment supporting the continuation and expansion of land use activities. The nature of the transportation system also determines how well the mobility needs of community residents and businesses are met. As set forth in the Goals of this Comprehensive Plan, the future vision for Portage involves a balanced and coordinated, multi-modal transportation system that is adequate to accommodate community growth while, at the same time, the community growth effectively uses the capital investments in the transportation system. The Transportation Element of this Comprehensive Plan encompasses the Major Thoroughfare Plan which addresses the use and improvement of the major street system for motor vehicle, local public transportation, bicycle and pedestrian movement, and other transportation systems such as public transportation, railroads and airports. B. I I I I I I I I I INTRODUCTION MAJOR THOROUGHFARE PLAN The Major Thoroughfare Plan addresses the use and improvement of the street system of the community. As such, the Major Thoroughfare Plan serves four purposes: • Preservation of right-of-way to accommodate existing and future transportation needs. It establishes the functional hierarchy for major streets in the community to serve as a mechanism for the preservation of rights-of-way for major street improvements. • Continuity of the functional, physical and aesthetic character of various classifications of major streets. It sets forth typical cross-sections for major streets by functional class to serve as initial design parameters for new and expanded thoroughfares. • Identification of transportation improvements to address existing and future transportation needs. Based on the ability of the major streets to accommodate traffic, it identifies capacity expansion needs serving as the source of improvement projects for the Capital Improvement Program (CIP). • Preservation of major street traffic capacity. It establishes a rationale for access management based on existing and anticipated development along the major street corridors. I 999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE 9-1 �I I I I I I I I I I These four pwposes are elaborated in the following sections that compose the Major Thoroughfare Plan. 1. Preservation of Right-of-Way a. ' Functional Classification The City of Portage Major Thoroughfare Network is part of the larger Kalamazoo Urbanized Area Transportation Network. When viewing thoroughfare deficiencies and developing alternative system improvements at the local level, the integration of the local and the Urbanized Area systems should be kept in mind. The roadways in the street network are classified according to the service function for land use and transportation planning pwposes. The primary functions of roadways are either to serve property or to carry through traffic. Streets are functionally classified as "local" if the primary pwpose is to provide access to abutting properties. Streets are functionally classified as "arterials" if the primary pwpose is to carry traffic. If a street equally serves to provide access to abutting properties and to carry traffic, it is functionally classified as a "collector." These three primary functional classifications may be further stratified for planning and design pwposes. The City of Portage street network (although owned, operated and maintained by various entities) has been stratified into six groups: • I I I I I I I I I Freeways/Expressways - Being the highest category of arterial streets, this functional class of street serves the major portion of through-traffic entering and leaving the urban area (i.e., interurban traffic), and is designed to carry the highest traffic volumes. In metropolitan areas, intraurban traffic (such as between the central business district and outlying residential areas, and between major inner-city communities or major suburban centers) may also be served by streets of this class. Included in this functional class are fully controlled access facilities that are gradeseparated from intersecting transportation facilities and partially controlled access facilities that may have occasional at-grade intersections. To distinguish between the degree of access control and grade separation, freeways/expressways are further stratified into two subclasses: ♦ Interstates - being fully grade-separated and having full access control. ♦ Expressways and freeways (non-interstate) - primarily grade-separated with full access control but occasional at-grade intersections with partial access control. • Major Arterials - Being the highest category of arterial streets without the continuous grade separation of intersecting roadways, this functional class of street complements the freeway system in serving through-traffic entering and leaving the urban area, and is designed to carry the highest non-freeway traffic volumes. In urban areas, intra-urban traffic (such as between the central business district and outlying residential areas, between communities in the urban area, and between major suburban activity centers) may also be served by this functional class. Unlike freeways, major arterials have primarily at-grade intersections; however, some manner of access control is still highly desirable such as the minimum spacing of intersections and the control of driveway entrances. For major arterials, the concept of access to abutting property should be subordinate to providing traffic mobility. • Minor Arterials - Being the lowest category of arterial streets, this functional class serves trips of moderate length and offers a lower level of mobility than do major arterials. This class interconnects with and augments the major arterials, distributes traffic to smaller areas, contains streets that place some emphasis on land access and offers a lower level of traffic mobility. Minor arterials are characterized typically by moderate to heavy traffic volumes. Ideally, these streets should not penetrate identifiable neighborhoods. • Collector Streets - These streets serve as a link between local streets and the arterial system. Collector streets provide both access and traffic circulation within residential, commercial, and industrial areas. Moderate to low traffic volumes are characteristic of these streets. 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE 9-2 �I I I I • Subcollector Streets - Subcollector streets are those streets within a subdivision or development which collect traffic from streets interior to that subdivision or development. These streets are normally major ingress and egress avenues for the development area. Because "subcollector streets" are determined on a case-by-case basis associated with specific development proposals, this functional class of street is not part of the Major Thoroughfare network. • Local Streets - Local streets are composed of all facilities not of a higher order, with the sole function to provide direct access to abutting land uses and to higher order streets. Local streets provide the lowest level of mobility and, therefore, generally exhibit the lowest traffic volumes. Through-traffic on these streets is deliberately discouraged. Because these streets are developed in association with specific development proposals, this functional class of street is not part of the Major Thoroughfare network. I I I I I I I I I I I I b. Major Thoroughfare Network In the determination of the future major thoroughfare network for the City of Portage, existing and projected traffic volumes, the spacing of thoroughfares, and the type and intensity of development in the travel corridors are important factors. The guidelines in Table 9-1 were used in assigning a functional classification to the street network of the City of Portage to establish the Major Thoroughfare Plan (Figure 9-1 ). "Subcollector" and "local" streets are by definition excluded from the major thoroughfare designation because the primary function is to provide access to abutting property. The physical (e.g. , pavement and right-of-way width) and functional (e.g., existing and projected traffic volumes, street capacity and volume-to-capacity ratios) characteristics of the existing thoroughfares appear in Table 9-2. The projected traffic volumes are derived from the Kalamazoo Area Transportation Study (KATS) 2015 LongRange Transportation Plan (1995) which reflects a network based on funded project improvements (i.e., projects programmed for completion on or before 2015). Finally, while traffic volumes 15 years hence serve as the basis for the design of "capacity expansion" projects (i.e., roadway widenings, new roadways, and new interchanges), the preservation of right-of-way has a fifty year horizon reflective of a thoroughfare network necessary to accommodate travel when the community is fully developed. Table 9-3 documents future thoroughfare characteristics reflecting major roadway widening (i.e., addition of through travel lanes) and new roadways programmed for completion on or before the year 2015 per the KATS 2015 Long Range Transportation Plan. The designated Freeways are 1-94 and US 131. The designated Major Arterials are: • • • • Westnedge Avenue from Kilgore Road to Shaver Road. Shaver Road from Westnedge Avenue to the south city limits. Sprinkle Road from Kilgore Road to Nash Avenue (the east city limits). Centre Avenue from 12th Street to Sprinkle Road. The designation of Shaver Road and Sprinkle Road southward from Centre Avenue is more reflective of major arterial spacing than projected traffic volumes for the year 2015 . Based on year 2015 traffic volumes, the 4-lane divided major arterial design is applicable to all designated major arterials except for Westnedge Avenue. The 6-lane divided major arterial design is appropriate from Kilgore Road to Schuring Road. The designated Minor Arterials are: • • Westnedge A venue from Shaver Road to Centre A venue. Kilgore Road from Westnedge Avenue to Sprinkle Road. I I 1999 MAJOR THOROUGHFARE PLAN - STATUSUPDATE I 9-3 �.. -----------------Table 9-1 THOROUGHFARE DESIGNATION GUIDELINES Classification Criteria Freeway/Expressway Trip Distance Provides for long-distance (over three miles) traffic movement between Portage and other metropolitan areas. Access Control Full access control -- no service to abutting land uses. Access points limited to other freeways and arterials with a minimum interchange spacing of one mile. Traffic Separation Signalization Opposing traffic flows are physically separated and cross streets are grade-separated except that expressways may have atgrade signalized intersections at least one mile apart. Not applicable. Traffic Volumes Over 50,000 average daily trips . Speed Number of Lanes 65 to 70 miles per hour 2 or more lanes in each direction. Land Use Linkages Major activity centers and the metropolitan core. Parallel Spacing Percent of System Variable, not less than 3 miles. 0 to 5 I 999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE Thoroughfare Designation Major Arterial Provides for long-distance (over three miles) traffic movement between Portage and other communities within the Kalamazoo metropolitan area. Limited access control -- very limited service to abutting land uses. Access control through frontage roads, raised medians, and the spacing and location of driveways and intersections. Opposing traffic flows are physically separated by a raised median. Collector and arterial cross streets may be signalized. Traffic signals are coordinated for progressive movement. 30,000 to 50,000 average daily trips. 35 to 45 miles per hour 2 or more lanes in each direction. Major activity centers and the metropolitan core. Usually form neighborhood boundaries. 1.5 to 2.0 miles 5 to IO Minor Arterial Collector Provides for moderate-distance (about 3 miles) traffic movement within Portage and between Portage and adjacent communities. Provides for short-distance (less than 3 miles) traffic movement between the local and arterial street systems in Portage. Partial access control -- moderate service to abutting land uses. Access control through raised medians, and the spacing and location of driveways and intersections. Opposing traffic flows are physically separated by a raised median or continuous left-tum lane. Collector and arterial cross streets may be signalized as well as major development entrances. Traffic signals may be coordinated for progressive movement. 15,000 to 50,000 average daily trips. 35 to 40 miles per hour 2 through lanes in each direction Provides direct access to abutting land uses and some access control through raised medians and the spacing and location of driveways and intersections. Opposing traffic flows are generally unseparated. Secondary activity centers. Occasionally form neighborhood boundaries. 0.75 to 1.0 miles 5 to 10 9-4 Some traffic signals are coordinated. 5,000 to 30,000 average daily trips. 30 miles per hour 1 or 2 through lanes in each direction Main neighborhood interior streets. 0.25 to 0.5 miles 5 to 10 �I I I I I I I I I I I I I I I I I I I COMPREHENSIVE PLAN FIGURE 9-1 ~ MAJOR THOROUGHFARE PLAN l =3500' 11 0- - - -@ INTERSTATE/EXPRESSWAY MAJOR ARTERIAL MINOR ARTERIAL - - - - - - - COLLECTOR ---Cl!!!!!!!C!!!!!!!!!::!!!!!!!!!!::!!!!!!!W ' I ' EAST-WEST CORRIDOR STUDY AREA FOR ROMENCE ROAD PARKWAY EXTENSION I -----+---- I 131 ----- i----~I I' I CUI• - - 1 1 I, I I, ------1-----r-1 I ------' __ j' ___ _ = ~ ' I -r---- - -- ,:- JANUARY 22, 1999 �. •-----,. 11111 • . "" - ..I ..I ..I ...J -' _j -I _J _) ...,I • I Table 9-2 EXISTING THOROUGHFARE STREET SEGMENT CHARACTERISTICS Street Class Street Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Milham Milham Milham Milham Milham Milham Milham Milham Oakland Oakland Oakland Oakland Oakland Oakland Oakland Portage Portage Portage Portage Sprinkle Sprinkle Sprinkle Sprinkle Sprinkle From Kilgore Andy Idaho Milham Mall Ruth Hudson Romence Garden Schuring Shaver Centre Melody I211l Heverly Oakland Constitution Westnedge Conrail RR Lovers Ln Sprinkle Kilgore 1-94 Milham Romence Centre Shaver Osterhout Kilgore Milham Centre Osterhout Kilgore Meredith Milham Bishop Centre To Andy Idaho Milham Mall Ruth Hudson Romence Garden Schuring Shaver Centre Melody Osterhout Heverly Oakland Constitution Westnedge Conrail RR Lovers Ln Portage E City Limits 1-94 Milham Romence Centre Shaver Osterhout S. City Limits Milham Centre Osterhout Mandigo Meredith Milham Bishop Centre Nash Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Minor Art. Collector Collector Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Collector Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Collector Collector Minor Art. Minor Art. Minor Art. Minor Art. Major Art. Major Art. Major Art. Major Art. Major Art. 1999 MAJOR THOROUGHFARE PLAN- STATUS UPDATE Jurisdiction Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage KCRC Portage KCRC KCRC KCRC KCRC KCRC Lanes 5 5 5 6 6 6 6 5 5 5 4 3 2 2 3 4 5 4 4 2 2 4 4 2 2 2 2 2 5 4 4 2 5 5 5 4 2 Pavement Width 60 60 60 72 72 72 72 57 57 60 44 38 24 22 33 48 58 48 48 24 24 40 48 24 24 22 22 22 59 44 44 24 60 60 60 48 24 Row Width Posted Speed Curb& Gutter Daily Capacity Daily Traffic Year Present V/CRatio 201SADT (a) 66 to 93 66to 119 83 to 100 83 to 125 93 to 110 93 to I IO 90to 110 66 to 93 66 to 93 66 to 93 99 66 to 86 66 66 66 66 83 66 to 83 66 to 83 66 66 66 to 135 66 to 99 66 66 66 66 66 100 66 to 100 66 to 100 66 100 100 l00 100 66 to 100 35 35 35 35 35 35 35 35 35 35 30 30 40 40 35 35 35 35 35 35 25 35 35 40 40 40 40 40 45 45 40-45 45 50 50 50 50 50 Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes 50% No Pvd Sldr Pvd Sldr Yes Yes Yes No Val Gut Pvd Sldr Yes Yes Pvd Sldr Pvd Sldr Pvd Sldr Pvd Sldr Pvd Sldr Yes Yes 12% No No 40% No No No 34,200 34,200 34,200 40,500 40,500 40,500 40,500 32,200 32,200 32,200 30,600 17,000 16,200 16,200 17,000 30,600 32,200 32,500 32,500 16,200 16,200 30,600 30,600 16,200 16,200 16,200 16,200 16,200 34,200 32,500 32,500 16,200 34,200 34,200 34,200 32,500 24,700 31,472 38,688 44,564 36,632 36,632 30,1 I I 31 ,708 27,000 27,000 19,805 7,710 8,644 5,999 8,906 13,509 26,078 14,021 15,819 14,559 I 1,559 2,060 23,547 31,865 12,929 19,190 5,203 4,243 2,216 23,098 14,614 17,629 8,000 19,000 17,000 17,000 17,000 11,000 1998 1998 1997 1998 1998 1997 1998 1997 1997 1998 1998 1998 1997 1998 1997 1998 1997 1998 1997 1997 1998 1997 1998 1998 1998 1998 1997 1998 1997 1997 1998 1997 1997 1997 1997 1997 1997 0.92 1.13 1.30 0.90 0.90 0.74 0.78 0.84 0.84 0.61 0.25 0.51 0.37 0.55 0.79 0.85 0.44 0.49 0.45 0.71 0.13 0.77 1.04 0.80 1.18 0.32 0.26 0.14 0.68 0.45 0.54 0.49 0.56 0.50 0.50 0.52 0.45 32,500 47,000 42,000 39,000 • 28,500 29,500 29,500 22,500 22,500 20,000 9,500 8,000 7,000 16,000 16,000 28,000 23,500 19,000 19,500 8,000 3,000 28,000 36,000 25,500 21,500 9,000 4,000 4,000 37,000 23,000 17,500 13,000 29,000 31,000 29,000 29,000 18,500 9-6 2015V/C Ratio 0.95 1.37 1.23 0.96 0.70 0.73 0.73 0.83 0.83 0.83 0.31 0.47 0.43 0.99 0.94 0.92 0.73 0.58 0.60 0.49 0.19 0.92 1.18 1.57 1.33 0.56 0.25 0.25 1.08 0.71 0.54 0.80 0.85 0.91 0.85 0.89 0.75 - I �. ,. • ~ Street Class Street Centre Centre Centre Centre Centre Centre Romence Romence Romence Romence Bishop Bishop Bishop Lovers Ln Lovers Ln Lovers Ln Lovers Ln Lovers Ln Lovers Ln Kilgore JUlgore JUlgore JUlgore JUlgore Kilgore Angling Vincent Angling Angling Angling Vanderbilt Osterhout Osterhout Shaver Shaver Shaver Moors bridge Moorsbridge Moors bridge Schuring Garden From 121b Oakland Westnedge Waylee Portage Sprinkle Angling Oakland Sears Westnedge Portage Mastenbrook Sprinkle Kilgore 1-94 Milham Romence Garden Centre Oakland Westnedge Burdick Lovers Ln Portage Conrail RR Merryview Angling Milham Romence Centre Angling Shaver Westnedge Westnedge Centre Melody Centre N .Old Centre Muirfield Oakland Westnedge To Oakland Westnedge Waylee Portage Sprinkle E City Limits Oakland Sears Westnedge Lovers Lane Mastenbrook Sprinkle E City Limits 1-94 Milham Romence Garden Centre Forest Westnedge Burdick Lovers Ln Portage Conrail RR Sprinkle Vincent Oakland Romence Centre Vanderbilt Shaver Westnedge Portage Centre Melody S City Limits N.Old Centre Muirfield Romence Westnedge Lovers Ln Major Art. Major Art. Major Art. Major Art. Major Art. Collector Collector Minor Art. Minor Art. Minor Art. Minor Art . Minor Art. Collector Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Collector Collector Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Collector Collector Collector Collector Collector Collector Collector Collector Major Art. Major Art. Major Art. Collector Collector Collector Collector Collector 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE Jurisdiction Portage Portage KCRC KCRC KCRC Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Kalamazoo Portage Portage Portage Kalamazoo Kalamazoo Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Lanes 4 5 5 3 2 2 2 3 4 4 3 2 2 4 2 4 4 4 2 2 4 4 2 4 4 2 2 2 2 2 2 2 2 5 2 2 2 2 2 2 2 Pavement Width 48 55 55 36 24 22 24 35 44 44 36 22 23 44 24 44 44 44 24 24 44 44 24 44 44 24 24 22 24 24 22 21 24 55 24 24 2@24 34 28 22 21 Row Width 83 to 120 76 to 86 66 to 86 66 to 86 66 66 66 66 66 132 to 186 66 66 66 66 to 83 66 to 83 66 to 99 66 to 99 66 to 99 66 to 99 66 to 83 66 to 83 66 to 83 66 to 120 66 to 120 66 66 to 83 66 66 to 83 66 to 105 66 to 90 66 66 66 66 to 73 78 to 100 78 to 200 66 to 100 66 66 66 33 to 66 ~ ~ Posted Speed 45 45 35 35-45 45 40 35 35 35 35 45 45 40 35 35 40 40 40 25 35 35 35 35 45 45 25 25 -35 35 35 35 35 40 40 35 45 45-50 30 30 30 30 35 Curb& Gutter Yes Yes Yes Pvd Steir No Pvd Sldr Pvd Sldr Yes Yes Yes Pvd Sldr Pvd Sldr Pvd Sldr Yes Pvd Sldr Yes Yes Yes Pvd Sldr No Yes Yes Pvd Sldr Yes Yes Pvd Sldr Pvd Sldr Pvd Sldr Pvd Sldr Pvd Sldr Pvd Sldr Pvd Sldr Pvd Sldr Yes Pvd Sldr Pvd Sldr Yes Yes Pvd Sldr 20% Pvd Sldr -~ Daily Capacity 32,500 34,200 34,200 16,200 16,200 16,200 16,200 16,200 32,500 34,200 16,200 16,200 16,200 32,500 16,200 32,500 32,500 32,500 16,200 16,200 32,500 32,500 16,200 32,500 32,500 16,200 16,200 16,200 16,200 16,200 24,700 16,200 16,200 34,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 9-7 -, -~ Daily Traffic 23,941 16,988 17,500 16,000 21,377 2,058 10,541 13,662 13,662 10,045 Year 8,064 8,064 2,377 15,412 15,815 13,848 16,628 14,450 4,500 16,644 16,644 17, 176 14,009 14,500 7,000 1,991 2,500 3,897 5,136 1,459 2,037 3,332 3,263 22,214 14,122 8,500 4,000 4,730 5,842 3,052 2, 132 1998 1998 1998 1998 1998 1997 1998 1998 1997 1997 1998 1998 1997 1997 1997 1997 1997 1997 1998 1998 1998 1997 1997 1997 1998 1997 1997 1997 1997 1998 1997 1998 1998 1997 1997 1997 1998 1997 1998 1998 1997 ----Present V/C Ratio 0.74 0.50 0.51 0.99 1.32 0.13 0.65 0.84 0.42 0.29 0.50 0.50 0.15 0.47 0.98 0.43 0.51 0.44 0.28 0.51 0.51 0.53 0.86 0.45 0.22 0.12 0.15 0 .24 0.32 0.09 0.08 0.20 0.20 0.65 0.87 0.52 0.25 0.29 0.36 0.19 0. 13 ~ 201SADT (a) 31 ,500 23,500 28,000 27,500 15,500 3,000 4,000 14,000 14,500 17,500 17,000 17,000 4,500 27,000 24,000 18,500 12,000 12,000 5,500 16,500 16,000 27,000 16,500 20,000 20,000 1,700 2,500 4,000 4,S00 3,000 2,000 4,500 5,500 11 ,000 18,500 15,000 5,000 5,000 6,000 5,000 3,000 ~ 2015 VIC Ratio 0.97 0.69 0.82 1.70 0.96 0.19 0.25 0.86 0.45 0.51 I.OS I.OS 0.28 0.83 1.48 0.57 0.37 0.37 0.34 1.02 0.49 0.83 1.02 0.62 0.62 0.10 0.15 0.25 0.28 0.19 0.08 0.28 0.34 0 .32 1.14 0.93 0.31 0.31 0.37 0.31 0.19 ~ �;I 4 .... .. -• Street Class Street From Mall Mall Constitution Constitution Forest Zylman S 12th Street S 12th Street S I 2th Street S 12th Street Nash East Shore Mandigo Newport Newport Gladys Gladys Bacon Meredith Melody Melody Ramona East Shore Cox's Dr Cox's Dr Winters Old Centre Old Centre Constitution JC Penny Milham Mall Lovers Ln Portage N City Limits Hickory Hill Milham Centre E Shore Mandigo Portage Milham Alfa Newport Gladys Ser Dr Westnedge Kilgore Shaver Dolphin Lovers Ln Nash East Shore Zylman Lovers Ln Centre Cooley To JC Penny Westnedge Mall Romence Portage Sprinkle Hickory Hill Milham Centre S City Limits Sprinkle Nash E Shore Alfa Gladys Gladys Ser Dr Westnedge Portage Sprinkle Dolphin Westnedge Portage Cox's Dr Zylman E Centre Portage Cooley Moorsbridge Collector Collector Collector Collector Collector Collector Minor Art. Minor Art. Minor Art. Minor Art. Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector -... Jurisdiction Portage Portage Portage Portage Portage Portage KCRC KCRC KCRC KCRC Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage 1 ~ ~ -~ t ~ -'Ill Row Width Posted Speed Curb& Gutter Daily Capacity Daily Traffic Year Lanes Pavement Width Present VIC Ratio 3 3 4 4 2 2 2 4 2 2 2 2 2 2 2 2 3 2 2 2 2 2 2 2 2 2 2 2 35 35 2@23 2@23 24 24 22 44 24 21 22 22 22 2@14 34 22 36 24 28 22 34 22 22 22 22 24 22 34 66 66 100 100 66 66 66 66 66 66 66 30 to 66 66 66 to 99 66 66 66 to 100+ 66 51 to 66 66 66 66 66 66 66 66 66 66 35 25 35 35 25 45 45 45 45 -55 55 25 25-35 35 25 25 25 25 35 30 25 25 25 25 25 25 25 30 30 Yes Yes Yes Yes Pvd Sldr Pvd Sldr No Yes No No No No Pvd Sldr Yes Yes No Yes Pvd Sldr Pvd Sldr No Yes No No No No Pvd Sldr No Yes 16,200 16,200 34,200 34,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 17,000 16,200 16,200 25,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 8,425 11 ,459 13,956 9,420 2,013 2,671 5,000 9,843 3,500 2,500 801 492 1,270 3,087 3,087 4,000 7,461 1,850 6,3fl 1,828 2,500 2,323 2,000 1,743 1,743 2,000 2,193 2,193 1997 1998 1997 1998 1997 1997 1997 1997 1997 1997 1997 1997 1997 1998 1998 1997 1998 1997 1997 1998 1997 1997 1998 1996 1996 1997 1997 1997 0.52 0.71 0.41 0.27 0.12 0.16 0.31 0.61 0.22 0.16 0.05 0.03 0.08 0.18 0.18 0.25 0.30 0.11 0.39 0.11 0.15 0.14 0.12 0.1 I 0.11 0.12 0.14 0.14 Sources: Capacities from Florida's Level of Service Standards and Guidelines Manual for Planning applied by The Corradino Group. Year 2015 volumes derived from Kalamazoo Area Transportation Study Long-Range Transportation Plan (1995). Note: (a) The Year 2015 average daily traffic volumes are based on the future roadway network with programmed roadway improvements adopted by KATS. 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE .-~ 9-8 ~ 201SADT (a) 15,500 12,500 13,500 4,000 3,000 4,000 12,000 12,000 6,000 7,000 1,500 1,000 3,000 6,500 6,500 5,000 8,500 2,000 5,500 3,000 3,500 3,500 3,500 3,500 3,500 3,000 1,500 1,500 ~ 2015 VIC Ratio 0.96 0.77 0.39 0.12 0.19 0.24 0.74 0.74 0.37 0.43 0.09 0.06 0.18 0.38 0.40 0.31 0.34 0.12 0.34 0.19 0.22 0 .. 22 0.22 0.22 0.22 0.16 0.09 0.09 :--ti �~ ,.. ..... ... -1!111 --- -"111111 ._.... _... -.... -"1111 ,-__.... ~ -~ -.... ~ --.. -.... Table 9-3 PROPOSED THOROUGHFARE STREET SEGMENT CHARACTERISTICS (changes from existing in bold and shaded) Street Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Westnedge Milham Milham Milham Milham Milham Milham Milham Milham Oakland Oakland Oakland Oakland Oakland Oakland Oakland Portage Portage Portage Portage Sprinkle Sprinkle Sprinkle From Kilgore Andy Idaho Milham Mall Ruth Hudson Romence Garden Schuring Shaver Centre Melody 12th Heverly Oakland Constitution Westnedge Conrail RR Lovers Lane Sprinkle Kilgore 1-94 Milham Romence Centre Shaver Osterhout Kilgore Milham Centre Osterhout Kilgore Meredith Milham To Andy Idaho Milham Mall Ruth Hudson Romence Garden Schuring Shaver Centre Melody Osterhout Heverly Oakland Constitution Westnedge Conrail RR Lovers Lane Portage E City Limits 1-94 Milham Romence Centre Shaver Osterhout S. City Limits Milham Centre Osterhout Mandigo Meredith Milham Bishop Street Class Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Minor Art. Collector Collector Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Collector Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Collector Collector Minor Art. Minor Art. Minor Art. Minor Art. Major Art. Major Art. Major Art. 1999 MAJOR THOROUGHFARE PLAN • STATUS UPDATE Jurisdiction Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage KCRC Portage KCRC KCRC KCRC Lanes 5 5 6-7 6 6 6 6 5 5 5 4 3 2 4 5 s 5 5 5 4 2 4 4 4 4 2 2 2 5 4 4 2 5 5 5 Pavement Width 60 60 72 to 84 72 72 72 72 57 57 60 44 38 24 48 58 58 58 58 58 48 24 40 48 48 48 22 22 22 59 44 44 24 60 60 60 Row Width 66 to 93 66 110 83 to 125 93 to 110 93to 110 90toll0 66 to 93 66 to 93 66 to 93 99 66 to 86 66 83 83 83 83 66 to 83 66 to 83 83 66 66 to 135 66 to 99 83 83 66 66 66 100 66 to 100 66 to 100 66 JOO 100 100 Posted Speed 35 35 35 35 35 35 35 35 35 35 30 30 40 40 35 35 35 35 35 35 25 35 35 40 40 40 40 40 45 45 40-45 45 50 50 50 Curb& Gutter Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes 50% No Yes Yes Yes Yes Yes Yes Yes Pvd Sldr Yes Yes Yes Yes Pvd Sldr Pvd Sldr Pvd Sldr Yes Yes 12% No No 40% No Daily Capacity 34,200 34,200 40,500 40,500 40,500 40,500 40,500 32,200 32,200 32,200 30,600 17,000 16,200 32,500 34,200 32,200 32,200 34,200 34,200 32.500 16,200 30,600 30,600 32,500 32,500 16,200 16,200 16,200 34,200 32,500 32,500 16,200 34,200 34,200 34,200 9-9 Daily Traffic 31 ,472 38,688 44,564 36,632 36,632 30,111 31,708 27,000 27,000 19,805 7,710 8,644 5,999 8,906 13,509 26,078 14,021 15,819 14,559 11,559 2,060 23,547 31,865 12,929 19,190 5,203 4,243 2,216 23,098 14,614 17,629 8,000 19,000 17,000 17,000 Year 1998 1998 1997 1998 1998 1997 1998 1997 1997 1998 1998 1998 1997 1998 1997 1998 1997 1998 1997 1997 1998 1997 1998 1998 1998 1998 1997 1998 1997 1997 1998 1997 1997 1997 1997 Present V/C Ratio 0.92 1.13 1.30 0.90 0.90 0.74 0.78 0.84 0.84 0.61 0.25 0.51 0.37 0.55 0.40 0.85 0.44 0.49 0.43 0.36 0.13 0.77 1.04 0.80 1.18 0.32 0.26 0. 14 0.68 0.45 0.54 0.49 0.56 0.50 0.50 ~ 2015 ADT (a) 32,500 47,000 42,000 39,000 28,500 29,500 29,500 22,500 22,500 20,000 9,500 8,000 7,000 16,000 16,000 28,000 23,500 19,000 19,500 8,000 3,000 28,000 36,000 25 ,500 21 ,500 9,000 4,000 4,000 37,000 23,000 17,500 13,000 29,000 31,000 29,000 2015 VIC Ratio 0.95 1.37 1.10 0.96 0.70 0.73 0.73 0.83 0.83 0.83 0.31 0.47 0.43 0.49 0.47 0.87 0.73 0.S6 0.57 0.25 0. 19 0.92 1.18 0.78 0.66 0.56 0.25 0.25 1.08 0.71 0.54 0.80 0.85 0.91 0.85 �... Street Sprinkle Sprinkle Centre Centre Centre Centre Centre Centre Romence Romence Romence Romence Romence Bishop Bishop Bishop Lovers Ln Lovers Ln Lovers Ln Lovers Ln Lovers Ln Lovers Ln Kilgore Kilgore Kilgore Kilgore Kilgore Kilgore Angling Vincent Angling Angling Angling Vanderbilt Vanderbilt Osterhout Osterhout Shaver Shaver Shaver Moors bridge .... ..... From Bishop Centre 12th Oakland Westnedge Waylee Portage Sprinkle Angling Oakland Sears Westnedge Loves Lane Portage Mastenbrook Sprinkle Kilgore 1-94 Milham Romence Garden Centre Oakland Westnedge Burdick Lovers Ln Portage Conrail RR Merryview Angling Milham Romence Centre Angling Shaver Shaver Westnedge Westnedge Centre Melody Centre ~ To Centre Nash Oakland Westnedge Waylee Portage Sprinkle E City Limits Oakland Sears Westnedge Lovers Lane Portage Mastenbrook Sprinkle E City Limits 1-94 Milham Romence Garden Centre Forest Westnedge Burdick Lovers Ln Portage Conrail RR Sprinkle Vincent Oakland Romence Centre Vanderbilt Shaver Westnedge Westnedge Portage Centre Melody S City Limits N.Old Centre ~ Street Class Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Major Art. Collector Collector Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Collector Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Collector Collector Minor Art. Minor Art. Minor Art. Minor Art. Minor Art. Collector Collector Collector Collector Collector Collector Collector Collector Collector Major Art. Major Art. Major Art. Collector I 999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE ...... Jurisdiction KCRC KCRC Portage Portage KCRC KCRC KCRC Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Kalamazoo Portage Portage Portage Kalamazoo Kalamazoo Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage - ..... ..... Lanes 4 4 4 Pavement Width 48 48 48 5 5 55 55 5 2 2 2 3 5 4 4 3 2 2 4 4 4 4 4 2 3 4 4 4 4 4 2 2 2 2 2 2 3 2 2 55 24 22 24 35 5 55 4 4 2 44 44 2@24 55 44 44 36 22 23 44 44 44 44 44 24 36 44 44 44 44 44 24 24 22 24 24 22 36 21 24 Row Width 100 66 to 100 83 lo 120 76 to 86 66 to 86 66 to 86 66 66 66 66 66 132 to 186 100 66 66 66 66 to 83 66 to 83 66 to 99 66 to 99 66 to 99 66 to 99 66 to 83 66 to 83 66 to 83 66 to 120 66 to 120 66 66 to 83 66 66 to 83 66 to 105 66 to 90 66 66 66 66 66 to 73 78 to 100 78 to 200 66 to 100 -"11111 Posted Speed 50 50 45 45 35 35-45 45 40 35 35 35 35 35 45 45 40 35 35 40 40 40 25 35 35 35 35 45 45 25 25-35 35 35 35 35 35 40 40 35 45 45-50 30 ~ Curb& Gutter No Yes Yes Yes Yes Yes No Pvd Sldr Pvd Sldr Yes Yes Yes Yes Pvd Sldr Pvd Sldr Pvd Sldr Yes Yes Yes Yes Yes Pvd Sldr Yes Yes Yes Yes Yes Yes Pvd Sldr Pvd Sldr Pvd Sldr Pvd Sldr Pvd Sldr Pvd Sldr Yes Pvd Sldr Pvd Sldr Yes Yes Yes Yes .--.. Daily Capacity 32,500 32,500 32,500 34,200 34,200 32,500 16,200 16,200 16,200 16,200 34,200 34,200 32,500 16,200 16,200 16,200 32,500 32,500 32,500 32,500 32,500 16,200 16,900 32,500 32,500 32,500 32,500 32,500 16,200 16,200 16,200 16,200 16,200 24,700 16,200 16,200 16,200 34,200 32,500 32,500 16,200 9- 10 ~ :---.- Daily Year Traffic 17,000 1997 1997 11,000 23,941 1998 16,988 1998 17,500 1997 16,000 1997 1997 21,377 2,058 1998 10,541 1997 13,662 1998 13,662 1998 10,045 1997 new road 8,064 1998 8,064 1998 2,377 1998 15,412 1998 15,815 1998 13,848 1997 16,628 1998 14,450 1998 4,500 1997 16,644 1997 16,644 1998 17, 176 1998 14,009 1997 14,500 1997 1997 7,000 1,991 1997 1997 2,500 1997 3,897 5,136 1998 1,459 1998 2,037 1998 new road 3,332 1997 3,263 1997 22,214 1997 14,122 1998 8,500 1997 4,000 1997 ~ -'111111 Present V/C Ratio 0.52 0.34 0.74 0.50 0.51 0.49 1.32 0. 13 0.65 0.84 0.42 0.29 new road 0.50 0.50 0.15 0.47 0.98 0.43 0.51 0.44 0.28 0.51 0.51 0.53 0.43 0.45 0.22 0.12 0. 15 0.24 0.32 0.09 0.08 new road 0.20 0.20 0.65 0.87 0.26 0.25 2015ADT (a) 29,000 18,500 31,500 23,500 28,000 27,500 15,500 3,000 4,000 14,000 14,500 17,500 12,700 17,000 17,000 4,500 27,000 24,000 18,500 12,000 12,000 5,500 16,500 16,000 27,000 16,500 20,000 20,000 1,700 2,500 4,000 4,500 3,000 2,000 3,000 4,500 5,500 11 ,000 18,500 15,000 5,000 . ..--., 2015 VIC Ratio 0.89 0.57 0.97 0.69 0.82 0.8S 0.96 0.19 0.25 0.86 0.40 0.51 0.39 1.05 1.05 0.28 0.83 0.74 0.57 0.37 0.37 0.34 0.98 0.49 0.83 0.51 0.62 0.62 0.10 0.15 0.25 0.28 0 .19 0.08 0.18 0.28 0.34 0.32 0.57 0.46 0.31 --.. �~ '11111 Street Moorsbridge Moorsbridge Schuring Garden Mall Mall Constitution Constitution Forest Zylman S 12th Street S 12th Street S 12th Street S 12th Street Nash East Shore Mandigo Newport Newport Gladys Gladys Bacon Meredith Melody Melody Ramona East Shore Cox's Dr Cox's Dr Winters Old Centre Old Centre . ...... From N.Old Centre Muirfield Oakland Westnedge Constitution JC Penny Milham Mall Lovers Ln Portage N City Limits Hickory Hill Milham Centre E Shore Mandigo Portage Milham Alfa Newport Gladys Ser Dr Westnedge Kilgore Shaver Dolphin Lovers Ln Nash East Shore Zylman Lovers Lane Centre Cooley . To Muirfield Romence Westnedge Lovers Ln JC Penny Westnedge Mall Romence Portage Sprinkle Hickory Hill Milham Centre S City Limits Sprinkle Nash E Shore Alfa Gladys Gladys Ser Dr Westnedge Portage Sprinkle Dolphin Westnedge Portage Cox ' s Dr Zylman E Centre Portage Cooley Moors bridge ..... -1111 Street Class Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Minor Art. Minor Art. Minor Art. Minor Art. Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector Collector -.... _.._ Jurisdiction Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage KCRC KCRC KCRC KCRC Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Portage Lanes 2 2 2 2 . 4 s 4 4 2 2 2 4 2 2 2 2 2 2 2 2 3 2 2 2 2 2 2 2 2 2 2 2 ~ -"'Ill Pavement Width 34 28 22 21 44 , ,,, ~ •. 58 2@23 2@23 24 24 22 44 24 21 22 22 22 2@14 34 22 36 24 28 22 34 22 22 22 22 24 22 34 -.... -... _... ,--.. Row Width 66 66 66 33 to 66 ~, ,. 80 80 C 100 100 66 66 66 66 66 66 66 30 to 66 66 66 to 99 66 66 66 to 100+ 66 51 to 66 66 66 66 66 66 66 66 66 66 Posted Speed 30 30 30 35 35 25 35 35 25 45 45 45 45 -55 55 25 25-35 35 25 25 25 25 35 30 25 25 25 25 25 25 25 30 30 Curb& Gutter Yes Pvd Sldr 20% Pvd Sldr Yes Yes Yes Yes Pvd Sldr Pvd Sldr No Yes No No No No Pvd Sldr Yes Yes No Yes Pvd Sldr Pvd Sldr No Yes No No No No Pvd Sldr No Yes Daily Capacity 16,200 16,200 16,200 16,200 32,500 34,200 34,200 34,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 17,000 16,200 16,200 25,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 16,200 ~ Daily Traffic 4,730 5,842 3,052 2,132 8,425 11,459 13,956 9,420 2,013 2,671 5,000 9,843 3,500 2,500 801 492 1,270 3,087 3,087 4,000 7,461 1,850 6,311 2,000 2,500 2,323 2,000 1,743 1,743 1,828 2,193 2,193 ~ Year 1997 1997 1998 1997 1997 1998 1997 1998 1997 1997 1997 1997 1997 1997 1997 1997 1997 1998 1998 1997 1998 1997 1997 1998 1997 1997 1998 1996 1996 1997 1997 1997 Sources: Capacities from Florida 's Level of Service Standards and Guidelines Manual for Planning applied by The Corradino Group. Year 2015 volumes derived from Kalamazoo Area Transportation Study Long-Range Transportation Plan ( 1995). Note: (a) The Year 2015 average daily traffic volumes are based on the future roadway network with programmed roadway improvements adopted by KATS. 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE 9-11 ~ --.ii Present V/C Ratio 0.29 0.36 0.19 0.13 0.52 0.71 0.41 0.27 0.12 0 .16 0.31 0 .61 0.22 0. 16 0.05 O.QJ 0.08 0.18 0.18 0.25 0.30 0.11 0.39 0.12 0.15 0.14 0.12 0.11 0.11 0.11 0. 14 0.14 2015ADT (a) 5,000 6,000 5,000 3,000 15,500 12,500 13,500 4,000 3,000 4,000 12,000 12,000 6,000 7,000 1,500 1,000 3,000 6,500 6,500 5,000 8,500 2,000 5,500 3,000 3,500 3,500 3,500 3,500 3,500 3,000 1,500 1,500 . ~ 2015 V/C Ratio 0.31 0.37 0.31 0.19 ~t 0.48 0.37 0.39 0.12 0.19 0.24 0.74 0.74 0.37 0.43 0.09 0.06 0.18 0.38 0.40 0.31 0.34 0.12 0.34 0.19 0.22 0.22 0.22 0.22 0.22 0.16 0.09 0.09 ~ �r r r r r r f • • • • • • • Milham Avenue from 12th Street to Portage Road. Romence Road and Romence Road Parkway from Oakland Drive to Lovers Lane. Bishop Road from Portage Road to Sprinkle Road. 12th Street from the north city limits to the south city limits Oakland Driv6 from Kilgore Road to Shaver Road. Lovers Lane from Kilgore Road to Centre Avenue. Portage Road from Kilgore Road to Mandigo Avenue (the south city limits). The designated collectors are: • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Westnedge Avenue from Centre Avenue to Osterhout Avenue. Milham Avenue from Sprinkle Road to east City limits. Oakland Drive from Shaver Road to south City limits. Centre Avenue from Sprinkle Road to east City limits. Romence Road from Angling Road to Oakland Drive. Bishop Avenue from Sprinkle Road to east City limits. Lovers Lane from Centre A venue to Forest Drive. Kilgore Road from Oakland Drive to Westnedge Avenue. Angling Road from Merryview Drive to Vincent Avenue. Vincent Avenue from Angling Road to Oakland Drive. Angling Road from Milham Avenue to Vanderbilt Avenue. Vanderbilt Avenue from Angling Road to Shaver Road. Osterhout Avenue from Shaver Road to Portage Road. Moorsbridge Road from Centre Avenue to Romence Road. Schuring Road from Oakland Drive to Westnedge Avenue. Garden Lane from Westnedge Avenue to Lovers Lane. Mall Drive from Constitution Boulevard to Westnedge Avenue. Constitution Boulevard from Milham Avenue to Romence Road Forest Drive from Lovers Lane to Portage Road. Zylman Avenue from Portage Road to Sprinkle Road. Nash Avenue from East Shore Drive to Sprinkle Road. Cox's Drive from Centre Avenue to East Shore Drive. East Shore Drive from Mandigo Avenue to Nash Avenue. East Shore Drive from Cox's Drive to Nash Avenue. Mandigo Avenue from Portage Road to East Shore Drive. Newport Road from Milham Avenue to Gladys. Gladys from Newport Road to Westnedge Avenue. Bacon Avenue from Westnedge Avenue to Portage Road. Meredith Street from Kilgore Road to Sprinkle Road. Melody Avenue from Shaver Road to Westnedge Road. Winters Drive from Lovers Lane to Portage Road. Old Centre Road from Centre Avenue to Moorsbridge Road. Ramona A venue from Lovers Lane to Portage Road. The Thoroughfare Plan (Figure 9-1 and Table 9-3) identifies two new roadways: • • The extension of Romence Road Parkway at Lovers Lane to Portage Road. The connection of Shaver Road to Westnedge Avenue in the vicinity of South Westnedge Park. The proposed extension of Romence Road Parkway from Lovers Lane to Portage Road will provide the final link in creating an additional east-west thoroughfare through the City of Portage. This new facility would improve access to commercial areas along Westnedge Avenue (which is the most congested facility in the City of Portage) and helps distribute traffic among alternative north-south corridors. The proposed alignment must be finalized. 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE 9-12 �f f However, the east-west corridor would be generally situated in the Study Area from Milham Avenue to Centre A venue, between Lovers Lane and Portage Road. If the extension of Romence Road Parkway is moved far northward or southward, the impact on the built Pharmacia-Upjohn campus is diminished, but the more non-direct or circuitous the corridor route, the less effective the facility is as an east-west corridor. Within the East-West Corridor Study Area, alternative alignment studies will be necessary to properly plan and determine the optimum location for the parkway extension, with the involvement of affected property owners. The proposed corridor would be designated a minor arterial. On the approximate alignment of Vanderbilt A venue, the connection of Shaver Road to Westnedge Avenue along the south side of South Westnedge Park is proposed to improve the spacing of east-west facilities in the two-mile distance between Melody Avenue and Osterhout A venue, and to improve access to the Shaver Road industrial corridor. The Collector roadway should be tied into the development of an internal roadway network on the east side of the Conrail tracks in the Shaver Road industrial corridor. Any thoroughfares not cited above are designated as Collectors. 2. Thoroughfare Design Standards To properly plan for thoroughfare needs, it is necessary to consider the following criteria standards: • The physical roadway standards (i.e., right-of-way, lane width, etc.) necessary to support anticipated traffic volumes and vehicular maneuvers. • The capacity standards of different street types in terms of traffic-carrying ability. Table 9-4, Street Cross Section Standards, indicates the desirable design standards for thoroughfares by functional class. Thereafter, typical cross-sections for these streets are shown graphically in the accompanying Figure 9-2. 3. a. Identification of Transportation Improvements Functional Adequacy Functional adequacy refers to the capabilities of a roadway to accommodate traffic flow. Referring to Table 9-2, present and future daily traffic are compared to the capacity of the roadway to accommodate traffic referring to the present and future volume-to-capacity (v/c) ratios. A v/c ratio of 0.90 to 0.99 indicates that the facility is approaching capacity and improvements should be examined in the immediate future. A v/c ratio of l.00 to l.20 means that the facility is operating at capacity, has little capability of handling future traffic growth, is highly congested during the peak hours, and should be considered for capacity improvement. A v/c ratio over l .20 indicates that the facility will likely break down during peak hours and that capacity improvements should be in the planning or later stages. Major development projects which may have a significant impact on the major thoroughfare network need to complete a traffic impact analysis in conjunction with the review of the site plan. b. Major Highway Needs Major highway capacity expansion needs over the next sixteen years (I 999 through 2015) are based on the Kalamazoo Area Transportation Study (KATS) 2015 Long-Range Transportation Plan (1995) which is the 1999 MAJOR THOROUGHFARE PLAN- STATUS UPDATE 9-13 �J .... ·-.I -,Ill ~ ~ -ill ___.. ~ -'Ill --- ---I _. -Ill _.., __.., ---.1 Table 9-4 STREET CROSS SECTION STANDARDS Functional Class Pavement Cross Section Auxiliary Bikeway (a) Lanes Minimum Right-of-Way Number of Moving Lanes Through Lanes Varies 4 to 8 12' per lane 12' each Major Arterial 100' to 140' (a) 4 to 6 11' or 12' per lane Minor Arterial 100' to 120' (b) 4 70' to 90' 2 Freeway Collector Notes: Border Section Outer Separation Sidewalk Curb & Gutter Each Side Median Divider N.A. Paved shoulder Varies N.A. N.A. 12' or 14' (b) 6' (c) 2' Min. 16' (d) 5' 5' 11' or 12' per lane 12' or 14' (b) 6' (c) 2' 12' or 14' (d) 5' 5' 11' or 12' per lane 11' or 12' 4' (c) 2' None (d) 5' 5' (a) Additional right-of-way width within 500 feet of the intersection may be required for separate tum lanes. (b) 14-foot left-tum lanes may be required when a median does not provide separation for opposing traffic. (c) The bike lane width may be reduced by one foot, assuming a continuous curb and gutter section that is suitable for bicycles, or may be eliminated if a parallel bikeway facility exists. (d) A raised median or median barrier curb is highly desirable for major arterials. A continuous left-tum lane is most likely for minor arterials although a median may be appropriate in some cases. A continuous left-tum is required for all collectors. Source: The Corradino Group. 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE 9-14 ---1111 �Figure 9-2 URBAN SECTIONS r1. 2' Curb & Gutter Cr: Bikeway(c)22· or 24'/33' or 36' 32' or 34'/43' or 44' Travelway • I I 2' Curb & Gutter7 6' Bikeway(c), •1 2' Curb & Gutter i,.-.--=22~·=or'-'2'-'4.,_, '/3=3_, ' o,..,_r-=-36:...'- - ~ •1-,.__]--'---+i•1 Median Varies _ _ _ _ _ 32_'_o=-r34_ '/4_3_'o_r_44_'_ _ _ _M....,.e_di➔ a ,.....,..------.i min. 16' Travelway 100' - 140' R.O.W.(a) MAJOR ARTERIAL(> 35mph) (4-lane or 6-lane divided)(b,d) NOTE: (a) (b) (c) (d) Wider right-of-way width within 500' of intersection for separate lanes. 14' left-tum lanes may be required when a median does not provide separation from opposing traffic. 6' bike lane may be reduced to 5' assuming 1' of continuous curb & gutter section is sui1able for bike lane. A raised median or median barrier is highly desirable. ~mii:=~=~============i'· • n 1' 5' Sid walk & Gutter 11 2·~ Curb 6' Bikeway(c) I • l ,I, 2' Curb & Gutter "il ~ 1==:llI , , 6' Bikeway(ch I 1' 55 or60 .~ 71' or 76' Media Travelway min. ' 5• dewalk 100' • 120' R.O.W.(a) MINOR ARTERIAL (> 35mph) (5-lane undivided)(b,d) NOTE: (a) (b) (c) (d) Wider right-of-way width within 500' of intersection for separate lanes. 14' left-tum lanes may be required when a median does not provide separation from opposing traffic. 6' bike lane may be reduced to 5' assuming 1' of continuous curb & gutter section is suitable for bike lane. A continuous left-tum lane is most likely although a median may be appropriate in some cases. T 1' 5' Sid walk 1 Travelway min. · 5' S dewalk 70' - 90' R.O.W.(a) COLLECTOR (< 35mph) (3-lane undivided)(b) NOTE: (a) Wider right-of-way width within 500' of intersection for separate lanes. (b) A continuous left-tum lane is required for all collectors. (c) 4' bike lane may be reduced to 3' assuming 1' of continuous curb & gutter section is suitable for bike lane. Source: The Corradino Group �• - COMPREHENSIVE PLA - FIGURE 9-3 FUNDED EXPANSION PROJECTS l 11 = 3500' MAJOR IMPROVEMENT PROJECTS EAST-WEST CORRIDOR STUDY AREA FOR ROMENCE ROAD PARKWAY EXTENSION ci 0 "' X 0 ZYLHAN U - I -----' I __ j' ___ _ ' I - JANUARY 22 1999 �r r r metropolitan basis for capacity expansion street improvement projects (unless the improvement is on a locally maintained street and entirely funded by the local jurisdiction). KATS examined future roadway capacity expansion needs, and developed a year 2015 future highway network based on fiscal constraints (i.e., traditionally available funding sources for capacity expansion) and the functional capacity of the future highway network. Thus, the year 2015 traffic volumes are based on the presumption that funded highway capacity expansion projects will be built on or before the year 2015. (KATS funded capacity expansion projects appear in Figure 9-3 and are described in the next section.) Based on year 2015 traffic volumes (Table 9-2), the following facilities will be "over capacity" (i.e., a volume-tocapacity ratio over 1.2): • • • • Westnedge A venue from Andy Avenue to Milham A venue. Oakland Drive from Milham Avenue to Centre Avenue. Centre Avenue from Waylee Street to Portage Road. Lovers Lane from I-94 to Milham Avenue. Based on year 2015 traffic volumes, the following facilities will be operating "at capacity" (i.e., volume-to-capacity ratio 1.0 to 1.2): r r r r r r r r r . • • • • • • Oakland Drive from I-94 to Milham Avenue. Portage Road from Kilgore Road to Milham Avenue. Bishop Avenue from Portage Road to Sprinkle Road. Kilgore Road from Oakland Drive to Westnedge Avenue. Kilgore Road from Lovers Lane to Portage Road. Shaver Road from Centre Avenue to Melody Avenue. Based on year 2015 traffic volumes, the following facilities will be "approaching capacity" (i.e., volume-to-capacity ratio 0.90 to 0.99): • • • • • • • • • c. Westnedge Avenue from Kilgore Road to Andy Avenue. Westnedge Avenue from Milham Avenue to Mall Drive. Milham Avenue from 12th Street to Constitution Boulevard. Oakland Drive from Kilgore Road to I-94. Sprinkle Road from Meredith Street to Milham Avenue. Centre Avenue from 12th Street to Oakland Drive. Centre Avenue from Portage Road to Sprinkle Road. Shaver Road from Melody Avenue to south city limits. Mall Drive from Constitution Boulevard to JC Penny Drive. Major Roadway Improvements Highway capital improvement projects fall into two major categories: Capacity Expansion Projects and Capacity Preservation Projects. Capacity Expansion projects include major roadway widenings that add through-lanes, new roadways, and new freeway interchanges. Capacity Preservation Projects include: • Preservation actions such as pavement resurfacing, bridge rehabilitation, and safety projects (signalization, minor realignments to correct vertical/horizontal curves, intersection improvements, guardrail improvements, etc.). • Improvement actions such as pavement and bridge replacement or reconstruction, and freeway ramp improvements . 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE 9-17 �f, f f f r f f f f f r r r r .,. • Enhancement actions such as bikeways, walkways, landscaping, and historic preservation. In developing a financially constrained Transportation Improvement Program, a key principle is that forecasted funding for Preservation Projects will be set aside and that only the remaining balance of the capital funds will be available for Expansion Projects. Preservation Projects are usually defined and implemented within the short-range time frame of less than five years as part of a transportation component of any capital improvement program. Thus, moneys are usually set aside for Preservation Projects and the projects subsequently defined by the various management systems. As the Pavement Management System, Bridge Management System, Safety Management System, and Congestion Management System are implemented, Preservation Projects are defined in accordance with those systems. The KATS LongRange Transportation Plan (1995) identifies Preservation Projects in the City of Portage relative to pavement and bridge reconstruction and safety projects. These are subsequently implemented through the Capital Improvement Program. In contrast, Expansion Projects require five or more years to implement and the need for such projects can be readily defined through the use of the regional travel models that address capacity of the roadway system to accommodate future travel. As part of the KATS, major roadway improvements have been identified on the basis of traffic volumes in the year 2015 and available funding (2015 Long-Range Transportation Plan, 1995). According to KATS, the planned "capacity expansion" projects to the year 2015 include (see Figure 9-3): 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. Oakland Drive from Milham to Centre widening to 4 lanes Milham Avenue from Lovers lane to Portage widening to 4 lanes Centre A venue from Portage to Westnedge widening to 5 lanes Lovers Lane from Milham to 1-94 widening to 4 lanes Lovers Lane from 1-94 to Kilgore widening to 4 lanes including 1-94 bridge Kilgore Road from Oakland to Westnedge widening to 3 lanes (City of Kalamazoo) Kilgore Road from Lovers Lane to Kilgore by-pass (west of Portage Road) widening to 4 lanes Shaver Road from Centre to Vanderbilt widening to 4 lane boulevard section Milham Avenue from Oakland to 12th Street widening to 4 lanes over US 131 Mall Drive from Constitution to Westnedge widening to 4 and 5 lanes Romence Road Parkway extension from Lovers Lane to Portage as 4 lanes Sprinkle Road from Centre to Nash Avenue widening to 4 and 5 lanes (KCRC) Milham Avenue from Oakland Drive to Constitution Boulevard widening to 5 lanes Milham Avenue from South Westnedge to Lovers Lane widening to 5 lanes Portage Road from East Centre to Lakeview widening to 5 lanes According to KATS, the planned "capacity preservation" projects to the year 2015 include: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Milham Avenue at Newport Road add left-tum lane on Milham Avenue and signalize Various safety/operational projects Shaver Road from Vanderbilt Avenue to south city limits reconstruct as a 2-lane roadway Shaver Road at Oakland Drive realignment of Oakland Drive intersection Osterhout Avenue from Shaver Road to Portage Road as a 2-lane reconstruction Schuring Road from Timbercreek Drive to Oakland Drive as a 2-lane reconstruction Bacon Avenue from Westnedge Avenue to Portage Road as a 2-lane reconstruction Romence Road from Angling Road to Oakland Drive as a 2-lane reconstruction Romence Road from Oakland Drive to Westnedge Avenue as a 3-lane/4-lane reconstruction Angling Road from Romence Road to Milham Avenue as a 2-lane reconstruction Bishop Avenue from Sprinkle Road to east city limits as a 2-lane reconstruction 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE 9-18 �r f r r 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23 . 24. Centre Avenue from Shaver Road to Oakland Drive as a 5-lane reconstruction Centre Avenue from Westnedge Avenue to Shaver Road as 5-lane reconstruction Constitution Boulevard from Milham Avenue to Romence Road as a 4-lane reconstruction East Shore Drive from Nash Avenue to Mandigo Avenue as a 2-lane reconstruction Garden Lane from Westnedge Avenue to Lovers Lane as a 2-lane reconstruction Garden Lane at Portage Creek replace culvert with precast arch bridge Kilgore Road from Westnedge Avenue to Lovers Lane as a 4-lane reconstruction Nash Avenue from East Shore Drive to Sprinkle Road as a 2-lane reconstruction Oakland Drive from Portage Creek to Shaver Road as a 2-lane reconstruction Oakland Drive from Centre Avenue to Portage Creek as a 2-lane reconstruction Oakland Drive from Shaver Road to Osterhout Avenue as a 2-lane reconstruction Angling Road from Centre Avenue to Romence Road as a 2-lane reconstruction Moorsbridge Road from Romence Road to Centre Avenue as a 2-lane boulevard reconstruction 25. Romence Road Parkway from Westnedge Avenue to Lovers Lane as a 4-lane boulevard reconstruction 26. Westnedge Avenue from Melody Avenue to Centre Avenue as a 2-lane reconstruction 27. Vanderbilt Avenue from Shaver Road to Angling Road as a 2-lane reconstruction According to KATS, the unfunded "capacity expansion" projects were: f f f f f r r r ,,. ,,. 1. 2. 1-94 from 9th Street to 35th Street widening from 4 lanes to 6 lanes. Westnedge Avenue from Kilgore to Shaver widening to 7 lanes throughout. Other unfunded "capacity preservation" projects were: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. Oakland Drive from 1-94 to Kilgore as a 4-lane reconstruction. Oakland Drive from 1-94 to Milham Avenue as a 4-lane/5-lane reconstruction Kilgore Road realignment at Westnedge Avenue Mandigo Avenue from Portage Road to East Shore Drive as a 2-lane reconstruction Vincent Avenue from Angling Road to Oakland Drive as a 2-lane reconstruction Lovers Lane/Forest Drive from Centre Avenue to Portage Road as a 2-lane reconstruction Gladys/Newport Road from Westnedge Avenue to Milham Avenue as a 2-lane/3-lane reconstruction Angling Road from Vanderbilt Avenue to Centre Avenue as a 2-lane reconstruction Angling Road from Vincent Avenue to north city limits as a 2-lane reconstruction Shaver Road from Westnedge Avenue to Centre Avenue as a 5-lane reconstruction Westnedge Avenue from Crockett Avenue to South Shore Drive as a 2-lane reconstruction Bishop Avenue from Portage Road to Sprinkle Road as a 3-lane/4-lane reconstruction Westnedge Avenue from Shaver Road to Centre Avenue as a 4-lane reconstruction Lovers Lane from Milham Avenue to Centre Avenue as a 4-Jane reconstruction. Based on the programmed "capacity expansion" projects (i.e., future thoroughfare improvements per Table 9-3) and year 2015 traffic volumes, Westnedge Avenue from Andy Avenue to Milham Avenue will remain the only facility "over capacity" (i.e., a volume-to-capacity ratio over 1.2). Based on the future thoroughfare improvements, the following facilities will continue to operate "at capacity" (i.e., volume-to-capacity ratio 1.0 to 1.2): • • • Oakland Drive from I-94 to Milham Avenue. Portage Road from Kilgore Road to Milham Avenue. Bishop Avenue from Portage Road to Sprinkle Road. l 999 MAIOR THOROUGHFARE PLAN - STATUS UPDATE 9-19 �r Based on the programmed "capacity expansion" projects, the following facilities will continue to "approach capacity" (i.e., volume-to-capacity ratio 0.90 to 0.99): • • • • • • • f r f r r r f r r r r r r I ,. ,.. ,. Westnedge Avenue from Kilgore Road to Andy Avenue. Westnedge Av{:nue from Milham Avenue to Mall Drive. Oakland Drive from Kilgore Road to 1-94. Sprinkle Road from Meredith Street to Milham Avenue. Centre Avenue from 12th Street to Oakland Drive. Centre Avenue from Portage Road to Sprinkle Road. Kilgore Road from Oakland Drive to Westnedge Avenue. In view of the lack of funded "capacity expansion" projects for Westnedge Avenue (particularly from Andy Avenue through the 1-94 interchange to Milham Avenue), the completion of funded improvements to Oakland Drive and to the Romence Road Parkway extension are essential to relieve the Westnedge A venue corridor. Moreover, when funding is found for the reconstruction of the 1-94/Westnedge Avenue interchange, appropriate improvements should be funded along Westnedge Avenue from Andy Avenue to Milham Avenue. In the case of capacity problems along Oakland Drive from Kilgore Road through the 1-94 interchange to Milham Avenue (where no funded capacity expansion projects are proposed), access control to abutting properties is crucial to minimize left-turns that reduce the carrying capacity of this roadway. 4. Major Street Corridors A review of land use characteristics along major streets and roadway characteristics within the community was made to formulate methods to properly plan for the development and redevelopment of land along major streets in a way which will beneficially affect land use activities within and adjacent to the corridor and to ensure that the major street can effectively provide for traffic mobility. This leads to a rationale for access management to preserve the functional capacity of major thoroughfares that further elaborates the access control concepts of Table 9-1. a. Corridor Definition A corridor is defined as the street, sidewalks and land extending from building face to building face : • • • The public street, or the area which is within the curb lines; The public lawn extension, or the area and elements between the back of the road curb and the limits of the public right-of-way (ROW); The private frontage, or the area and elements contained within the front yard which extends from the ROW line to the building facade. There is also a "zone of influence" that affects the corridor. The "zone of influence" extends beyond these physical boundaries and encompasses properties on adjacent streets which may front, side or have common rear yards to the "corridor." The major thoroughfare corridors within the City of Portage can be viewed as bisecting or crossing the community. The major streets cross through various land uses, and a range of conditions. The major thoroughfare corridors are at the same time static and dynamic. A street can be examined for problems that arise at any one location, such as a curb cut, or the street can be examined for the difficulties of moving along street segments from Point A to Point B. The street may also be the boundary where different land uses meet. The corridors constitute the "face" or the way that land uses are presented to motorists. The traveler moving along the street often encounters diverse land uses and a range of physical characteristics. The range extends from the tree-lined residential street with sidewalks and lawn extension and little cross traffic to commercial areas with signs, parking, traffic controls, and many cars and turning movements. Research and industrial land uses usually fall between those two extremes of land use intensity. Schools and parks can be about 1999 MAIOR TuOROUGHFARE PLAN - STATUS UPDATE 9-20 �i as intense as residential uses. In some instances, concerns associated with land use intensity are due to peak hour traffic rather than to general congestion. b. 1r Corridor Designation The major thoroughfare corridors can be described by the use of three categories. Some corridors can be placed within one category. Other corridors exhibit varying characteristics and may change from one category along one segment to another category along another segment. The category used to identify the major thoroughfare corridor or segment thereof is particularly important in identifying and programming planned actions to address the problems within the corridor. For the purpose of this section on planning concepts, there are three major thoroughfare corridors. The categories are: RESIDENTIAL CONSERVATION CORRIDORS, PRESERVATION CORRIDORS, and CORRECTION CORRIDORS. (Figure 9-4.) As defined, "Residential Conservation Corridors" are streets that are often residential in character and have neither felt the pressure for nor the impact of land use changes. In effect, they are corridors with land use consistency and relatively low levels of activity/intensity. The streets in this category are of a quality that should be conserved, for what exists should be maintained and enhanced. Opportunities to do so should be aggressively pursued. Improvements to these corridors should complement the adjoining residential area and include landscaping and appurtenances (street signs, lighting, etc.) that reflect the residential neighborhood. Land use or other changes which would alter the current balance of activity and/or physical characteristics by increasing the intensity of use should be strongly discouraged. f f f f r r r r r .,. Some of these Residential Conservation Corridors have, however, experienced increases in traffic to a point where some roadway improvements are necessary to improve traffic flow and safety within the corridor. In order to ensure the residential character is preserved, roadways improvements should be limited to the following geometrics: • • • Maximum number of lanes: 3 Maximum pavement width: 44 feet a) Two, 11 foot wide through lanes b) Twelve foot wide left-hand turn lane c) Five foot wide bikeway on both sides of the roadway Five foot wide sidewalk on both sides of the roadway "Preservation Corridors" are streets which pass through areas that are not yet developed, or where there exists potential for significant redevelopment. Additionally, Romence Road Parkway, Constitution Boulevard and West Centre Avenue between South 12th Street and Oakland Drive are designated as limited access boulevards. These parcels should be reviewed with an eye toward preventing the land use and thoroughfare conflicts and problems by carefully applying ordinances that are either now in place, or those which might be adopted by the City Council. Streets in this category have the opportunity to contribute positively to a well coordinated transportation system in a setting consistent with the Portage community. Access control to preserve the carrying capacity of the street should be developed. Proposals for new development or conversion from one land use to another should therefore be carefully evaluated. Finally, "Correction Corridors" can be identified where a street is bounded primarily by commercial and/or industrial uses. This is especially so where development has occurred over a period of many years, using subdivision and zoning ordinances and site planning and design standards from the past. Streets included in this category reflect the conditions of complexity with confusion, traffic congestion, intensive activity and/or an incomplete transportation network. These corridors are in need of multiple actions to correct conditions existing today, conditions which are the cumulative results of change occurring over time. Corrective actions can include access control, landscaping, elimination of existing curb openings, development of marginal access streets, signage control, pedestrian improvements and so forth. Corrective actions require considerable time, education and effort and can be costly to implement. I 999 MAJOR THOROUGHFARE PLAN - ST ATUS UPDATE 9-21 �• • - COMPREHENSIVE PLAN - FIGURE 9-4 - MAJOR TRAVEL CORRIDORS l 11 ' I !~~:nil- --------- -t- -- -' I -••-••-• a: a Vl = 3500 / RESIDENTIAL CONSERVATION CORRIDOR CORRECTION CORRIDOR X 0 ZYLHAN U PRESERVATION CORRIDOR - - LIMITED ACCESS BOULEVARDS - - -I - - - \ __ J ___ _ ' I 0 ROMENCE ROAD PARKWAY ° CONSTITUTION BOULEVARD 0 WEST CENTRE AVENUE BETWEEN SOUTH 12TH STREET AND OAKLAND DRIVE JANUARY 22,1999 �r C. r r BIKEWAY AND WALKWAY PLANS Toe Walkway and Bikeway Plans are designed to provide for a safe and efficient pedestrian/non-motorized circulation system throtighout the City of Portage. It is intended that the system be developed through the implementation of these plans to provide a City-wide link between residential concentrations and public and private activity areas. Toe plans represent a program from which activities can be scheduled and specific projects initiated. A complete update of the Walkway and Bikeway Plans is scheduled for FY1999-2000. Toe Bikeway and Walkway Plans serve as a guide to the programming and implementation of projects which address non-motorized transportation services within the City of Portage. Toward this end, the Bikeway and Walkway Plans are used during development of the city Capital Improvement Program (CIP). Walkway Plan Toe primary walkway system has been designed along selected major and collector thoroughfares. Because areas supporting larger traffic volumes and roadway speeds are likely to generate a greater amount of pedestrian use, walkways have been designed to provide safe movement of pedestrians along major thoroughfares. It is intended that a secondary walkway system be developed and connected to the primary system as linkages are created. The secondary system will be required within residential, commercial or industrial developments and will be constructed as these developments occur. Toe Walkway Plan is intended to provide guidelines for the development of the primary and secondary system, functionally utilizing the existing walkways while providing for the development of new links during the construction of new roadways or reconstruction of existing roadways. Toe walkway system is also integrated with multi-use hard-surface trails used by pedestrians and bicyclists alike. Toe Walkway Plan establishes design criteria to provide continuity. Primary walkway facilities include: l T i ! 1 1 • Walkway - A 5-foot wide concrete surface along one or both sides of a public street for the purpose of providing for pedestrian circulation. Walkways are normally separated from the street by a distance of 10' or more. • Multi-use Trail - A 8-12-foot wide asphalt or concrete surface within a park or public space or along a public street for the purpose of providing for non-motorized circulation. Toe Walkway Plan, shown in Figure 9-5, will be implemented in several ways: • Subdivision Regulations - Toe proprietor of the subdivision is charged with constructing primary and secondary walkways within the proposed subdivision in accordance with regulatory requirements. Five-foot wide "primary" walkways must be constructed along major streets, generally along the exterior of the subdivision. Four-foot wide "secondary" walkways on the interior of the subdivisions are also required in certain instances. Toe walkways generally will be required along one side of the street within public street right-ofway. • Zoning Code - During the site plan review and approval process, the Planning Commission requires "primary" and "secondary" walkways as deemed necessary to facilitate pedestrian circulation. The walkways are required to ensure conformance with the Walkway Plan. • Capital Improvement Program - Appropriate segments of the primary walkway system along major streets will be programmed in the Ten-Year CIP. As major street improvement projects are programmed, walkways indicated in the Walkway Plan will be programmed as 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE 9-23 �I - COMPREHENSIVE PLAN - FIGURE 9-5 WALKWAY PLAN l - - = 3500 / f CEMETERIES FIRE STATIONS ■ MUNICIPAL BUILDINGS PARKS EXISTING WALKWAY - - - - - - - PROPOSED WALKWAY ' I ' t---...i+""...,_~ ~---~,,~~~FQrllllllQ;mJ - - 11 0 I r -- -- A -- -' - I - I -----' I __ j' ___ _ ' I ' ' -- -_:~r_ - -=- JANUARY 22,1999 �l r I part of street projects. According to State of Michigan guidelines, 1 percent of the Act 51 money received must be allocated toward non-motorized transportation. Act 51 funds will be designated on an annual basis toward projects to implement this Action Plan. I r r I r r r r r r r ,,. • Special Assessment Process - Walkways may be petitioned by local residents. When this occurs, the petition will be reviewed during the annual CIP process, as applicable. In addition to the development of primary and secondary walkways, in areas where there is an excessively high incidence of pedestrian and vehicular traffic interface, consideration will be given to additional measures to ensure pedestrian safety. Examples include improving signalization and the provision of crossings, with. the possible establishment of pedestrian overpasses or underpasses, as necessary. 2. Bikeway Plan The development of a system of bikeways throughout the community is intended to encourage safe, economical, non-motorized alternative modes of transportation. The bikeway system uses appropriate city streets, and includes two-way bike trails designed to interconnect users with schools, parks, businesses and other activity centers. The Bikeway Plan appears in Figure 9-6. Where walkways and bikeways coincide, multi-use paths may be developed. In order to uniformly identify the variety of non-motorized bikeway facilities and to facilitate scheduling of projects to implement the Bicycle Plan, the following concepts are defined according to the Michigan Manual of Uniform Traffic Control Devices: • Bicycle Route - A series of connecting bikeways forming a "loop" as designated by appropriate route markers and by the jurisdiction having authority. • Bikeway - Any paved facility which is specifically intended for bicycle travel, regardless of whether such facility is designated for the exclusive use of bicycles or is to be shared with other transportation modes. a. Bicycle Trail - A separate trail or path (8 to 12 feet wide with a bituminous surface) from which motor vehicles are prohibited and which is for the exclusive use of bicycles or the shared use of bicycles and pedestrians. Where such trail or path is adjacent to a highway, it is separated from motor vehicle traffic by an open space or barrier. b. Designated Bicycle Lane - A portion of a roadway designated for exclusive use by bicyclists. It is distinguished from the portion of the roadway for motor vehicle traffic by paint stripes, signing or other similar device. The bike lane is 6 to 8 feet wide with a bituminous surface. c. Paved Shoulder Bikeway - A paved shoulder (4 to 6 feet wide) adjacent to the travel lane intended primarily for use by bicyclists but also available for emergency use by motor vehicles. It is distinguished from the portion of roadway for motor vehicle traffic by paint striping and signage. Recommended minimum design criteria for bicycle lanes and bicycle paths appear in Table 9-5 . The Bikeway Plan, as shown in Figure 9-6, may be implemented in several ways: Capital Improvement Program - Appropriate bike facilities may be annually programmed in the Ten-Year CIP. To realize cost savings and efficiencies, the bicycle facilities should be programmed, where possible, with street and public utility projects. According to State of Michigan guidelines, 1 percent of the Act 51 money received by the 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE 9-25 �i i City must be allocated toward non-motorized transportation. Act 51 funds will be designated on an annual basis toward projects to implement this Action Plan. Table 9-5 MINIMUM BIKEWAY WIDTHS Minimum Bicycle Lane Widths (ft.) on Each Side of Roadway 1 i Traffic Speed Urban Section Less than or equal to 35 mph Exceed 35 mph Note: 4 Rural Section (b) (a) 4 6 (•) 6 (a) May be reduced by one foot if continuous gutter section is appropriate for bicycles. (b) Plus 2-foot graded shoulder on each side. MINIMuM BIKEWAY WIDTHS l Minimum Bike Path Width (ft.) Two-way bikeway Two-way bikeway/pedestrian way 10 (c) 12 (c) (c) Plus 2-foot graded shoulder on each side. Source: American Association of State Highway and Transportation Officials (AASHTO) Bikeway Guidelines and Selecting Roadway Design Treatments to Accommodate Bicycles, Federal Highway Administration. r r .... • Transportation Enhancement Activity Fund - The Michigan Department of Transportation (MDOT) will yearly accept reimbursement proposals for Transportation Enhancement Activity (TEA) funds through 2003. The city will coordinate proposals applicable to bikeway projects as part of the Capital Improvement Program. • Annual Budget Process - In the annual operating budget process, the programming of planned bikeway facilities will be accomplished in conjunction with scheduled shoulder and strip-paving projects. • Kalamazoo Area Transportation Improvement Plan - Development of bicycle facilities in conjunction with improvements to County roads should be monitored. The Kalamazoo County Road Commission should be encouraged to incorporate facilities into street/roadway projects, as appropriate. • Grants - Relevant grant applications will be pursued for projects where identified bikeways and sidewalks can be incorporated. The Portage Creek Bicentennial Park development program is a key example of where grants can help in the implementation of the walkway and bicycle projects. 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE 9-26 �• - • • COMPREHENSIVE PLAN • • • FIGURE 9-6 BIKEWAY PLAN l -.. f ■ • --• er 0 1/) ~ ~ ----F-F=~ 71 - X 0 u_.,..__....~ ' 7) ---J_ _ _ _ - - - -' - \ ' I ' I -~'=-t~~ ~ ~ , --,---- ; a ._,,,-=-=~ I ' LAKE Al.lSTr __ J' ___ _ I I ------- 11 =3500' CEMETERIES FIRE STATIONS MUNICIPAL BUILOINGSP & SCHOOLS PARKS EXISTING BIKEWAY PROPOSED BIKEWAY �r D. 1 r 1 T T T T T T BUS The City of Portage is provided with an inter-city and limited intra-city bus service by Rapid Transit Cab under a contract with Kalamazoo Metro Transit. As shown in Figure 9-7, three Metro Transit fixed-route/fixed-schedule bus routes are currently operated within the City: • Route 1: Westnedge--This radial local route runs along Westnedge Avenue from downtown Kalamazoo to the Crossroads Mall for 13 hours during the weekdays on 30-minute headways and for 10 hours during Saturdays on 30-minute headways. • Route 4: Oakland--This local radial route runs from downtown Kalamazoo to the Crossroads Mall and provides hourly service for 12 hours on weekdays and 8 hours on Saturdays. • Route 12: Bronson --This circulator route covers the area from Bronson Avenue to Sprinkle Road between Bishop Road and Kilgore Road; and provides hourly service on weekdays for 11 hours and on Saturdays for 7 hours. The location of these transit routes is a consideration in the provision of walkways along and to streets served by transit. In addition, Kalamazoo County provides a Care-a-Van service. This carrier provides curb-to-curb service for elderly and handicapped persons residing in Portage to destinations within the city or the Kalamazoo downtown area. E. RAIL Conrail operates two railroad tracks running north-south, one through the City, the other serving the industrial area between Portage Street and Sprinkle Road. These facilities provide freight service in the area. AMTRAK provides passenger service to the larger metropolitan region with eight trains in and out of Kalamazoo daily to and from Detroit, Chicago and Port Huron. F. AIR Kalamazoo/Battle Creek International Airport provides the area with air-carrier and charter passenger services as well as air cargo services. The Austin Lake Airport is a private aviation facility in the City of Portage. 1999 MAJOR THOROUGHFARE PLAN - STATUS UPDATE 9-28 �- - COMPREHENSIVE PLAN - - FIGURE 9: 7 TRANSIT ROUTES -----1 - 00000000000 ' I - r,- ' I ' I - - -1 --t-- ' I 131 ~ ------ l 11 = 3500 / ROUTE 1 : WESTNEDGE ROUTE 4: OAKLAND ROUTE 12: BRONSON --- -- !--- ~ I ' I ,tn11.. ... I I I , I , I ' MT(N Ll'<E __ J' ___ _ ------1-----,1 I I ' - :c ---- = L- ----- JANUARY 22, 1999 �I I r r r r r r r r , ,~ ~ ' A. CHAPTER 10: UTILITY INFRASTRUCTURE INTRODUCTION In addition to the roadway system, the utility systems are significant capital investments influencing preservation, revitalization, and expansion of development within a community. In addition to serving the utility needs of existing and new development, the utility systems also play a role in protecting the environment, improving water quality, protecting the public from environmental hazards, and preserving open space along its rights-of-way and easements. This chapter addresses the public water, sanitary sewer and drainage systems. B. PUBLIC WATER SYSTEM 1. Introduction The need for public water supply is governed by considerations of health and safety. Public water supplies are generally demanded when densities increase to the extent that it is no longer possible, due to the possibility of contamination, to provide both on-site water supply and on-site sewage disposal. The other primary factor necessitating a public water supply is the need for a reliable high pressure water system for fire fighting purposes. In Portage, water tables are sufficiently close to the surface and infiltration rates are sufficiently great so as to ensure r r r r r r r recharge with a minimum of drawdown. As such, ground water is the source of all water consumed, domestically and for other purposes, in the Portage area. The three elements of any water system are supply, distribution and storage. The following sections detail Portage system characteristics in these areas. 2. Service Area/Supply The City of Portage water service area essentially extends to the corporate limits of the City, with the exception of the areas north and south of I-94 along Portage and 12th Street areas, which is serviced by the City of Kalamazoo. The general hydrology of Portage is such that surface drainage of the area flows into two distinct large drainage basins -- the Kalamazoo River Basin and the St. Joseph (of Lake Michigan) River Basin (see Figure 10-1). The drainage divide traverses the City in roughly an east-west line. Areas situated north of this divide are tributary to Portage Creek, flowing to the Kalamazoo River. The southerly portion of the City flows to Gourdneck Creek which is a tributary of the St. Joseph River Basin. The average annual rain fall of nine inches generates in excess of 156 million gallons per square mile per year. This groundwater is tapped by the City through 22 wells in 11 well fields with a capacity of 27 million gallons per day (18,700 gallons per minute). Based on a ratio of maximum daily demand to average daily demand of three-to-one over the past five years, development generating an average daily demand of 9 million gallons can be supported by the present well field system. In the year 1990, the average daily demand for commercial and industrial uses connected to the municipal system was 1.04 million gallons per day, and had grown at a compound annual rate of about 4 .89 percent. Thus, the average commercial and industrial demand PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 10-1 �- - - COMPREHENSIVE PLAN - - Figure 10:1 Water Shed 1"=3500' t - Watershed Boundary - - - - Source: Comprehensive Plan : Natu ral Resources ; City of Portage; August, 1991 . [ 0-2 - �i ..... i I l = l --7 for the year 2015 is forecasted to be 3.43 million gallons per day. In the year 1990, only 52 percent of the 41,042 residents were connected to the public water supply, and consumed an average of 3.07 million gallons per day (based on 144 gallons per capita). Assuming an annual increase of 1.5 percent in the total resident population connected to the public water supply, 89.5 percent of the year 2015 population of 49,269 (The 1994 Water Utility Infrastructure Analysis Program used a year 2015 projection of 49,471 persons.) would be served by the public water supply; thus, the forecasted residential 'public water consumption in the year 2015 is 6.35 million gallons per day. The combination of the commercial/industrial and residential water demand projected is 9.78 million gallons per day in the year 2015 -- very close to the present average daily well supply capacity (which includes a factor of 3 for maximum days). 3. Distribution The water distribution system was inherited from the Township, originally consisting of a series of subdivision systems on isolated wells. As the City developed it became expedient to join the various independent systems together to serve new developments. This resulted in a minimum of transmission mains, and produced a network made up of many undersized mains that did not adequately distribute water during peak periods. Most efforts have gone toward expansion of the existing system. It has only been in recent years that the necessity for cross connecting and strengthening existing mains has become apparent. By the year 1994, 109.9 miles of water mains were in place in Portage, serving an estimated 70% of the City's population. Figure I 0-2 depicts the City water distribution system as of the fall of 1995. 4. i' Required storage volume for the City of Portage is the theoretical volume required over and above maximum daily demand . This volume is calculated as the difference between fire capacity and hourly demand, totaled for a 24-hour period which includes a maximum daily flow condition combined with fire flow. The present water storage volume is 2.25 million gallons in two elevated tanks of 0.75 and 1.5 million gallons. In the year 2015, the forecasted water storage need is 5.13 million gallons. 5. 1 l'I Water Storage Public Water System Improvements From the Water Utility Infrastructure Analysis Program (Snell Environmental Group, Inc.; November 7, 1994), the recommended public water system improvements include: • The construction of four new water wells in three well fields . (Three of the new wells are proposed by the year 2015, and a fourth well is proposed in the year 2016. The City may abandon the two Lexington wells.) • The installation of additional stand-by power generators at one or more well fields to deliver an average day demand in the event of a power failure . • The conversion of the chlorine disinfection system to sodium hypochlorite at eight sites to reduce the risk of chlorine gas leakage. • The construction of an iron and manganese removal plants at the Shuman well site and proposed Commercial well. The replacement of several existing water mains with larger mains to maintain water pressure during high demand periods. PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) f 10-3 �COMPREHENSIVE PLAN Figure 10:2 Water Distribution System 1"=3500' Water Distribution Mains - - Source: City of Portage; September, 1995. 10-4 �-, -, I • The construction of new water mains to reinforce the pressure of the existing system while serving new development. • The construction of three new water storage tanks as system demand increases. • The construction of water mains in selected areas to eliminate dead end lines. • The increase of discharge pressure of selected well pumps to ensure adequate pressure during high demand periods. • The installation of pressure switches on existing well field pumps. Table I 0-1 summarizes $22 million in major water system improvements to the year 2020. C. -, l SANITARY SEWER SYSTEM The first stage of a Master Plan for sanitary sewers began in 1969 and 1970 with the construction of three interceptors of 25 miles: • The Davis Creek interceptor serving the eastern portion of the City plus portions of Pavilion Township. • The Portage Creek interceptor serving the central portion of the City. • The West Fork Branch interceptor serving southern Kalamazoo and a small portion of Portage north of the I-94 expressway. 7 7 When ground was broken for the 87-mile Federal Water Quality Act Section 201 Wastewater Facilities sanitary sewer construction program in 1978, the Portage sewer system served 1,415 homes and businesses. Upon completion of the 201 program, the Portage sewer system served an additional 10,023 homes and businesses. Since the 201 Program, generally sewer expansion projects have occurred on a petition basis (some areas based on groundwater protection). The existing sanitary sewer system as of the fall of 1995 appears in Figure 10-3. The number of future expansion projects to be undertaken each year will depend upon the project magnitude and funding availability. In general, remaining unserved developed residential areas are expected to obtain sewer facilities through the petition process. , , By guiding development to serviced areas of the community, the need for premature sanitary sewer extension can be avoided and priority can be given to the provision of sewer facilities to the City's industrial corridors. Vacant industrially zoned land along the Shaver Road and Sprinkle Road corridors would greatly enhance the industrial development potential of these areas. Increasing the marketability of this land as such would act to promote additional industrial development and expansion, increasing employment opportunities and the future tax base for the City at large. At the present time, all sewage is treated at a regional facility in the City of Kalamazoo. The capacity of the City of Kalamazoo regional wastewater treatment plant is sufficient to accommodate growth, and no plans exist for Portage to develop its own facility . l l l = 1 PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER Pl.AN REPORT (FINAL) 10-5 �Table 10-1 CITY OF PORTAGE WATER SYSTEM IMPROVEMENTS: 1995-2020 • i I. 2. 3. 4. --, .., l 7 l , , l 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. Project Number/fitle New 12" water main on Vincent and Oakland New 16" water main on Old Centre New 16" water main on Ramona from Lovers Lane to Portage Road and Portage Road from Ramona to Winters Drive Enlarge existing/install new 16" water mains on Bishop Avenue and Portage Road from Bishop to Ramona Enlarge existing/install new 16" water mains on East Milham from Sprinkle Road to east city limits Enlarge existing/install new 16" water mains on East Centre from Sprinkle Road to east city limits Enlarge water main to 20" on Daventry, Cypress and Ridgefield Construct Shuman well field treatment plant New 12" water main on Zylman New 12" water main on Cox Drive New 20" water main on Sprinkle Road from Wells Avenue to Nash Avenue Enlarge water main on Sprinkle Road to 16" from Wells to Centre and 12" from Centre to Tiffany Enlarge water main on Oakland to 20" from Shaver to Vanderbilt Construct 1.5 MG storage facility (2002) Construct 1.5 MG storage facility (2005) New 16" water main on Portage Road from Centre to Bishop New 16" water main on Nash A venue from Sprinkle to East Shore Drive New water main on Portage Road., Mandigo, E. Shore Drive and Andrew New 20" water main on Angling from Centre to Vanderbilt New 12" water main west ofUS-131 from Milham to Romence Enlarge water main to 20" on Angling from Centre to Coachlight Construct proposed Commercial well field Construct additional well at Commercial well field Construct Commercial well field treatment plant New water main on Oakland New water main on Shaver Road Construct proposed Ramona well field Increase discharge pressure of wells pumps Installation of additional generator(s) New 16" water main on Vanderbilt from Angling to Oakland Construct 0.75 MG storage facility Construct proposed well in the City's southwest quadrant Total Project Expenditures (x $1000) Total 440 325 565 770 210 210 220 2,765 400 250 590 585 365 2,085 2,085 410 125 1,170 435 485 905 155 155 2,765 560 110 155 135 50 905 1,115 505 22,005 Source: "Water Infrastructure Analysis Program"; Portage, Michigan; 1994. l 1 - - - - - : - - - - - - - - - - - - - - - - - - - - - - - -10-6PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 1 �COMPREHENSIVE PLAN - Figure 10:3 - ev - - Sanitary Sewer System 1"=3500' Sanitary Sewer Mains ! - MANDIGO Source: City of Portage; September, 1995. 10-7 �ii D. DRAINAGE SYSTEM Recognizing the importance between stormwater runoff and pollution of water resources, the City of Portage has acted to protect residents from the adverse effects of nonpoint source pollution through an extensive stormwater management program embodied in the City Stormwater Master Plan. The Stormwater Master Plan is designed to maximize the protection c,f groundwater and surface water resources in the City of Portage. The following strategies have been implemented: • The establishment of risk zones based on EPA land use guidelines and wellhead protection criteria. • The identification of a plan for the best management of stormwater runoff. Key guidelines include: Continuing to maximize infiltration of stormwater to promote groundwater recharge. For those areas located within the five-year time of travel limits for a municipal well field (as defined in the City's Wellhead Protection Area Delineation), or for a land use that has been designated a high risk in regard to groundwater contamination, discharge stormwater to a surface water body where possible, utilizing detention and pretreatment consistent with state-of-the-art practices. • 1. Sixty-two projects for the expansion as well as enhancement of the existing storm sewer system on the basis of risk assessment defining the appropriate stormwater disposal method for the maximum protection of groundwater and surface waters. Projects with the highest benefit and most crucial in the way of pollutant prevention were selected, prioritized, and included in a ten-year stormwater capital improvement plan with cost estimates (described below). Well Head Protection As shown in Figure 10-4, the City is divided into three risk-zones, A, B and C, based on the probability of groundwater contamination impacting a municipal well field. The Wellhead Protection Area Delineation study, completed in 1992, is used to define the limits of each zone. Zone A: Areas located within the five-year time of travel limits for individual municipal well fields. Zone B: Areas located within the general zone of contribution of municipal well fields. Zone C: Areas located outside of the zone of contribution of municipal well fields. Zoning districts and land uses throughout the City are rated as high or low risk for groundwater contamination. A high risk designation is applied to zoning districts and land uses typically allowing activities that include the use and need for disposal of hazardous substances in quantities exceeding 100 kilograms per month. The EPA list of operations that pose potential threats to groundwater was used as the basis for this categorization. Table 10-2 indicates which zoning districts and land uses are determined to be high risk. T T PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 10-8 �.,. .,. . . . . SE LEGEND ... ... .,. 0 INFILTRATION BASIN <tj> NATURAL RECHARGE BASIN "¼( PORTAGE WELL FIELD * KALAMAZOO WELL FIELD ......____.. SURFACE WATER DIVIDE - - - CORPORATE LIMIT 'l X $ S[C170N NUMBER 0 c::;;; I-- ZONE A Cl:'.: 0 z ZONE 8 · I ZONE C RISK ZONE DESICNA TION MAP SCALE: 7" = 5000' PROJECT NO. fishbeck, thompson, carr & huber engineers • scientists• architects Ado • Lansing "' SECTION LIN[ 92247 STORMWA TER DESIGN CRITERIA MANUAL Figure 10-4 City of Portage, Michigan 10-9 �.... Table 10-2 RISK DESIGNATIONS • ... Zone A Zones Band C Hh?h Risk Low Risk All zoning districts Commercial (local, community, general and planned) B-1 , B-2, B-3, CPD, commercial portion of PUD None Residential (low, medium, and high density) R-IA, R-lB, R-IC, R-ID, R-lT, RM-I, RM-2, residential portion of PUD Industrial (general) 1-1, I-2, any industrial in PUD, and high-technology and research uses in the OS-2 Expressway service districts ES Community facilities (including public services, fire and police departments, public transportation facilities, vocational shops, research parks [RC], landfills) Transportation corridors (including state trunkline, major arterial, and minor arterial roadways Commercial (office) OS- I, office portion of PUD, OS-2 excluding high-technology and research uses Community facilities (including city hall , library, service center, schools) Recreation/open space (including parks and cemeteries) Transportation corridors (including collector and City local roadways) Rail Yards 2. Best Management Practices for Stormwater Runoff Four general stormwater strategies were derived from the findings of the stormwater management review: . • • • • Treatment and infiltration. Infiltration only . Storage, treatment, and surface water discharge. Storage and surface water discharge. Treatment refers to the planned use of natural and man-made mechanisms to purify stormwater through settling out solids, separation and capture of oil and grease, adsorption of particulates, and uptake of dissolved solids. .... Each strategy is applied consistent with the principal of maximizing infiltration except where high risk land use or proximity to a municipal well field or lake is cause for a surface water discharge. Treatment is required prior to infiltration or surface water discharge for high-risk areas. In Zones A and B, a surface water outlet is recommended when available . Treatment is not required for low-risk areas. Infiltration is the preferred choice. 3. i i Drainage Improvements A series of 62 stormwater basin projects are recommended from the Stormwater Master Plan (Fishbeck, Thompson, Carr & Huber Engineers; December 1994). The primary projects appear in Table 10-3. PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 10-10 �Table 10-3 STORMWATER MANAGEMENT CAPITAL PROJECTS (FISCAL YEAR 1996 THROUGH 2005) --. - "ii Master Planning Project Number IO 34 50 9 37 22 52 49 23 61 62 26 17 60 47 39 13 15 16 19 20 41 5 42 51 58 59 6 18 24 25 30 8 4 40 45 t Brief DescriI?tion * * * * * * * * * * * Vincent A venue Bishop A venue Schuring Road detention basin & Schuring Drain Idaho A venue Infiltration Basin No. 34 & Arborcrest Infiltration Basin No. 7 Lake disconnects at Portage Rd . and Austin Dr. Lake Disconnects at John St. Infiltration Basin No. 11 Lake disconnects at Sudan St. Lake disconnects at Woody Knool Dr. Infiltration Basin No. 20 Infiltration Basin No. 8 Lake disconnects at Westnedge Lake disconnects at Barberry Ave. Shaver Rd. and Centre Ave. Infiltration Basin No. 4 Downing St., Milham Ave., and US-131 Milham Ave. Milham Ave. Infiltration Basin No. 5 Romence Rd. Lovers Ln., 1-94, and Winters Dr. Romence Rd. and Oakland Dr. Cox Dr. and Centre Ave. Shaver Rd. and Rolling Hills Ave. Rolling Hills Ave. Milham Ave. Infiltration Basin No. IO Tattersall Rd., Rothbury & Amberly Sts., Radcliff Ave. Cypress & Evergreen Sts., Tattersall & Ridgefield Rds. Ramona Ave. detention basin Outer Dr. Creek disconnects at Woodmount and Circlewood Drs. Creek disconnects at Quail St. Creek disconnects at W oodview and Brookwood Drs. Private Projects Total "ii I I ... , Cost Estimate (in 1994 dollars) $1,275,000 809,000 464,000 1,618,000 93,000 37,000 37,000 12,000 37,000 12,500 12,500 673,000 37,000 48,000 199,000 867,000 342,000 463,000 1,055,000 208,000 772,000 752,000 629,000 1,326,000 58,000 509,000 60,000 1,187,000 23,000 1,160,000 552,000 85,000 55,000 49,000 13,000 117,000 630,000 $16,276,000 Notes: Asterisk identifies projects requiring land acquisition. Source: "Stormwater Master Plan"; City of Portage, 1994 . PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 10-11 �E. CONCLUSION Through the Capital Improvement Program, the City of Portage continues to program sanitary sewer, water facility and drainage improvements to support the overall development of the community and specific economic development initiatives. ,. I I PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 10-12 i ------- - - �~ I A. iii ,~ ' CHAPTER 11: COMMUNITY FACILITIES INTRODUCTION One of the most important determinants of a healthy community, as well as one of the principal factors establishing livability, is the quality of community facilities . The quality of school systems, recreational amenities, and other community services can often tip the balance of individual and corporate decision-making in selecting a community for business or residence. Figure 11-1 shows the community facilities such as the library, fire stations, police station, schools and parks. B. GENERAL GOVERNMENT FACILITIES I. Municipal Buildings The Portage City Hall is located in the triangle of land between Westnedge, Shaver and Centre Avenues. The building was built in 1988, replacing a structure at 7800 Shaver Road which was converted to the Police Annex . The building presently houses the offices of City Manager, Clerk, Community Development, Purchasing, Employee Development, Finance, Assessor, and Parks and Recreation . City Council and a variety of Board and Commission meetings are also held in this facility . At this time, the building is adequate to meet the needs of the City. Library 2. 'Ii . The Portage Public Library began in 1962 as a township library through the efforts of a group of interested citizens, "Friends of the Library, Inc." In 1963 the library was moved to a storefront building in Portage Plaza. On July 1, 1976, the new library building at 300 Library Lane opened its doors to the public. The library building recently received a major remodeling and expansion project to utilize both floors for service. An additional 12,892 total square feet has been added to the existing 17,000 square feet to meet increased demands for seating, library books and other materials. The library has increased its shelving to hold 189,000 items, double seating from 106 to 214 persons, expand adult and youth service areas, and retrofitted the building for computerization. The expanded building is able to handle 600,000 circulations per year and serve a population of 50,000. Thus, the size of the library is adequate to the year 2015. C. PUBLIC PROTECTION FACILITIES 1. Fire The City of Portage presently has three fire stations: 'ii"I 1 i • Station #1 (Central) at 7830 Shaver Road located in the City Centre Area at Shaver Road and South Westnedge Avenue. The building is 16,700 square feet in area on a l.7-acre parcel and was built in 1984. • Station #2 at 6101 Oakland Drive located in the northwest quadrant of the City on Oakland Drive south of West Milham Avenue. The building is 6,900 square feet in area on a three-acre parcel and was built in 1976. PORTAGE COMPREHENSIVE Pl.AN UPD ATE: M ASTER Pl.AN ( FINAL) 11 - 1 �- COMPREHENSIVE PLAN Figure 11: 1 Community Facilities 1"=3500' f • CEMETERIES MUNICIPAL BUILDINGS & SCHOOLS PARKS & NATURE PRESERVES PROPOSED FIRE STATION NO. 4 (GENERAL LOCATION) - STATE GAME AREA - VN<DERIII.T 31 i STATE GAl,IE AREA -1&]:~DSTERt!OUT========ir===v.. ,,; f .// f ~~ v=L.- \ I - $lA1"E G\ME IJf£A ~ '_JA ~ co..l.Al(E MAN0sCC �-. , I • Station #3 at 8503 Sprinkle Road located on South Sprinkle Road just south of Zylman. The building is 7,600 square feet in area and was built in 1994. A fire training facility is located on South Westnedge Avenue to the south of Center Avenue. A fourth fire station is proposed in the future in the general area of South Westnedge Avenue and Bacon Avenue. 2. The Portage Police Department, established in September of 1964, was originally housed in a small section of City Hall. In 1965, the Department was moved to a two-story frame house located where the Police/Court Building now stands. The existing Police/Court Building was constructed in 1970 and contains approximately 15,000 square feet of floor area. Most of the first floor of this two-story structure is occupied by the Police Department. Most of the upper floor and a portion of the first floor offices house the State of Michigan Ninth District Court. The former City Hall building serves as a Police Annex. The existing police station location is centralized and offers good city-wide access for patrol cars. As such, the existing facility is considered to be appropriately located and would not be recommended for relocation in the foreseeable future . ., D. EDUCATIONAL FACILITIES . . The Portage Public School District encompasses 45 square miles, the predominant portion of which is constituted by the City of Portage. Portions of Texas Township, Pavilion Township and the City of Kalamazoo are also contained within the district. Although primary and secondary public educational services within the City of Portage are provided by the Portage, Vicksburg and Schoolcraft School systems, only a limited portion of the City is served by the Vicksburg and Schoolcraft Districts. Accordingly , this section covers only the Portage school system . • Elementary school facilities have generally been located amidst concentrations of residential development within the City of Portage. Minimizing walking distances to schools, these sites also generally act to minimize long-range transportation requirements and provide easy access for recreation by children and after normal school hours. I. Elementary Schools Population forecasts indicate that the percent of the school age population of the total population is declining and the absolute number of school age children will remain relatively constant although the geographic distribution of students will shift toward areas of new housing . There are presently eight elementary schools in the Portage Public School District: fr r r • • • • • • • • Amberly (18.8 acres); Angling Road (11 .4 acres); Central (shares campus with Central Middle and High Schools); Haverhill (10.9 acres) ; Lake Center (8.7 acres); Moorsbridge (shares site with West Middle School) ; Waylee (3.4 acres); and Woodland (9.4 acres) . Since 1981, the Lexington Green, Pershing and Ramona Lane Elementary Schools have been closed; the Milham Elementary School was converted to the Portage Community Education Center; and Moorsbridge Elementary School has opened. r PORTAG E COMPREHENSIVE PLAN UPDATE: MASTER PLAN (FINAL) r 11 -3 �- - - , , General requirements for elementary schools based on a full cross-section of the population developed by DeChiara and Koppelman 1 suggest a site size of 12 - 14 acres for a school of 800 pupils. Utilizing the same acre/student ratio would necessitate a site size of approximately 10.7 acres for the average 660 study capacity elementary school found in Portage. Only three of the City's elementary schools fall below this standard: Lake Center, Waylee and Woodland, and of these o_nly one significantly, Way lee. By the above standard, Waylee, with a 720 student capacity, would require a site size of approximately 11.7 acres. Although Waylee exists on only a 3.4 acre site, the school's proximity to the Portage Central Middle/Senior High complex off-sets the constraints of a small site size due to the abundant contiguous recreation land area. Overall, a variety of recreational facilities are provided at the elementary school sites. These sites not only function during school time hours but also serve as neighborhood playground areas at other times. 2. Middle & Senior High Schools Three middle high schools and two senior high schools service the Portage Public School District. Two facilities, North Middle/Senior (78.9 acres) and Central Middle/Senior (93.4 acres) have been developed as school complexes. The former complex included the Portage Community Education Center and the latter complex includes the Central Elementary School and district administrative offices. West Middle High (64.4 acres) was developed as an independent unit, but now shares the site with Moorsbridge Elementary School. . The City' s middle and senior high schools all contain gymnasiums, library media centers and auditoriums, with the middle high facilities also containing indoor swimming pools. Extensive outdoor recreation areas are also provided at each facility . As with the elementary school recreation facilities, middle and senior high facilities play a major role in providing a wide range of recreational opportunities to the overall Portage community . 3. • • Special Education Consultant, psychological, teacher/consultant, and social work services, as well as classrooms are available for students in Portage Schools who are diagnosed as learning disabled, or mentally, physically, or emotionally impaired. In addition, the Special Education Program provided by the Kalamazoo Valley Intermediate School District provides a diagnosis and program design for mentally and emotionally handicapped children and direct education for multi-handicapped and severely mentally impaired. 4. Post-Secondary Education Kalamazoo County is serviced by two four-year degree granting institutions (Kalamazoo College and Western Michigan University), one two-year community college (Kalamazoo Valley Community College) and one professional business school (Davenport). All facilities are near the City of Portage. S. fr A variety of vocational education programs also exist in Kalamazoo County. These programs are offered through Western Michigan University, Kalamazoo College and Davenport Business School. E. r Vocational Education RECREATIONAL/ENTERTAINMENT/CULTURAL FACILITIES Public parks with associated entertainment/cultural facilities and public preserves are addressed in Chapter 6: Recreation and Open Space. 1 r r Joseph DeChiera/Lee Koppelman, Urban Planning and Design Criteria, Van Nostrand Reinhold Company, 2nd Edition, 1975, pg. 331 . PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN (FINAL) 11-4 �.... ' F. HEALTH FACILITIES Although the City of Portage has numerous private medical offices, the primary health care facilities (Bronson Methodist Hospital and Borgess Hospital) are located in the City of Kalamazoo to the immediate north of Portage. I 7 . • .,. I r r r r r PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN (FINAL) 11-5 �- ~ ~~ I ' CHAPTER 12: FUTURE LAND USE PATTERN • 7 A. GENESIS ., ., The "Future Land Use Pattern" (also termed Future Land Use Plan or Future Land Use Map) evolved from a preliminary future land use map initially reviewed by the public on January 25, 1996, and from four preliminary future land use alternatives generated on the basis of "goals and objectives with development guidelines" and projections of future land use needs . The four preliminary future land use alternatives (i .e., Existing Trends, Revitalization, Compact Development and Concentrated Development) were initially reviewed by the Planning Commission on October 26, 1995, and were presented as final future alternatives at the Public Forum series and Planning Commission workshop on November 30, 1995, for evaluation and comment. Based on public comment, the Planning Commission made significant modifications to the Concentrated Development alternative to create the preliminary Preferred Future Land Use Alternative. The preliminary Preferred Future Land Use Alternative was further refined by the Planning Commission on December 21 , 1995, to become the Preliminary Future Land Use Pattern for the basis of public review and comment at the Public Forum series and Planning Commission workshop on January 25 , 1996. Based on public comment at the Public Forum series on January 25 , 1996, the Planning Commission further refined the Preliminary Future Land Use Pattern at their February 22, 1996, workshop, and requested its publication in March for further public comment. The Preliminary Future Land Use Pattern was distributed in late March to all residents as part of the "Portager" (the City of Portage bi-monthly newsletter). Based on written and oral public comment received at the Public Forum series of March 28th and at Planning Commission hearings of April 18th and April 25th , the Planning Commission revised the Preliminary Future Land Use Pattern in a series of workshops open to the public on May 9th, May 30th and June 13th. The resulting Final Future Land Use Pattern was then publicly displayed and subjected to a formal public hearing on July 18, I 996, prior to the Planning Commission adoption of the Comprehensive Plan. The final "Future Land Use Pattern" in conjunction with the "Guidelines" of the Comprehensive Plan will serve as basis for reviewing development for consistency with the Comprehensive Plan and for guiding public actions such as roadway and utility infrastructure improvements and community facility improvements to achieve the goals and objectives of the Comprehensive Plan. B. FOCUS The "Future Land Use Pattern" (also termed Future Land Use Plan or Future Land Use Map) addresses the future land use needs of the community by : I) r r r r r 2) 3) 4) 5) 6) Identifying areas for smaller lots and moderate densities for affordable housing opportunities for all households. Expanding the office corridors along Centre Avenue and Milham Avenue to not only satisfy office space needs but also to provide appropriate transitional uses between these heavily traveled thoroughfares and single-family residential areas. Expanding the commercial area of Portage Commerce Square south of Romence Road and farther eastward toward the Conrail tracks so that commercial base of Portage can remain competitive with other communities. Focusing commercial uses into two major corridors -- Westnedge Avenue and Portage Road north of Milham A venue and south of Centre A venue. Encouraging revitalization of older commercial areas . Focusing neighborhood and employment supportive retail and service uses into primary and secondary nodes at major thoroughfare intersections. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 12-1 �- 7) 8) Focusing industrial uses into two major corridors -- Sprinkle Road and Shaver Road. Including major thoroughfare improvements to support the conversion of land to urban uses and to improve access to and within the major commercial and industrial corridors. 9) Preserving the natural amenities of the community through greenway corridors that take advantage of utility corridors to tie the community's parks together. I 0) Identifying future urban land uses for all agricultural and vacant properties. I I 7 C. MAJOR FEATURES The "Future Land Use Pattern" (Future Land Use Plan or Future Land Use Map) is found at the end of this chapter as Figure 12-1. 1. Residential (Housing) There are three residential density categories appearing on the "Future Land Use Map:" .., • • • Low Density -- up to 4 dwelling units per gross acre Medium Density -- greater than 4 and up to 8 dwelling units per gross acre High Density -- greater than 8 and up to 15 dwelling units per gross acre The "Future Land Use Map" only designates a specific type of residential housing for areas where smaller singlefamily lots are recommended. In this case, Single-Family Detached/Medium Density constitutes a fourth residential designation. . . The "Future Land Use Pattern" maintains the predominant single-family (i.e., "low density"), detached housing character of Portage. Further, the "Future Land Use Pattern" maintains the proportional relationship of major land uses and detached housing (typically single-family) versus attached housing (typically multiple-family) . a. Smaller Lots To provide opportunities for detached housing on smaller lots than the present zoning of vacant land, several areas are designated for smaller single-family lot development in the R-lA residential district or a new cluster housing district: I. 2. 3. 4. 5. 6. b. r r r r Between 12th Street and US 131 south of Romence Road (50 acres). Between Schuring Road and Romence Road west of Westnedge Avenue (80 acres). East of Sprinkle Road from Zylman Avenue to Center Road (120 acres). Between 12th Street and US 131 south of Centre A venue to the south corporate boundary (150 acres). Along the west side of Sprinkle Road straddling Branch Avenue (150 acres). On the northeast corner of Constitution Boulevard and Romence Road (25 acres). Multi-Family Areas To improve the choice of housing types (detached versus attached), to provide a more dispersed pattern of multifamily sites and to provide housing opportunities for moderate income households over the present zoning of vacant land, the "Future Land Use Pattern" expands site choices and ensures adequate multi-family zoned land without development constraints (about 471 acres) to meet the continuation of present demands (317 acres to the year 2015) . There are presently about 156 acres of vacant multi-family zoned sites (excluding 14 acres on the south side of Milham Avenue east of Sprinkle Road in the Portage Commerce Park and 30 acres on Portage Creek proposed for future industrial use west of Shaver Road to the north of the alignment of Melody Avenue): I. 2. 3. 4. 20 acres south of Centre Avenue along Shirely Court. 30 acres south of Centre A venue along the west side of Portage Creek. 30 acres north of Centre Avenue along the west side of Portage Creek. 50 acres on the north side of Osterhout Avenue east of the Conrail tracks. PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 12-2 �' t 5. The future land use pattern would add another 330 acres in the following general locations for medium density (up to 8 dwelling units per acre) and high density (up to 15 dwelling units per acre) residential dwelling development: I. 2. 3. 7 4. 5. 6. 7. , 2. . . 26 acres in scattered sites of less than 10 acres throughout the community. 60 acres off'l2th Street north of 1-94 (medium density). 40 acres on 12th Street south of Milham A venue (high density). 40 acres on the north side of Milham Avenue between the Conrail tracks and Portage Creek (high density) . 25 acres between Schuring Road and Portage Central Park west of the Westnedge Avenue commercial area (medium density). 100 acres to the north of Centre Avenue straddling Lovers Lane (medium density). 45 acres on the north side of Osterhout Avenue east of the Contrail tracks (high density). 20 acres along the east side of Oakland Drive from 1-94 to Centre Avenue with additional acreage possible through the redevelopment of single-family dwellings on large lots. Office The "Future Land Use Map" shows only one office designation. Thus, the office category includes professional offices (doctors, dentists, lawyers, engineers, accountants, etc.); real estate and insurance offices; banks and other financial institutions; art and photographic studios; general offices; and community research facilities . Clearly general office use and cornrnunity research facilities require larger sites than the typical pre-existing residential uses along arterials; and compatibility with the abutting residential area will be important in the selection of the appropriate type and intensity of office use . At present, there are about 190 acres of vacant land zoned for office (excluding the 30-acre bog on the south side of South Westnedge Park) compared to a projected need of243 acres (excluding 103 acres associated with PharmaciaUpjohn): 2 3 4 5 25 acres on the north side of Milham Avenue east of the Kalamazoo Valley Intermediate School District. 30 acres on the southwest corner of Centre A venue and Shirely Court. 80 acres on the southwest corner of Centre Avenue and Oakland Drive. 30 acres on the south side of Bishop Avenue west of Capri Street. 25 acres in scattered sites of less than IO acres. The "Future Land Use Pattern" identifies two major office corridors in the City of Portage: I. 2. The Milham A venue corridor from Oakland Drive to Portage Road, and The Center A venue corridor from 12th Street to Portage Road . The Milham Avenue office corridor is strengthened through the designation of vacant parcels with other zoning for office use (about 80 acres): r r I. 2. 3. 4. The "Future Land Use Pattern" extends the Centre Avenue office corridor through Westnedge to Portage Road, and proposes additional parcels for office (about 65 acres): I. r r IO acres on the north side of Milham A venue between the Conrail tracks and Portage Creek. 40 acres on the south side of Milham A venue between Lovers Lane and Portage Road. 20 acres on the west side of Lovers Lane from south of Milham Avenue to Ramona A venue. 10 acres along the north side of Milham Avenue from Oakland Drive to Westnedge Avenue through the conversion of single-family residences and vacant lots. 40 acres on the east side of Oakland Drive south of Centre Avenue across from vacant land zoned for offices. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 12-3 �- - 2. - 3. I I 7 Redevelopment of 5 acres fronting the south side of Centre Avenue between Portage Creek and to the west of Shaver Road. The conversion of single-family residences and vacant Jots facing Centre Avenue between Kingston Drive and Portage Road (about 20 acres). Yielding another 30 acres for office use, the "Future Land Use Pattern" also: l. 2. Redesignates 10 acres on the northwest comer of Lovers Lane and I-94 for office rather than industrial use. Proposes offices on Kilgore Road east (about 5 acres) and west (15 acres) of Westnedge Avenue. Thus, the "Future Land Use Pattern" would provide potentially about 365 acres in additional sites for office uses. 3. Commercial The "Future Land Use" map provides three commercial designations: • • • ... Local Business Comparison Business General Business The "local business" designation is intended for neighborhood supportive uses and services (gasoline, convenience store, dry cleaning drop off, bank, smaJJ sit-down restaurant), and may include personal service establishments and professional offices. Neighborhood shopping centers fall in this designation. Thus, convenience (nondurable) goods and services are provided to residents and employees in the immediate neighborhood. The "local business" designation generally corresponds to the permitted uses in B-1 Local Business zoning district; however, general office uses and community research facilities would be inappropriate due to their magnitude and intensity. The "comparison business" designation is intended for shoppers goods (nondurable and smaller durable goods) and for personal service establishments, and may include general offices and community research facilities . The "comparison business" designation may also be termed "intensive" commercial/ business or "community" commercial/business. Community and regional shopping centers fall in this designation. Thus, shopping goods and services are provided to residents and employees in the community and the metropolitan areas. The "comparison business" designation generally corresponds to the permitted uses in B-2 Community Business zoning district. r; r r r r r The "general business" designation is intended for the full range of retail uses (nondurable and durable goods -- large and small), for hotel/motel and other highway services, for recreation facilities and for personal service establishments, and may include general offices and community research facilities . This designation adds the land extensive and large durable goods retail and service uses such as garden centers, home materials, automobile sales and services, furniture stores and large appliance stores (refrigerators, air-conditioners, washers, dryers, stoves). Thus, the full range of retail goods and services are provided to the community and travelers in this commercial designation. The "general business" designation generally corresponds to the permitted uses in B-3 General Business zoning district. The "Future Land Use Pattern" focuses commercial uses in two major commercial corridors, identifies four commercial revitalization areas, and designates 5 primary and 11 secondary commercial nodes. With a projected demand for an additional 207 acres by the year 2015, there are only 167 acres of vacant commercially zoned properties (excluding 160 acres for office services and 104 acres in residential PUD's). The largest vacant commercially zoned site are: PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 12-4 �• • • • 7 • 40 acres on the south side of Romence Road west of Westnedge Avenue . IO acres on the west side of Shaver Road to the south of Melody Avenue . 20 acres on the southwest corner of Sprinkle Road and Meredith Street. IO acres on Sprinkle Road north of Branch Avenue (that is proposed of smaller single-family lots). , 20 acres on the northwest corner of I-94 and Westnedge Avenue . The balance of the vacant commercial zoned land is scattered sites of five acres or Jess. The two major commercial corridors (for regional, community and neighborhood commercial uses) , where contiguous properties may be included, are: ., • • Westnedge Avenue from Kilgore Road to Shaver Road encompassing Portage Commerce Square, and Portage Road from I-94 to Milham Avenue and from north of Centre Avenue to Emily Drive near Austin Lake. The "Future Land Use Pattern" modestly expands the choice and location of sites in the Westnedge Commercial Corridor for continued strength of the area: • Designating 40 vacant acres for commercial use -⇒ Adding 25 acres of vacant and greenhouse property west of the Conrail tracks from Romence Road Parkway to Garden Lane. ⇒ Adding 15 vacant acres on the west side of South W estnedge A venue near Kilgore Road behind the Willow Creek shopping center. • Adding 20 acres through redevelopment of residential areas including: ⇒ IO acres between Peterman Road and Schuring Road abutting existing Westnedge Avenue commercial uses on the east, an industrial use on the south, and greenhouse operations on the west. ⇒ JO acres in the Della/Ruth area abutting existing Westnedge Avenue commercial uses . 'Ill • ... . ,,~ F ,...,.._ - The choice and location of sites in the Portage Commercial Corridor between Milham Avenue and I-94 are also expanded by recommending: • 30 acres on the southwest and southeast corners of Portage Road and Milham A venue for commercial purposes. The "Future Land Use Pattern" designates four commercial revitalization areas where commercial rezonings of contiguous properties would be entertained and public actions (such as infrastructure improvements) would stimulate private reinvestment: I. 2. 3. 4. Westnedge A venue from Romence Road Parkway to Shaver Road Portage Road from 1-94 to Yellowbrick Portage Road from Centre Avenue to Emily Drive Sprinkle Road at Long Lake Drive The five primary commercial nodes for local/employment supportive retail and service uses (grocery, drug-store, hardware store, restaurant, personal services, and business services) are: I. 2. Milham Avenue at 12th Street (30 vacant acres) Sprinkle Road at Meredith Road (20 vacant acres) <O "',;-; PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER 'T ;:: PLAN REPORT ( FlNAL) 12-5 �3. 4. 5. Centre Avenue at Moorsbridge Road Centre Avenue at Portage Road Shaver Road at Oakland Drive (6 vacant acres) The eleven (1 I) secondary commercial nodes for local supportive uses and services (gasoline, convenience store, dry cleaning drop off, bank, small sit-down restaurant), with the B-1 zoning district being the most appropriate, are: I. 2. 3. 4. 5. 6. 7. 8. 9. 10. I I. -, ... ... . Milham Avenue at Roanoke Street Milham Avenue at Lovers Lane Sprinkle Road at East Milham Road Centre Avenue at Oakland Drive Centre Avenue at Westnedge Avenue Centre A venue at Lovers Lane Centre Avenue at Sprinkle Road Portage Road at Zylman A venue Shaver Road at Osterhout Avenue Portage Road at Osterhout Avenue (designated "comparison business") Sprinkle Road at Long Lake Drive. In summary, the "Future Land Use Pattern" provides about 263 additional acres (including 167 acres of commercially zoned properties) to meet future demand for commercial sites. However, about 60 acres involve redevelopment of residential areas and greenhouses abutting Westnedge Avenue and major property owners such as Pharmacia-Upjohn Company, and is not readily available today for commercial development. Accordingly, readily available vacant sites for commercial purposes approximate about 203 acres. Thus, revitalization of existing commercial areas will be important in accommodating projected demands for commercial acreage. 4. Industrial The "Future Land Use Map" designates industrial areas, and does not subcategorize industrial areas. Thus, the "industrial" designation includes both "light" and "heavy" industrial uses as defined below. Generally associated with I-I industrial zoning, the "light industrial" includes wholesaling, warehousing, truck/recreational vehicle/mobile home/manufactured home/agricultural equipment sales and services, and manufacturing activities not involving raw materials. Except for truck/recreational vehicle/mobile home/manufactured home/agricultural equipment sales, all outdoor activities and materials should be screened from public view. Generally associated with the I-2 zoning district, the "heavy industrial" encompasses manufacturing activities involving raw materials, the extraction of minerals, and industrial activities where outdoor activities and materials may not be screened. -,r ,,. .,.. !u0 0 The "Future Land Use Pattern" designates two major industrial corridors: • • The Sprinkle Road Corridor generally running from the east City limits to Portage Creek and from Milham Avenue to Zylman A venue with -⇒ 260 vacant industrially zoned acres along Sprinkle Road. ⇒ 25 vacant industrially zoned acres along Lovers Lane. ⇒ 670 vacant acres owned by Upjohn . Shaver Road Corridor from roughly south of Centre Avenue to south of Osterhout Avenue with 405 acres of vacant land. The Sprinkle Road Corridor would add the possible Pharmacia-Upjohn acquisition of I 00 acres of residential south of Ramona, and 20 acres of primarily vacant land on the south side of Milham Avenue have been added to Portage Commerce Park. The remaining 25 acres of vacant industrial land is in scattered sites. On the other hand, about 179 acres of vacant industrially zoned land have been designated for non-industrial uses. Thus, the "Future Land Use Pattern" maintains the reduces of vacant land for future industrial purposes. ,;- c: - PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 12-6 �The Shaver Road Corridor redesignates about 30 acres east of Portage Creek to avoid future residential uses between the creek and Shaver Road . However, the available amount of vacant industrial land in the Shaver Road Corridor was not altered due to environmental constraints associated with the redesignated piece of property and others along Portage Creek. The transportation element proposes improved access to the corridor by widening Shaver Road to four !ant s from US 131 to Centre A venue and improved internal circulation south of Melody A venue between Shaver Road and Westnedge Avenue. 5. Open Space and Recreation (Natural/Cultural Resources) The open space designation includes public parks and greenways. Existing public parks are designed by a "P" in a circle. Possible future parks are designated by a "P" in a box. The only possible future park falls in the State Conservation Recreation Area in the event the State declares any portion surplus south of Portage Creek. ., .. The "Future Land Use Pattern" recognizes the need for parkland in northwest quadrant of City, but identifies no site nor general area. The "Future Land Use Pattern" also recognizes the desire to protect the Portage Creek flood plain from the Portage Creek Bi-Centennial Park northward to Kilgore Road. The "Future Land Use Pattern" also proposes a greenway network connecting existing natural amenities and parks within the City : • ... . ,,. 6. Through use of the Consumers Power property from 12th Street south of Milham Avenue eastward to Crossroads Mall, along the Portage Creek Bi-Centennial Park and PharmaciaUpjohn property to Portage Road , and from Conrail railroad tracks west of Sprinkle Road at Centre Avenue to the east City limits north of Centre Avenue . Public Use (Community Facilities) The "Future Land Use Map" designates a variety of public uses including cemeteries, fire stations, schools (elementary, middle and high), and public wellhead sites for drinking water. Existing facilities are shown by a circled abbreviation, and future facilities are shown by an abbreviation in a square. General public facilities (such as the library, community centers, administrative offices and government service centers) are not given an individual designation ; however, the City Centre Area where these facilities are concentrated has been designated by the abbreviation "CCA" and covers the general area intersected by Westnedge Avenue, Centre Avenue and Shaver Road . The "Future Land Use Pattern" reinforces the concept of a City Centre Area by : • • ,,- • r- • • 7. Designating the area west of City Hall along Shaver Road for offices. Permitting redevelopment of residential uses fronting on the south side of Centre Avenue from Portage Creek to Shaver Road for offices while maintaining the commercial fronting on Shaver Road . Creating a secondary commercial node at the corner of Centre Avenue and Shaver Road with commercial on the south side of Centre Avenue from Shaver Road to Currier Drive and redevelopment of the Portage Steel property. Designating the north side of Centre Avenue for offices from Shaver Road to Currier Drive. Proposing medium density residential development on the east side of the City Centre Area. Transportation The "Future Land Use Map" shows the location of committed major roadway improvements (i.e., major roadway widenings) and the general corridor of new roadways on the Major Thoroughfare Plan. - PORTAGE COMPREHENSTVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 12-7 �The transportation element includes several major thoroughfare improvements: • • • • ... • • .... . • Extending Romence Road Parkway from Lovers Lane to Portage Road. An East-West Corridor Study Area identifies where alternative alignment studies will be necessary to properly plan and determine the optimum location for the parkway extension, with the involvement of affected property owners. Improving internal circulation for the Shaver Road Industrial Corridor south of Melody A venue such as an additional street connection from Shaver Road eastward to encourage industrial development. Widening Shaver Road to five lanes from Melody Avenue to US 131 for improved industrial access. Improving vehicular and pedestrian facilities, including separation by curbing, landscaped areas, storm drainage and sidewalks, where appropriate, in the four revitalization areas -⇒ South Westnedge Avenue between Romence Parkway and Centre Avenue. ⇒ Portage Road between Milham Avenue and I-94. ⇒ Portage Road between Centre Avenue and Ames Drive. ⇒ Sprinkle Road between Zylman Avenue and Long Lake Drive. Adding a center left-tum lane to Portage Road between Centre Avenue and Emily Drive. Widening several thoroughfares -⇒ Kilgore A venue from Oakland Drive to Westnedge A venue (addition of third lane for left-turns) and from Lovers Lane to west of Portage Road (widening to four lanes with left-tum lanes at major intersections). ⇒ Lovers Lane from Milham Avenue to Kilgore Road (widening to four lanes with leftturn lanes at major intersections). ⇒ Milham A venue from 12th Street to Oakland Drive and from Lovers Lane to Portage Road (widening to four lanes with left-turn lanes at major intersections and addition of left-turn lanes between Oakland Drive and Lovers Lane) . ⇒ Oakland Drive from Milham Avenue to Centre Avenue (widening to four lanes with left-turn lanes at major intersections). ⇒ Centre Avenue from Westnedge Avenue to Portage Road (widening to four lanes with left-tum lanes at major intersections). ⇒ Shaver Road from Centre Avenue to Melody Avenue (widening to four lanes with left-turn lanes at major intersections). ⇒ Sprinkle Road from Centre Avenue to City limits (widening to four lanes with leftturn lanes at major intersections). Reconstructing the US 131 interchange with Centre A venue. ~ 0 0 ~ c• r PORTAGE COMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) - 12-8 �- ------------------111111111111111- - r I I COMPREHENSIVE PLAN Figure 12: 1 "'9QILI:I. =i: . I -- LLLLL LLLLL L.LLL LLL 1-- N lLLLLLLLLLl l ' L ' LLLLU • • , ~LLLLLLLLL ('--------:::=::..= ~ - ~- - .. LLLL= LLL L.:, L.LL L, LLLL.... LLL I--, LLLLLLL. L-- f ' _/2 _., ~ 1/ . c - --~------, . ( _ _ ___J ~~• ' ,--.- . Ir--::::'..'....--====~--~ 0 ~ m~~ /2 I )/ U . MEDIUM - DENSITY RESIDENTIAL HIGH-DENSITY RESIDENTIAL LLL LLL I ~ ~ --...- - .......- c - ' , - - OC--~::-- r-<.~-- ~t OFFICE - LOCAL BUSINESS - COMPARISON BUSINESS ROMEi\JC - ~- INDUSTRIAL CITY CENTRE AREA ~ (City Holl, Police/Court, library. Senior Center. OeportmMt of Puolic Service.a. and Fire Oeportmer"lla.) FUTURE: EXISTING! @- Cemeteries ®- Fire Stations @- .LL LL L.L LL. L.L. I b~o~o~o1- PUBLIC: ' Ce ,, -11 ~ 0 Elementary Schools Middle Schools @@- - ~ ~ High Schools ~ Well Sites ~ ROUFNCF ~ :::::::: ~ - RECREATION/OPEN SPACE z ®- I ...J .,: z ;:;:: ___ - ./ ,r, ID a:: '-' ~.I ~~f "'.J C <( ;; 'i ~ a e;;,- I MW ME ~o~I SW SE ~. ~ - = 0- Future Porks 100-YEAR FLOODPLAIN COMMERCIAL OR INDUSTRIAL CORRIDORS __,J - COMMERCl.t..L REI/IT1'\LIZATION ,l\REAS NE oow - Existing Pork s l iC ._--, C J- 3: '- .. q -m.!!3: o".'!~11 - GENERAL BUSINESS [Z,<7/?ZJ @- / I'- SINGLE FAMIL y DETACHED MEDIUM DENSITY ~ __, - - . :.: ::: ~:::::: :::+1- - - .u:-L - =: (' - r--' - - ~ (131 l/1 -™ ~~~~~~o LLL LLL 111 ~:lfI-,-bi~ -I_!~:..:.., '- '...! -LL 0) - bL!-L!-LQ - I I LOW-DENSITY RESIDENTIAL ,......... ·.·: . .·.·I - - 0) I- ~ -------~~::!!!i!!!C!!!!!:!!!!!!![!'!~ --MILHAM cJ1 LLLLLLLL I "LLLLLLLLLL - 1"=1500' f . . Future Land Use E~~ n MILHAM /1/ _LLL .LLLLL .LL LLL LLLLL LLLLL LLLLL LLLLL r-----a ------J MAP KF.Y PRIMARY COMMERCIAL NODES SECONDARY COMMERCIAL NODES - - - - - MAJOR ROADWAY IMPROVEMENTS 100-YEAR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENSITIVE AREAS: HOWEVER .. ~ THE SENSITIVELAND AREAS INVENTORY SHOULD BE REFERENCED FGR AREAS OUTSIDE ~lll~ ;__ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Tli•E• l•OO• -• Y•EA_R_ FL~O~ OD~P~LA~IN,;.; B~ OU~N•D•AR•Y•· - - - - - - - - - - - - - . . L - - - - - - - - - - - - - - - - - ~~ ~ - - ~ - - ~ ffi i/ _ -NOTE: 12-9 �lI I COMPREHENSIVE PLAN I .~ Figure 12: 1 Future Land Use LOW-DENSITY RESIDENTIAL ~ - SINGLE FAMIL y DETACHED MEDIUM DENSITY lt~t~tU:ttl - MEDIUM -- DENSITY RESIDENTIAL bLLLLLQ - HIGH-DENSITY RESIDENTIAL - OFFICE - LOCAL BUSINESS - COMPARISON BUSINESS - GENERAL BUSINESS - INDUSTRIAL -™ I-'·' ·I ~ - V,1,>Z-<-'21 - ~- I C) :;: 0 ®- _,I ..( z ;:.:: _ / 0, Cle O> (/):;: ~ 0 ~~'f - o(/) 1 "' u (/)~I 0 :5 ::J 9 ~gj. '° ii ✓-, ! 5,:.: II) ~ Hign Scnoors - ~ Well Sites - ~ RECREATION/OPEN SPACE Exi;,tir,g Porks - _.i - I [£]- Future Porks 100-YEAR FLOODPLAIN COMMERCIAL OR INDUSTRIAL CORRIDORS COMMERCIAL REVIT.t•.LIZATION ARE.t,S - PRIMARY COMMERCIAL NODES NW Mw ME SW SE 1.----J I- _ .. ~ - c=J r----"' - Ou.. ,g &ii cl - c:::1 ~,uJ_ ~~ n - [1.,_ _ - ~iw ~ __ - C) I I -0 Middle Schools ~::;::;::;::; ~ - w z - @] Elementary Schools - @@- ~ - "'(D Fire Stations 0- Q) I II FUTURE: ©®- - I I EXISTING: @- I (City Holl, Police/Court, Librory, Senior Center. Deportment ot Public Services. and Fire. Deportments.) Cemeteries I I I II I CITY CENTRE AREA ~ I II I - I ---•NOTE : MAP KO 100-YEAR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENSITIVE AREAS· HOWE THE srnSITl'v'ELAND AREAS INliErHORY SHOULD BE REFERENCED FOR AREA- VEOURT._ THE 100-YEAR FLOODPLAIN BOUNDARY. ~ ~IDc - __,_;.:::.a:wwss - sEcoNDARY coMMrncIAL NODEs MAJOR ROADWAY IMPROVEMENTS EAST-WEST CORRIDOR STUDY AREA FOR ROMENCE ROAD PARKWAY EXTENSION ----------------------------------------.J..--__,;;..;.__;,.,,;__;. ;. ;. ;.; ;.;,.;,___,: 12-10 �COMPREHENSIVE PLAN - Figure 12: 1 Future Land Use 1"=1500' - - .. .. ······ .... . ·· ········· .. ········ ..... . ... .. .... ... .. ·········· .. ...... ..······ ............. ...... .. ........ ········ . ·············· .............. . .. .. ..... . . ........ .... ······ . . .. .. .. ........ ............. .... .. .. . . .. .. ······ LOW- DENSITY RESIDENTIAL f§:~ - .......... - - SINGLE FAMILY DETACHED MEDIUM DENSITY - MEDIUM-DENSITY RESIDENTIAL - HIGH-DENSITY RESIDENTIAL - OFFICE - LOCAL BUSINESS - COMPARISON BUSINESS - GENERAL BUSINESS - INDUSTRIAL ~ ~; ~ o ~ o 1- • - ~ ~ - PUBLIC: CITY CENTRE AREA (City Holl, Police/Court. Ubrary. Senior C..Oter, Department of Publlc Servk;,,s, and Fire Departments.) EXISTING: FUTURE: ©- Cemeteries - @] -0 ®- Fire Stations @- Middle Schools - ~ @- High Schools - ~ @- Well Sites - ~ @ - Elementary Schools - § ~;::;::;::;:: j - ®- __ - NW NE ME SW Existing Porks - [ I- 100-YEAR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENSITIVE AREAS; HOWEVER Tl,[ SENSITIVELAND AREAS INVENTORY SHOULD BE REFERENCED FOR AREAS OUTSIDE Tl,E 100-YEAR FLOODPLAIN BOUNDARY. COMMERCIAL OR INDUSTRIAL CORRIDORS COMMERCIAL REVITALIZATION AREAS C PRIMARY COMMERCIAL NODES - +NOTE: Future Porks C: =i - =::J - ~----"" MAP l<-EY [EJ- 100-YEAR FLOODPLAIN ,------, - SE RECREATION/OPEN SPACE - - - SECONDARY COMMERCIAL NODES - MAJOR ROADWAY IMPROVEMENTS - EAST-WEST CORRIDOR STUDY AREA FOR ROMENCE ROAD PARKWAY EXTENSION 12-11 �- ■ I I COMPREHENSIVE PLAN Figure 12: 1 Future Land Use 1''=1500' I I LOW-DENSITY RESIDENTIAL ~ - MEDIUM - DENSITY RESIDENTIAL ~LLLLL Q - HIGH-DENSITY RESIDENTIAL I- ~ ~ I OFFICE - LOCAL BUSINESS - COMPARISON BUSINESS GENERAL BUSINESS V,%>/'/%?j - INDUSTRIAL PUBLIC: ~~o ~o ~o l ~ ~ I - CITY CENTRE AREA (City Holl, Po'1c.e/Courl. Li'brory, Senior Center. Deportment of Public Service.9. ond Fire Deportments.) EXISTING: FUTURE: ©®@@@- 0 C .fl ~ I ... _.J ( 0 ( fl < __ .- - ~w ~~~I ,_}},~ I zl . :) ;;-I - Middle Schools ~ - ~ High Schools [8] Well Sites [!] RECREATION/OPEN SPACE 0- f" u turc Po.-ks - 100- YEAR FLOODPLAIN NW - COMMERCIAL OR INDUSTRIAL CORRIDORS c::J - COMMERCIAL REVITALIZATION ARU,S sw = NE C J r----, 1.----J sr MAP l<EY •NOTE: ~~-;'(AR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENSITIVE AREAS; HOWEVER, 1 ~_ .:,ENSITIVELAND AREAS INVENTORY BE _ REFERENCED FOR_ AREAS OUTSIDE TH _E ,o;;, o_ y;,;;E,;,;, AR ~ FL~O;::O~D P~L,: Al;;;, N.,:; B~O:;,; UN;;,:;D;,;; A~ RY;,;. .SHOULD ___ ____ __ __ c_;; _,··, 1__________________________________________________ -> LL r-L - <{ ~ ~ ~- I Elementary Schools - 3: >ti ' -0 C (.') , .. q a, Fire Stations Existing Porl<s z ~ @] Cemeteries ®~:;::::::j ®- ~..i I SINGLE FAMILY DETACHED MEDIUM DENSITY f~~LLLLLL 8 · t , I LU I II - - - - PRIMARY COMMERCIAL NODES _ sEcoNDARY coMMrnc1AL NODEs MAJOR ROAD WA y IMPROVEMENTS EAST -WEST CORRIDOR STUDY AREA FOR ROMENCE ROAD PARK WA y EXTENSION -1_________________~~----12-12 �I I I I I I - I ~-----------------,-,--~~--------~~~---~-~--r---~- I I -------7~ ::: ::: :: := ::: _z: -----,',,i :::::z:- I - I I I I I - I I II ~~~-- I \ I --~-- -~--------- ' P----------~------------------~----------- --------~~~~-------------------------- ------~s-----= \\ --~~---------------x-=~=:::~=====~~~::±:::::::::::::_~= =- --- / ) J =~===========t======t========================~=====~============= --------------~----~------------------------------~--~----------------~=:::~:::~=~=::::::::=~~$Z~~~=~::=~~==~=~= --- -- -- - - --- -- -- -- --- -- -- -- - -- - -- --- - - -- -- -----------------------~~----------------------------------~--~--------------------------------~----~~~---------------------------~------~-------------------------~------~----------lnl'--------------M --= ---------~---------~----=:::::: - ::: ~::::::::::: :=;:::: = ABE~::~:::::: - __,\;:::: ---------------------------------------------t--~-~------------------- ----r+-- . - .4 - ,,,::::;_-::,6- ----- -- --~---- ~- -- \ -, f- w w 0:::: f- (f) I f- N $-~_::: - - :::_;:: ::::~:::: - ~:: :::- - ~ :: :::: l - :::: ~:::::::::::;::;:: _ - ::: ::: ::: SIAlL ~~~iicU;: ~ :]'E~mL COMPREHENSIVE PLAN Figure 12: 1 ::: ::: ::: ::: ::: ::: ::: ::: ::: ::: ::: ::: :! ::: ::: ::: ::: ::: ::: ::: - w :::: ~~~~~~~~=~~===~~~~~+~~~~~~= - - HIGH-DENSITY RESIDENTIAL - OFFICE - LOCAL BUSINESS - INDUSTRIAL ~~o~o~ol - PUBLIC: ~ ~ - CITY GEN TRE AREA (City Hon, Police/Court, Librory. Senior Center, Deportment of Public Sentic.aa. ona nre Oeportm0t1ts..) EXISTING: @- Cemeteries - [I] Fire Stations - IT] Middle Schools a:: C/1 ~ -~ _,I ®- « z (;: / <D CD ~,~. _ - - 7fl;~ · ~.; 3' I F L ~'91 I I i{ti!G' ~ cX ;s I u.. NW NE 0 "' MW M[ "'. ._,. ~I ~o;:!-1 ~ ~~ I ~ Well Sites ~ v ,. ~- ,_>LL .s -~"."'. - l_________________________________________________ 100- YEAR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENSITIVE AREAS: HOWEVER THE SE;;SITIVELAND AREAS INVEiHORY SHOULD 8E REFERENCED FOR AREAS OUTSIDE RECREATION/OPEN SPACE 0- Future Purks 100- YEAR FLOODPLAIN i- - COMMERCIAL OR INDUSTRIAL CORRIDORS C: ::J C :J - PRIMARY COMMERCIAL NODES r----"'l SECONDARY COMMERCIAL NODES = ---- - ,NOTE: ~ Existifly Purks 1.----"' MAP i<:EY - ~ High Schools II ~:: : : : : ~ - -en 0 FUTURE: Elementary Schools - @@@- I\ --- - MEDIUM - DENSITY RESIDENTIAL I I GENERAL BUSINESS - _ - I COMPARISON BUSINESS -- , LOW-DENSITY RESIDENTIAL SINGLE FAMIL y DETACHED MEDIUM DENSITY i:. ~LLLLLL.Lj l.L'. l l LLLL I Future Land Use 1"= 1500' =~~=~=~==~~~~=~~~~~=~~~~~~-~= - OfPOR1U.mES 1::- VANDERBILT I COMMERCIAL REI/ITALIZATION AREAS MAJOR ROADWAY IMPROVEMENTS J.__________________~ ;:7;~-- _:T;,;;E H ~ 10~0;, - ,;,: YE;;;A;, R.;,F~Lo~o~DP ~L;; A:;,; 1N.;B ;;;;o;u;;.; ND~A;;,;, RY,;,;._ _ _ _ _ _ _ _ _ _ _ _ _ 12-13 I I �'11111111 w (_.'.) 0 -- -- -- L,i.J.,,..--,..--,..--~ ~ ....~~,,...-....-A,, - - __, - - - I Wl::ST LAKE 1: l..d--'----,-J,.-.i ">-- ,--, - - - - - ,,.- ,...,,..- ,,...- I COMPREHENSIVE PLAN Figure 12: 1 Future Land Use I I I 1''=1500' I I AUSTl t✓ LAl<E I- ~ LOW-DENSITY RESIDENTIAL - SINGLE FAMILY DETACHED MEDIUM DENSITY [~LLUtt-ttl - MEDIUM ·- DENSITY RESIDENTIAL kLLLLLQ - HIGH-DENSITY RESIDENTIAL ' CmJ~ ;::::el!IIDLl!aoc,c.. /'-..\) ::=~=-,,0<1,000 \. _ =- ,, ~-::~ I ~ -# ~ /) ;7 I·.'·: '' ::::. j - OFFICE - - LOCAL BUSINESS - fx2™ - COMPARISON BUSINESS ~ GENERAL BUSINESS V):>:.</2%1 - INDUSTRIAL p~o~o~ol - Pusuc: ~- Cln' CENTRE AREA ~ (City Holl, Police/Courl, Library. Senior Center. Deportm en t of Pvblie Services, ond Fire Depor tmeit&) FUTURE: EXISTING: Cemeteries Fire Stations @- a (/) z MANDI GO G: / ~ @- High Schools - ~ Well Sites - ~ r ~~~ :.::. .. o :,,~W ;fi I o Ou.. ::i~G' 0, I -~=~, o - NW NE MW ME j- 0- Futu r ~ Purks PRIMARY COMMERCIAL NODES 1.-----' r-----, - SECONDARY COMMERCIAL NODES ---- - MAJOR ROADWAY tMPROVEMENTS = SW MAP KCY , NOTE: COMMERCIAL OR INDUSTRIAL CORRIDORS C ._--, C ::J __, - u::, ) g~ ~ ~ fB I .....!! ,. / I ! '5 ~ RECREATION/OPEN SPACE Exi;tir.g Porks - 100- YEAR FLOODPLAIN ) CD ' Middle Schools ®- I _J <{ ~ @- ®I [ ::::;::;::; j - -~w - Elementary Schools - COMMERCIAL REVITALIZATION AREAS 100-YEAR FLOODPLAIN INCLUDES ENVIRONMENTALLY SENSITIVE AREAS: HOWEVER TI-iE SENSITIVELAND AREAS INVENTORY SHOULD SE REFERENCED FOR AREAS OUTSID TriE 100- YEAR FLOODPLAIN BOUNDARY. E =--------------------------~....;.;;;,;,,;;~..;....;..,;------------..L-----------.... 12- 14 �- r - "'r r - r I - I I I A. ~./ ' CHAPTER 13: IMPLEMENTATION STRATEGIES AND ACTIONS OVERVIEW This chapter of the Comprehensive Plan addresses implementation strategies and actions to achieve the future vision for the community set forth in the Comprehensive Plan and its functional elements. To the extent possible, a timetable is suggested for execution of these strategies and actions consistent with available staff and financial resources of the City of Portage. Development of the implementation strategies and actions involves a four-step process of determining what implementation tools exist through State enabling statutes, what statutory tools are being exercised today, and what strategies (with appropriate implementation tools) would best implement the comprehensive plan. The implementation strategies are based on the Comprehensive Plan Update "goals and objectives" adopted by the Planning Commission and the proposed Future Land Use Map. A cumulative listing of implementation recommendations, organized by the topical categories of the "goals," is found in the table at the end of this chapter. I B. I The tools to implement the comprehensive plan are traditionally placed in four categories corresponding to the primary powers of municipal government: AVAILABLE TOOLS • • • • I land use regulations derived from police powers, capital improvement programs derived from budgetary powers, property acquisition programs derived from eminent domain powers, and revenue generation policies derived from taxing powers. I 1. I I In addition to the Master Plan (i.e., comprehensive plan) under the Michigan Compiled Laws (MCL 125.36), land use regulations authorized by state enabling legislation include: zoning regulations (MCL 125.581), subdivision regulations and condominium regulations (MCL 125.44), planned unit development regulations (MCL 125.584b), and site plan review regulations (MCL 125.584d). a. I Land Use Regulations Zoning Regulations Zoning is the primary tool by which land use is regulated in most communities in the nation. It is generally viewed as a police power (protection of public health and safety) for protecting property values. Zoning places land uses types into categories (termed "zoning districts) and then identifies geographically where these categories are appropriate in the community. The zoning regulations also control the intensity of development by regulating the bulk of the development through minimum lot sizes, structure setbacks from the property line (i.e., minimum yard requirements). maximum lot coverage (i.e., portion of the lot covered by the footprint of the structure), floor area ratios (i.e. , ratio of floor area to lot area), maximum heights, minimum open space, and maximum dwelling units per acre. The zoning regulations may also be used to regulate the performance aspects of PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER Pl.AN REPORT (FINAL) 13-1 �r J ' I I I I I 1 1 1 1 1 1 the development by requiring adequate off-street parking, appropriate signing and landscaping. More recently, zoning regulations have been used to assure performance in the protection of environmentally sensitive areas such as floodplains, wetlands, steep slopes, etc. The City or Village Zoning Act (MCL I 25.581) enables land use regulations "to limit the inappropriate congestion of population and the overcrowding of land, transportation systems, and other public facilities ." Such regulations are to be in accordance with the comprehensive plan. Municipalities may also adopt regulations for congested areas restnctmg the maximum number of families or dwelling units and for "special programs" to achieve specific land management objectives (MCL 125.583). This permits the creation of zoning overlay districts where performance standards must be met for new or expanded uses or structures to occur. The most common zoning overlay district is floodplain zoning; however, the purposes of the overlay district appear to be open ended when tied to special land management objectives. Through "special land use" (MCL 125.584a) and planned unit development (MCL 125 .584b) designations, a municipality may add conditions (MCL 125.584c) to new or expanded uses such as ensuring adequate public infrastructure. As a note of interest, Michigan legislation allows recession of local legislative body approval of a zoning amendment by public referendum. In conclusion, zoning regulations may not only control the location, type and intensity of development; regulations establish permit some provisions that affect the timing and rate of development. b. Subdivision and Condominium Regulations Subdivision regulations control the manner in which property is subdivided and the public improvements required to support development within the subdivision (MCL 125.44). Legal case history indicates that these regulations are confined to physical improvements on-site such as roadways, sanitary sewers, waterlines and drainage; and cannot be used to require off-site improvements where public facilities would become inadequate due to the proposed platting. Thus, a driveway permit ordinance is often used as a means to require roadway improvements at the entrances to subdivisions. Adoption of a major street system under the comprehensive plan is a prerequisite to the exercise of Planning Commission plat approval authority (MCL 125.43). c. Site Plan Review Regulations Municipalities may require a site plan to ensure that a proposed use or act1v1ty is in compliance with local ordinances, may require the submission and approval of a site plan before authorization of a land use or activity regulated by the zoning ordinance, and shall require a site plan for "special land uses" and "planned unit developments" (MCL 125.584d). Further, a local jurisdiction may require a performance guarantee "to ensure compliance with a zoning ordinance" (MCL 125.584e). Although the site plan review process is a means to ensure the adequacy of the public infrastructure to support development, off-site improvements cannot be required unless such conditions are previously imposed through an zoning overlay district, rezoning, "special land use" permit application or "planned unit development" application. 1 2. l The preparation of a capital improvement program for public facilities is a key tool to guide the location, type, timing and rate of growth in geographic subareas of the community. State legislative authorizes the adoption of a minimum six-year capital improvement program (MCL 125.39). [The City of Portage prepares and adopts a tenyear capital improvement program.] Capital Improvement Programs In addition to expenditures on public infrastructure, a municipality may assist in the preservation, revitalization and attraction of housing and businesses through various grant and loan assistance programs. l 1 PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (fiNAL) 13-2 �r r r r r 3. Property Acquisition Programs The municipality may exercise the power of eminent domain to acquire private property (or interest therein) for a public purpose. However, the definition of public purpose is quite broad. Thus, in addition to the ability to acquire private property for public infrastructure such as roads, sewers, public buildings and parks, a local jurisdiction may acquire private property to•facilitate redevelopment and even to eliminate nonconforming uses or structures (MCL 125.583a). The municipality may also be a recipient of private property or easements by gift from the owner. Thus, the municipality may be a recipient of conservation easements for historic and environmental preservation purposes. 4. Revenue Policies ' Revenue policies are the purview of the Portage City Council. Although the waiver of property taxes (i.e., tax abatements) is no longer available for commercial projects to attract new businesses into a community, the municipality has the ability raise revenues within a specific geographic area for specific purposes or to capture the increment in revenues in a specific geographic area for specific purposes. "Special assessment districts" for roadways and other public facilities are common. "Tax increment finance" is a means to capture the increment in revenue for a specific area and to expend the increment for public improvements to serve that specific area. I C. TOOLS EXERCISED 1. Land Use Regulations I I I I I I I I I The City of Portage has established a comprehensive development review process from development conceptualization to building occupation that covers preliminary and final site review, building plan and infrastructure plan review, construction inspection, and construction finalization and occupancy (i.e., certificate of occupancy). The development review process covers all projects except single family homes and minor remodeling activities. The projects reviewed involve: site plans, final plans for planned unit development districts, land subdivision, condominium subdivision, landscape plans and/or building plans. a. Zoning Regulations The general zoning districts (residential, office, commercial and industrial) of Portage specify permitted uses and conditional uses; address height, bulk, density and area requirements; and include off-street parking and loading, signing, landscaping and lighting provisions. Supplemental zoning districts include Expressway Service (ES) , Research Park (RC), and Mobile Home Community (MHC). In addition to the Mobile Horne Community district, development plans (i.e., "tentative" plans) are only required for zoning approval in the case of the two planned unit development districts -- the Planned Development (PD) district for the mixture of residential housing types and nonresidential uses up to 20 percent of the area uses and the Commercial Planned District (CPD) -- and the HighTech Research District (OS-2). The only overlay district in the Portage regulations is for flood hazard areas. Within flood hazard areas (which coincide with the limits of the 100-year flood), only agricultural and recreational uses are permitted. Under separate City ordinance, property owners may transfer residential densities in wetland areas to non-wetland areas of the same tract , thereby increasing the density for the non-constrained area equal to the wetland. A Board of Zoning Appeals has been established in Portage to authorize variances from the provisions of the zoning regulation, and to decide requests for exceptions for interpretations of the Zoning Map and for decisions on special approval situations. I I I PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 13-3 �r r r r r ' I I I I I I I I I I b. Subdivision and Condominium Regulations The City of Portage presently has in place subdivision regulations, and uses the "Major Thoroughfare Plan" adopted as part of the Comprehensive Plan for the preservation of rights-of-way for roadways. The subdivision regulations also establish location and design standards for public infrastructure improvement: • • • • • for roadways -- right-of-way and pavement width standards by functional class with the latitude to establish greater widths for "major thoroughfares or boulevards"; for walkways -- location and width standards; for electrical wiring -- placement in underground conduits located in private easements or public rights-of-way with the exception of major thoroughfares; and for sanitary sewers, waterlines, storm drainage facilities, and street lighting -- placement in easements and location and design standards. The subdivision regulations encourage the preservation of natural features such as trees, groves, watercourses, beaches, historic spots, etc., and the preservation of drainage and natural stream channels with appropriate barriers. The regulations require the planting of street trees, and may require planting, berming and screening to buffer adjacent uses. The Planning Commission and the City Council approve preliminary and final (subdivision) plats in Portage. The condominium regulations for Portage set out the general design features for condominium subdivisions and incorporate the general subdivision infrastructure requirements. The Planning Commission and City Council approve condominium subdivisions. c. Site Plan/Landscape Plan Review Regulations Site plan review is required for the erection or alteration of buildings for all uses except single-family dwellings and uses in the Research Park, Light Industrial and Heavy Industrial districts beyond the 200-foot limit of the zoning district boundary or property under separate ownership (Section 1280.06 of the City of Portage Zoning Code). The site plan must be approved by a majority vote of the Planning Commission. For planned unit developments, final plan approval is required from the Planning Commission and City Council. Access permits are required for street and curb openings from the City of Portage or Kalamazoo County Road Commission, depending upon the jurisdiction responsible for maintenance of the roadway. Approval of a landscape plan is a staff function within the Community Development Department of the City of Portage. 2. Capital Improvement and Other Expenditure Programs For many years, the City of Portage has had a multi-year capital improvement program (CIP) covering infrastructure (streets, bikeways, sidewalks, sanitary sewers, waterlines, storm sewers and drainage) and community facilities (public buildings, fire, police and parks). The latest CIP adopted in the Spring of 1996 covers the ten-year period from 1996 to 2006. In particular, the CIP has been and continues to focus infrastructure improvements to support office, commercial and industrial corridors. For example, industrial development initiatives will provide street and utility improvements in the Sprinkle Road Industrial Corridor between Milham Avenue and Bishop Road and in the Shaver Road Industrial Corridor along Industrial Drive. To attract and retain businesses, the following partnerships and programs exist: I I I • Economic Development Job Training by the State of Michigan. PORTAGE COMPREHENSIVE PLAN UPOA TE: MASTER PLAN REPORT (FINAL) 13-4 �r r r r r r I I • • • • 3. I Because Portage is a relatively new community (only 10 percent of the housing being 50 years or more old and 70 percent of the housing less than 35 years old), City housing programs have focused on conservation and rehabilitation, and a housing redevelopment program is not among the current strategies. I I I I I I I I Revenue Policies The City of Portage has exercised the tool of special assessment districts to reconstruct and widen South W estnedge Avenue from 1-94 to Centre Avenue and other public improvement projects. The City also has a Tax Increment Financing program for public improvements (utilities, streets and site preparation) in the area of an industrial development project funded through the increases in property tax revenues in the area. D. I Property Acquisition Programs In addition to the acquisition of land for public infrastructure and facilities , the City of Portage has on occasion acquired property on the corners of intersecting arterials to remove commercial development pressure. 4. I Job Training Partnership Act for economically disadvantaged adults and youths as well as dislocated and older workers, involving the Kalamazoo County Board of Commissioners, Upjohn Institute and Private Industry Council. Business resource and assistance programs provided by the Kalamazoo County Chamber of Commerce, ~alamazoo County Convention & Visitor Bureau, and City of Portage Economic Development Corporation (an independent corporation formed under State of Michigan Act 338). Financial programs from the State of Michigan including State Research Fund, Venture Capital Fund, Seed Capital Program, Capital Access Program, Business and Industrial Development Corporations, SBA 504 Program, and Bonds (taxable and tax-exempt). Financial programs for the City of Portage including the Industrial Development Revenue Bond program and Tax Increment Financing program. IMPLEMENTATION STRATEGIES Having reviewed the implementation tools being exercised and considering the "goals and objectives" and proposed "Future Land Use Map" of the Comprehensive Plan Update, implementation strategies have been developed under each of the major implementation tool categories. Under each implementation tool, specific actions and a timeframe for implementation are also identified. This section concludes with listing of the implementation strategies by the topical categories of the Comprehensive Plan Update "goals," demonstrating the relationship between the future vision of the community embodied in the "goals and objectives" and the implementation strategies. 1. Land Use Regulations a. Zoning Regulations ♦ Strategies With the recent creation of the Commercial Planned District (CPD) and High-Tech Research District (OS-2), there are now three zoning districts (mixed-use, commercial, and high-tech) requiring development plans as part of the rezoning process. With the desire of providing greater assurance that what is shown in concept during the rezoning process will actually be built, consideration may given to creation of additional planned development districts covering other major uses -- office and industrial. To facilitate the preservation of natural areas and infill development, a new planned unit development district is suggested that allows a range in residential types parallel to the present Planned Development (PD) district. However, the new planned development district would limit non-residential uses to retail and office and to less than 20 percent of the land area, and may have more stringent open space requirements. PORTAGE C OMPREHENSIVE PLAN UPDATE : MASTER PLAN REPORT (FINAL) 13-5 �f r r r r I Consideration may also be given to an environmental overlay district, complementing the present Flood Hazard District, to address the protection of environmentally sensitive areas through appropriate performance measures. Such an overlay may incorporate the transfer development features of the present City ordinance applying to wetlands and may expand the transfer of development rights to other environmentally sensitive areas. In light of the future land use designations, areawide rezonings should be initiated by the City Council and/or Planning Commission to create additional vacant land zoned for higher density single-family detached housing (i.e., rezoning from the R-lB, R-1 C and R-ID districts to the R- IA district or new cluster housing district). The Planning Commission and City Council would also entertain rezonings in commercial revitalization areas upon application of the property owner for commercial development compatible with the surrounding area. Finally, the Development Review Guidelines and the Future Land Use and the Major Thoroughfare Plan maps of the Comprehensive Plan Update should continue to be incorporated into the rezoning process to assess the compatibility of the proposed rezoning with the Comprehensive Plan. ♦ I Actionsffimetable The following changes should be examined and implemented within existing staff resources with the next three years (and on an on-going basis in the case of rezonings): I I) 2) I 3) I 4) I 5) I I The entertainment of rezonings in commercial revitalization areas upon application of the property owner for commercial development would be an on-going and long-term effort. b. I I ♦ I I Subdivision and Condominium Regulations Strategies Modifications to the subdivision regulations may be studies to include: I) 2) 3) I I Creation of additional planned development districts covering office and industrial uses. Creation of a new planned unit development district that allows a range in residential types parallel to the present Planned Development (PD) district, but, unlike the present Planned Development district, limits non-residential uses to retail and/or office uses to less than twenty percent (20%) of the land area. Investigation of an environmental overlay district, complementing the present Flood Hazard District, to address the protection of environmentally sensitive areas through appropriate performance measures. Initiation of areawide rezonings by the City Council and/or Planning Commission to create additional vacant land zoned for higher density single-family detached housing (i.e., rezoning from the R-lB, R-IC and R-lD districts to the R-IA district or new cluster housing district), as well as other rezonings consistent with this Comprehensive Plan. Incorporation of the Development Review Guidelines, the Future Land Use map and the Major Thoroughfare Plan map of the Comprehensive Plan Update into the rezoning process to assess the compatibility of the proposed rezoning with the Comprehensive Plan. ♦ On-going review of development regulations to ensure appropriate minimum development standards and cost-efficient development practices. Requirements for the location and design of bikeways, similar to the treatment of sidewalks. Review of current sidewalk requirements for a more comprehensive policy. Actionsffimetable Review and modification of the subdivision regulations should be accomplished with existing staff resources as soon as practical. PORTAGE COMPREHENSIVE Pi.AN UPDATE : MASTER PLAN REPORT (FlNAL) 13-6 �r r 2. I I ♦ Capital Improvement and Other Expenditure Programs Strategies Appropriate additions should be considered in the context of capital improvement programs to: 1) 2) I 3) 4) I I ♦ Actionsffimetable Appropriate additions should be made to the City of Portage capital improvement program in the Spring of 1997, and annually thereafter, to: I) 2) I I I I 3) 4) I I I Consider the proposed street connection between Lovers Lane and Portage Road; Consider an additional street connection from Shaver Road eastward to encourage industrial development; Add sidewalk and landscaping improvements in the Westnedge Avenue commercial revitalization area between Centre A venue and Shaver Road; and Program major street projects consistent with the Kalamazoo Area Transportation Study's Transportation Improvement Program and Long Range Transportation Plan. Because 12th Street, Portage Road, Sprinkle Road and Centre A venue (between Westnedge Avenue and Sprinkle Road) are maintained by the Kalamazoo County Road Commission (KCRC), the City of Portage should work with the Kalamazoo County Road Commission to include within their transportation improvement program: 1) 2) I Consider a street connection between Lovers Lane and Portage Road in the area between Milham A venue and Centre A venue; Consider an additional street connection from Shaver Road eastward to encourage industrial development; Add sidewalk, landscaping and roadway improvements in the Westnedge Avenue, Portage Road and Sprinkle Road commercial revitalization areas; and Accomplish major street improvement projects as identified in Kalamazoo Area Transportation Study's Transportation Improvement Program and Long Range Transportation Plan. 3) The addition of sidewalk and landscaping improvements in the Portage Road commercial revitalization area between 1-94 and Milham A venue. The addition of sidewalk and landscaping improvements in the Sprinkle Road commercial revitalization area between Gray Street and south of Wells Street; The addition of a center left-turn lane, sidewalk and landscape improvements to the Portage Road commercial revitalization area between Centre A venue and Emily Drive; and Within existing staff resources (complemented with professional service contracts), the City of Portage should investigate a variety of tools to acquire an interest in the property within the Portage Creek Flood Hazard Area from Portage Bicentennial Park at Milham Avenue to Kilgore Road and prepare an implementation strategy addressing implementation responsibilities and funding sources. Annually through the Capital Improvement Program, and with appropriate assistance through professional service contracts, the City of Portage should investigate a variety of tools to acquire an interest in the property to preserve the greenway corridors proposed in the Comprehensive Plan Update and prepare an appropriate strategies for implementation. I I I PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (fiNAL) 13-7 �r r 3. ♦ I I I I Property Redevelopment Programs Strategies To facilitate the redevelopment of existing areas for high density residential, office and commercial purposes, the City of Portage should further consider the timing and level of commitment to each of the residential redevelopment area and the Portage Steel property. The primary residential area of concern is the western 10 acres of the Della/Ruth neighborhood fronting existing Westnedge Avenue commercial that is designated for future comparison business. ♦ Actionsffimetable When development/redevelopment opportunities are presented for the Della/Ruth area and the Portage Steel property, the City of Portage Planning Commission should consider appropriate Jong-term redevelopment programs with recommendations addressing the appropriate geographic boundaries, level of public financial commitment and funding strategy (when appropriate), implementation responsibilities and timing prior to: I I) 2) I I I I I I I I I I I I 4. ♦ Redevelopment of the Portage Steel property on the southeast Corner of Centre Avenue and Shaver Road for commercial purposes; or Redevelopment of the western one-third of the Della/Ruth residential area for commercial purposes. Property Interest Acquisition Programs Strategies To facilitate the protection of the Portage Creek Flood Hazard Area from Milham A venue to Kilgore Road, the City of Portage should investigate a variety of tools to acquire an interest in the property for preservation of the 100-year floodplain. Such tools range from land acquisition to the dedication of conservation easements by private property owners, and the most appropriate tool will depend upon the tax situation and attitude of individual property owners. To accomplish the greenway linkages, the City of Portage should investigate a variety of tools to acquire an interest in the property. In the case of the Consumers Power property running east-west through the City, the City should investigate the extent to which the property may be used as a linear park. Liability, improvement and maintenance responsibilities will have to be defined and addressed. To further protect the 100-year floodplain and associated environmentally sensitive areas, the City may wish to investigate the dedication of conservation easements with tax and transfer development rights incentives by private owners. Further, when ever private development occurs along any creek, the property owner should be requested to place the 100-year_floodplain in an easement. ♦ Actions/fimetable Within existing staff resources (complemented with professional service contracts, as appropriate), the City of Portage should annually investigate, in the context of the Capital Improvement Program, a variety of tools to acquire an interest in the property for the protection of the Portage Creek Flood Hazard Area from Milham A venue to Kilgore Road and prepare an implementation program addressing responsibilities and funding sources. Also, the City of Portage should investigate a variety of tools to acquire an interest in other properties within the 100-year floodplain, and prepare an implementation program. 5. Revenue Policies No changes are recommended to the present exercise of revenue policies. Such policies are in the purview of the Portage City Council. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 13-8 �r I I I I I 6. Listing of Implementation Recommendations a. Overview During the process of updating the Comprehensive Plan, recommendations have evolved on strategies and actions to move the Plan toward fulfillment. The end result is the effective use of community physical resources to meet the housing, employment, recreation, health and cultural needs of the community consistent with the future vision for the community embodied in the "goals and objectives" of the Comprehensive Plan. Many of the recommendations on the logical pattern of future land use and the provision of transportation and utility infrastructure and community facilities support desirable future land uses as geographically displayed in the Future Land Use map. Each of the comprehensive plan functional elements or the cumulative effect of these elements provides the foundation for the land use recommendations reflected in the Future Land Use map. Other recommendations in the Comprehensive Plan functional elements affecting location, type, timing and intensity of land use cannot be readily reflected in a static Future Land Use map, and are addressed in this section. These recommendations encompass: • I • • I • • • I I I • b. Adjustments and modifications to land use controls and the development review and approval process. The physical development of the transportation and utility infrastructure and community facilities that are the foundation of Portage's Capital Improvement Program. Incentives to facilitate through the private sector the preservation of housing and unique environmental resources, revitalization of commercial and industrial areas, and redevelopment of obsolete structures and areas for more viable structures and uses. Actions and incentives to facilitate the provision of housing opportunities for all income levels. Actions and incentives to preserve and attract job opportunities. Acquisition of property rights or interests to provide transportation/utility infrastructure and community facilities and to protect unique natural, historic and cultural areas. Revenue policies to provide incentives and the infrastructure to support the desired future land use pattern, housing, employment and preservation objectives of the community. Listing The implementation recommendations by topical area associated with the "goals" of the Comprehensive Plan Update appear in Table 13-1. This table is intended to provide a checklist for recommendations of the Comprehensive Plan and to make these implementation activities more visible as a means by which to gauge progress toward their achievement. I I I I I I I PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 13-9 �------------ ... .. --- ~ .... Table 13-1 IMPLEMENTATION RECOMMENDATIONS Goal Category 1. Land Use a. General Strategy • Integrate the Comprehensive Plan into the on-going development review and approval process with each action/decision. • Conduct a yearly workshop to review the Comprehensive Plan for needed amendments, and conduct a major update of the Comprehensive Plan every five years. • Develop a Comprehensive Plan "Guidelines" checklist to determine the conformity of development proposals with the Comprehensive Plan and to identify remedial actions to bring the proposed development into conformity . • • Selectively rezone existing residential, commercial, and industrial zoned properties not consistent with the Future Land Use Plan. In reviewing the rezoning, consideration should be given to whether or not the property is occupied or vacant, creation of nonconformities, protection of adjacent residential uses and others. b. Residential • See Section 5. Housing below. c. Office • Preserve large vacant sites for office, facilitate the transition of residential uses to office uses in designated office corridors, and create a rezoning mechanism to ensure compatibility with surrounding land use. • Consider a "planned office" zoning district applying it to larger tracts of land; identify and rezone tracts for hi-tech and research uses; and selectively rezone parcels in the Centre Avenue and Milham Avenue corridors for office. • Preserve prime vacant commercial sites. • Apply the "commercial planned district" to larger vacant sites in the Westnedge Avenue and Portage Avenue Commercial Corridors. • Entertain or initiate commercial rezonings in the four Commercial Revitalization areas. • Favor the application for B-1 Local Business District rezoning rather than B-2 District or B-3 District in the Secondary Commercial nodes. • Examine the feasibility of rezoning vacant land and structures in the Secondary Commercial nodes to B-1 if they have more intense business or industrial zoning. • See Section 3. Economy/Market Place below. d. Commercial PORTAGE COMPREHENSIVE Pl.AN UPDATE: MASTER Pl.AN REPORT (FINAL) 13- 10 �I- - - - - - - - - - - - .. - .. ... .... ... ~ Table 13-1 (Continued) IMPLEMENTATION RECOMMENDATIONS • Strate2v Preserve prime vacant industrial sites and encourage the revitalization or redevelopment of older industrial sites in the two Industrial Corridors . • Selectively rezone vacant properties in the two Industrial Corridors . • See Section 3. Economy/Market Place below . • Goal Cate2ory e. Industrial . f. Public g. Recreation/Open Space • See Section 7. Community Facilities below . See Section 2. Natural/Cultural Resources below . h. Special Districts/Corridors • Ensure appropriate future land uses in the event that any State Game Preserve area becomes surplus property . • Prepare an updated City Centre Area plan that reviews the interrelationship between land uses and recommends actions to create vibrant mixed use area of public, quasi-public and residential uses with supportive retail. • Continue the development of a program to protect environmentally sensitive areas. • Continue the best management practices associated with site design to protect streams and public drinking water well-heads . • Consider programs for environmentally sensitive areas and areas within the Flood Hazard Area including voluntary dedication of easements with appropriate tax advantages, required dedication of easements when expanded land use rights are requested (e.g., rezonings and subdivisions); acquisitions; and purchase of easements in developed areas. • Consider a program of incentives and intervention actions to preserve historic structures and landmarks in conjunction with the Historic District Commission. • Consider a historic preservation program that encompasses the dedication of easements with tax benefits, a cooling-off period prior to demolition to pursue alternative owners and uses, and an public acquisition component in conjunction with the Historic District Commission. 2. Natural/Cultural Resources a. Natural Environment b. Manmade Environment PORTAGE COMPREHENSIVE Pt.AN UPDATE: MASTER Pl.AN REPORT (FINAL) . 13- 11 �,_ - - - - - - - - - - - -- ... .. ... -- -- ~ Table 13-1 (Continued) IMPLEMENTATION RECOMMENDATIONS Goal Catee:orv c. Recreation/Open Space d. Cultural/Entertainment 3. Economy/Marketplace a. Business Climate b. Business Support Stratee:v • Consider a program for acquisition and development of park land for active recreation with grassroots support from the residents of the area. • Consider a program for appropriate indoor recreation activities for community residents . • Continue the programs to enhance existing park, recreation and natural community resources . • Update the Recreation/Open Space Plan consistent with the requirements of the State of Michigan to ensure funding services . • Continue the programs to enhance existing park and recreation facilities . • Consider a comprehensive greenway plan identifying the properties, uses, methods of acquiring interest in properties (ranging from voluntary dedication of easements and right of access to acquisition of all property rights), and a viable financing program. • • Support cultural facilities and programs developed by the Parks Board in the context of the Comprehensive Plan, when aooropriate . Continue the commercial and industrial sites inventory with annual updates to support economic development efforts preserving and attracting businesses, and the preservation of commercial and industrial sites. • Regularly examine the development review process and the business resources package of the City of Portage relative to other jurisdictions and make appropriate adjustments. • Annually review the Capital Improvement Program priorities . • Continue the expansion of sanitary sewers in the Shaver Road and Sprinkle Road Industrial Corridors and Portage Commerce Square. • Coordinate with the Kalamazoo County Road Commission road and sidewalk improvements along Centre Avenue, Sprinkle Road, and Portage Road commercial areas. • Consider development of an infrastructure plan and improvement program for the Shaver Road Industrial Corridor. • Continue to participate in area-wide annual surveys and visitations of major businesses in Portage and provide an inventory of vacant sites and structures for business retention and recruitment. PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) . 13- 12 �- - - - - - ·- - - - - ... lllli .... llllli ... .... ... -- Table 13-1 (Conti.n ued) IMPLEMENTATION RECOMMENDATIONS Goal Category c. Revitalization and Redevelopment d. Regional Coordination 4. Housing • Strate2v Consider development of a program for preparing revitalization plans for the four Commercial Revitalization areas cove ring appropriate rezonings, public infrastructure improvements and financi al assistance and incentive programs. • Monitor private sector initiatives and address the timing and nature of public intervention for the redevelopment of residential areas such as the western one-third of the Della/Ruth area proposed for commercial. • Monitor private sector initiatives and encourage a redevelopment feasibility study of the Portage Steel property. • Consider development of a program to prepare corridor-wide rezoning plans for the office corridors along Centre Avenue and Milham Avenue. • Continue active participation in the business retention and recruitment efforts with the area-wide economic development agency. • Consider, with neighboring jurisdictions, economic development programs benefiting the community, when appropriate. • Consider rezoning planned areas to R-1 A or a new cluster housing district to create smaller lot neighborhoods. • Consider a planned mixed use district where the retail/office component is limited to less than 20% of the area. • Selectively rezone areas to the R-1T, RM-I and RM-2 districts to create a dispersed range of densities and housing types . • Protect viable residential areas from the inappropriate intrusion of non-residential uses. • Ensure the residential flavor of Portage through appropriate regulations, development project reviews, dissemination of information and ensuring public input. Continue housing winterization, comprehensive code enforcement, rehabilitation and paintup/fix-up programs. a. Residential Character b. Preservation and Maintenance • c. Development and Revitalization • Continue to implement the findings in the Housing Study/Needs Analysis (1993), including the annual Consolidated Plan . See 3.d. above. • Through the C.I.P. program, continue efficient and quality public services to accommodate housing growth. • Continue to utilize national and state recognized construction codes to ensure appropriate housing construction. • Continue innovative efforts which encourage the creation of housing opportunities through: assist non-profit organizations, tax exemption when appropriate, restoration of City acquired housing, and support of fair housing activities. • PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 13- 13 �(- - - - - - - - - - - - - ... -- ... 1111111 1111111 . ..... Table 13-1 (Continued) IMPLEMENTATION RECOMMENDATIONS Goal Cate2orv 5. Transportation a. Roadways b. Alternative Modes c. Bikeways/Wallcways • Strate2y Annually review the progress on proposed road improvements in the Portage Capital Improvement Program, and KATS Transportation Improvement Program. • Consider and plan for new roadways for development of the Shaver Road and Sprinkle Road Industrial Corridors. • Ensure adequate roadway facilities to accommodate new and expanded development through development project review. • Annually prepare the Major Thoroughfare Plan Status Report. • Continue to evaluate development projects within the Preservation, Conservation and Protection Corridors identified in the Major Thoroughfare Plan. • Undertake an alignment study for a street connection between Romence Road Parkway at Lovers Lane and Portage Road. • Update the socioeconomic data by travel analysis zone to reflect the future land use plan as part of the three-year update of the KATS Travel Model and review the adequacy of roadways and committed roadway improvements in Portage. • Require traffic impact studies for major developments to define the adequacy of roadways and to define necessary improvements and improvement responsibilities. • Continue to implement the access management program minimizing driveway entrances and emphasizing shared driveways and internal connections between adjacent parking areas. • Consider development of site design standards for alternative modes of transportation and incorporate them into the site design review process. • Through the development review program, ensure a site design that facilitates alternative modes of transportation. • See 5.b. above. • Review and modify all regulations to consider the addition of bikeways and sidewalks. PORTAGE COMPREHENSIVE Pl.AN UPDATE: MASTER Pl.AN REPORT (FINAL) 13-14 �1- ) - I _, - - l - --- I .... .... ... ... -i illaq ... -. -'!I Table 13-1 (Continued) IMPLEMENTATION .RECOMMENDATIONS GoaJ Category d. Railroads/ Airports • Strategy If abandoned rail right-of-way becomes available, conduct a corridor study to investigate reuse for transportation and recreation purposes. • Continue to participate in cooperative planning efforts with the Kalamazoo/Battle Creek Airport as appropriate . • Annually coordinate utility infrastructure improvements through the C.I.P . • Continue planning activities to protect existing water resources through continued implementation of the storm water master plan and wellhead protection plan. • Continue to guide development to areas of the City served by adequate public water and public sewer. • Consider establishing a mandatory water hook-up program . • Consider a program to require underground electric and telecommunication utilities . • Consider a program to require high-technology utility infrastructure for all developments . • Continue to maintain the existing public infrastructure . d. Parks and Cemeteries • See 7.a. below . e. Health • See 7.a. below . f. Cultural/Entertainment • See 7.a. below . • Prepare an updated City Centre area plan that provides for future governmental facilities . • In the annual C.I.P., continue to identify land needs for government facilities including cemeteries . b. Public Protection (police, fire , EMS) • Locate a site for a future fire station in the vicinity of Westnedge Avenue and Bacon Avenue to serve the southern portion of the City. c. Educational • Continue to regularly coordinate facility needs with appropriate units of government. 6. Utility Infrastructure a. General 7. Community Facilities a. General Government . W :\1600\mastrpt\tablel 3.1 PORTAGE COMPREHENSIVE PLAN UPDATE: MASTER PLAN REPORT (FINAL) 13-15 � 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 Portage_Master-Plan_1996 Creator An entity primarily responsible for making the resource Portage City Planning Commission, City of Portage, Kalamazoo County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1996-08-15 Title A name given to the resource Municipal Comprehensive Plan Update, Master Plan Description An account of the resource The Municipal Comprehensive Plan Update, Master Plan was prepared by the Portage City Planning Commission with assistance from The Corradino Group and was adopted on August 15, 1996. Contributor An entity responsible for making contributions to the resource The Corradino Group (consultant) Subject The topic of the resource Master plan reports Portage (Mich.) Kalamazoo 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/1b38ae7ce76202919b6ce3ad1f5a6cae.pdf b18868610b01342d9e3de4470bbfeb47 PDF Text Text PONTL\C '.2010 A ~'E\V REALIT1.· A Comprehensive Plan for the City of Pontiac. i\lichigan �FRO M THE LIBRARY OF Pl ann:n6 B< Z::.,1:nJ Center; Inc~ PONTIAC 2010 A NEW REALITY A Comprehensive Plan for the City of Pontiac, Michigan City of Pontiac Planning Commission The development of this Plan was made possible through funding from the: • • • l..· Economic Development Division, Oakland County, MI. Tax Increment Finance Authority, Pontiac, MI. Community Development Block Grant Program, Pontiac, MI. �CITY OF PONTIAC, MICHIGAN Wallace E. Holland, Mayor PLANNING COMMISSION Robert English, Chairperson James McMillan, Vice Chairperson Sharon Brooks Nicholas Dinkins Alice Griffin Jules Lavalais Jean Milton, Past Vice Chairperson Dorothy Quince Daniel Rath OFFICE OF LAND USE AND STRATEGIC PLANNING Owen E. Winnie, A.I.C.P., P.C.P., Administrator Richard Hahn, A.I.C.P. , P.C.P., Planner III Larry Lewis, Planner III (deceased) Douglas Borisen, Graphics Coordinator Maryann Burnett, Secretary CITY COUNCIL John P. Bueno, District 3, President Everett Seay, District 7, President Pro-Tern W. Campanella Russell, District 1 Peter V. Tenuta, District 2 Michael E. Willis, District 4 Clarence Phillips, District 5 Tracy A. Miller Sr., District 6 PLANNING CONSULTANT Robert K Swarthout, Incorporated 2151 Livernois, Suite 320 Troy, Michigan 48083 400 South Dixie Highway, Suite 121 Boca Raton , Florida 33432 �TABLE OF CONTENTS PAGE Chapter 1 RESIDENTIAL AREA LAND USE POLICIES with Related Data and Analyses ....................................................................................... 1.1 Chapter2 OFFICE, RETAIL and OTHER COMMERCIAL AREA LAND USE POLICIES with Related Data and Analyses ....................................................................................... 2.1 Chapter3 URBAN DESIGN POLICIES for THOROUGHFARES with Related Data and Analyses ....................................................................................... 3.1 Chapter4 INDUSTRIAL LAND USE POLICIES with Related Data and Analyses ....................................................................................... 4.1 Chapter5 THOROUGHFARE and TRANSIT POLICIES with Related Data and Analyses ....................................................................................... 5.1 Chapter6 PARK and RECREATION POLICIES with Related Data and Analyses ....................................................................................... 6.1 Chapter 7 PONTIAC CIVIC CENTER ANALYSIS and PRELIMINARY OPTIONS and CONCLUSIONS .............................................................. 7.1 Chapter8 GROWTH ENHANCEMENT POLICIES and DEVELOPMENT POTENTIAL REPORT A Summary of Findings with Pertinent Policies ............................................................ 8.1 Chapter9 HIGHWOOD and SILVERDOME INDUSTRIAL PARKS ECONOMIC DEVELOPMENT POLICIES with Related Data and Analyses ....................................................................................... 9.1 Chapter 10 SILVERDOME STADIUM SITE LAND USE and ECONOMIC DEVELOPMENT POLICIES with Related Data and Analyses ..................................................................................... 10.1 Chapter 11 HISTORIC PONTIAC A Personal Architectural View by Edward D. Francis, F .A.I.A. ................................. 11.1 �TABLE OF CONTENTS PAGE Chapter 12 CLINTON VALLEY SITE LAND USE and ECONOMIC DEVELOPMENT POLICIES with Related Data and Analyses ..................................................................................... 12.1 Chapter 13 DOWNTOWN LAND USE, URBAN DESIGN and ECONOMIC DEVELOPMENT POLICIES with Related Data and Analyses ..................................................................................... 13.l Chapter 14 FUTURE LAND USE MAP and MAP POLICIES with Related Explanations ............................................................................................... 14.l ~ ~ ~ ~ ~ ~ ~ ~ ~ \ ~ ~ ~ ~ ~ ~ �Chapter 1 RESIDENTIAL AREA LAND USE POLICIES _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Following this introduction, the chapter is organized into two main sections entitled "Residential Policies" and "Backgrowid Information." The residential policies are grouped into seven residential policy clusters. Each residential policy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. The seven policy clusters are as follows: Cluster 1: Encourage New Residential Development Cluster 2: Protect Existing Residential Development Cluster 3: Help Meet Housing Assistance Needs of Low Income Residents Cluster 4: Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities Cluster 5: Policies for Specific Sites and Sub-Areas in Residential Planning Area 1 Cluster 6: Policies for Specific Sites and Sub-Areas in Residential Planning Area 2 Cluster 7: Policies for Specific Sites and Sub-Areas in Residential Planning Area 3 Residential Policy Cluster 4 is particularly important. It calls upon the City of Pontiac to prioritize its neighborhood improvement efforts based on one of five strategies which are detailed in individual Cluster 4 policy statements. Clusters 5, 6 and 7 provide policies which are particularly applicable to concentrating improvement efforts on Residential Planning Areas 1, 2 or 3, respectively. Clusters 5, 6 and 7 also contain policies which could well be applied city-wide whether or not revitalization efforts are to be focused on the Residential Planning Area with which they are associated. The "Background Information" section contains two important analytical maps and related explanatory material. The two maps are entitled "Neighborhood Development, Redevelopment and Rehabilitation Areas" and Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities." The first of theses two maps synthesizes a good deal of data about the character of the city's residential areas. The second map sets forth areas where five different revitalization policies might be appropriate. Although it contains policy recommendations, this map is considered background information rather than a policy document per se because it would be impossible to fully implement its policy suggestions within the city's resource limits. The additional priority setting called for in Policy Cluster 4 is required. Chapter 14 of this plan contains additional residential land use policies . The policies in Chapter 14 relate particularly to the Future Land Use Map. Page 1.1 �RESIDENTIAL POLICY C L U S T E R S - - - - - - - - - - - - - - - - - - - - Residential Policy Cluster 1: ENCOURAGE NEW RESIDENTIAL DEVELOPMENT The city should set its sights on good quality single-family housing by tapping the private market potential which is within its reach. The primary thrust of this plan is to encourage new homes in the upper ranges of moderately priced units. The objective is to provide housing opportunities for the middle income population. A housing market study was conducted during the early stages of the preparation of this plan. The market study reported that new houses of 1,500 square feet on 65 foot lots could be delivered in Pontiac for between 15 and 20 percent less than the same size home and lot in Waterford or Auburn Hills. The study also pointed out ... "there are relatively few existing opportunities for large lot residential development in the city. While 8,000 to 9,000 square feet (say 70 feet x 130 feet) may be common in suburban areas, they are an exception in the City of Pontiac. Consideration should be given to the platting and development of a large lot subdivision by a public or quasi public body. The finished lots could be made available to custom home builders, initially at less than market prices." The new Land Use Plan has identified a corridor, primarily north of Walton Boulevard, with a small pocket just south of Galloway Lake, for residential use at five units per net acre. This area contains a considerable amount of vacant acreage parcels and affords the city the best opportunity in which to achieve this goal. Aggressive code enforcement efforts are needed in order to stimulate new housing construction as well as to protect existing housing resources. The existing housing stock must be protected from further decline not just for its own sake but in order to stimulate new construction. Past declines in maintenance standards for the existing housing stock has be a serious damper for new housing construction. Continued decline will be a serious damper for future new housing. Specific policies which the city should pursue in order to protect its existing housing stock are listed below and explained in detail in Residential Policy Cluster 2. The city should enact and vigorously enforce an inspection-on-sale program for all housing units, particularly owner-occupied units. 1 An "existing housing code" with somewhat lower standards than applicable to new construction should be enacted by the city as the standard for an inspection-on-sale program. I l The city should enact and vigorously enforce a periodic inspection program for all rental housing units. The rental inspection program should put speci~l focus on inspecting conversion rental units. The cost of inspections can and should be fully born by inspection fees. The city should vigorously enforce minimum standards for the upkeep of private yards. The city should set moderately high minimum area requirements for single-family lots in newly developed areas. Moderately large lots would give the city a single-family residential asset that will be increasingly rare in areas with higher land costs. This plan recommends a standard of approximately 6,200 square feet per lot for most of the city and a standard of approximately 8,700 square feet per lot in northern portions of the city. Page 1.2 1 �The city may, at times, accept single-family attached condominium housing in lieu of single-family detached housing. The residential market study conducted during preparation of this plan noted that the potential for new attached condominium housing is stronger than the detached single family potential. Two- and three-bedroom units ranging from 1,000 to 1,200 square feet can probably be delivered for five to 30 percent less than new low-priced starter single-family homes. Condominium associations offer assurance that maintenance standards will be uniform and acceptable to potential buyers. Quadraplex clusters or townhouse-type units are most likely to be desired. Stacked flat and apartment-type condominium projects are not likely to be successful. The city should be willing, as a matter ofpolicy, to make all required off-site infrastructure improvements necessary to realize new housing construction potential. The housing market in Pontiac is not strong enough to support off-site infrastructure improvements. New private market housing will not develop unless the city makes any necessary off-site infrastructure improvements. This policy commitment is intended as a commitment in principal, not a binding pledge. It is intended that the city weigh all relevant facts before committing to any specific off-site improvements to facilitate a particular housing project. The Pontiac Community Development Department believes that consideration should be given to using tax increment financing revenues for such infrastructure improvements, where eligible. The city should concentrate infrastructure improvements meant to stimulate new private market housing in carefully selected areas. Individual infrastructure expenditures designed to stimulate new housing should be coordinated with each other and should be coordinated with comprehensive neighborhood improvement strategies. Residential infrastructure expenditures could be concentrated north of Walton Boulevard where there are many prime locations for new owneroccupied development. Residential infrastructure expenditures could also be concentrated in key revitalization areas; vacant and redevelopment sites near Crystal Lake offer strong potential. The city should use Michigan's Blighted Areas Act to facilitate better land configurations for residential development. There are a number of parcels in the city which, if combined with neighboring parcels, would create larger tracts better able to accommodate desirable, market rate housing. Michigan's blighted areas act provides municipalities with the authority to condemn, acquire and rep lat such vacant land and then put it on the market for private development. The city should resist the development of less desirable uses on or near sites that have strong potential for owner-occupied residential development. Mobile home development and non-residential development should be resisted on prime single-family sites. In particular, mobile home and non-residential development should be avoided on the residential sites this plan designates north of Walton Boulevard. Such development should also be avoided on the residential sites near Crystal Lake and other desirable lakes. The city must use moral persuasion and information plus whatever economic clout it has to encourage lenders to appraise new housing based on comparable new housing sales rather than on older housing sales. New residential construction simply will not occur unless lending provides a reasonable proportion of the financing. As of 1989, a new home in Pontiac typically appraised for 25 percent below construction cost. This is partly because Pontiac is perceived as a relatively high risk housing market. It is also because there was at that time practically no sales of new housing. Moral persuasion should be carried out between the highest levels of city government and bank administration. Information can be provided to banks if the city would retain the services of an independent appraiser to monitor housing sales and report to banks Page 1.3 �on positive as well as negative trends. The city's econormc clout includes how it allocates its own banking business and how it can persuade others to allocate their banking business. The city should use its influence with the school board and other relevant decision makers to establish neighborhood schools and magnet schools as the norm in Pontiac, and to eliminate bus sing for the purposes of racial balance. Significant new residential construction simply will not occur unless people with the resources to exercise housing choice are more satisfied with Pontiac schools than they or current residents have been in the past. The need for neighborhood and magnet schools was very strongly expressed during focus group meetings with Pontiac residents leading to the preparation of this plan. Participants in these focus groups expressed dissatisfaction with bussing, which was perceived to have chased many desirable families , both black and white, out of Pontiac or at least out of Pontiac public schools. Neighborhood schools are schools attended by people living in the immediate neighborhood. The neighborhood school concept applies particularly to elementary schools. Magnet schools are schools which are open to and which attract students from the entire district because they offer a specialized or otherwise superior educational program. The city's property tax burden should be lowered. New construction of existing housing and private investment in older housing will be seriously retarded unless the city's property tax rate is lowered. An 81 mill rate was in effect at the time this plan was under preparation. This rate is greater than the market will support, in no small measure because the value received is not perceived to justify the cost. This is particularly so with respect to schools. The city must do all that it can to effectuate lower rates even though it is directly responsible for only about one-fourth of the overall rate. Infill housing is desirable when it is compatible in design and scale with the existing neighborhood into which it is placed. Pontiac has about 2,800 vacant lots. Most prospective home buyers will not pay new construction costs in older subdivisions. In the most desirable westside areas, compatible new homes can not be constructed for acceptable prices. Infill compatibility can be readily achieved in an area of well-kept bungalows. The city may, at times, accept new rental housing development in lieu of new owner occupied housing. This policy will enable the city to take advantage of existing market realities to attract new development. At the time this plan was prepared, the potential for new rental development was strong and expected to remain so for the foreseeable future . W oodcrest Commons and Bloomfield on the River have been renovated and\.eceived good market success. Their success indicates that better-quality rental developments can be accepted in Pontiac by middle-income households. Crystal Lake Apartments plus three north-end projects are expected to put 600 new rental units on the market by the end of 1990. Successful rental projects will be priced under the market of surrounding communities. Successful rental projects will be visible and accessible to employment and/or natural amenities. About one-fourth of the rental demand will come from the elderly. This demand can be satisfied with smaller units. Multiple-family housing development should be given priority in areas with the least potential for owner-occupied housing. The subdivision review process and the site plan review process should be used to help ensure good design of both single-family and multiple-family residential development. The subdivision ordinance should incorporate both quantitative and qualitative standards of subdivision design; all single-family detached and two-family subdivisions should be reviewed based on those standards. The zoning ordinance should establish quantitative and qualitative standards of site Page 1.4 �design for single-family detached and two-family condominium developments ; all such developments should be reviewed based on those standards. Finally, the zoning ordinance should establish quantitative and qualitative standards for all types of multiple-family residential and nonresidential development; all such development should be reviewed based on those standards. Qualitative standards are sometimes called discretionary standards. In Michigan law, qualitative or discretionary site plan review standards are standards which can be determined to have been fulfilled only by exercising discretionary judgment. Michigan law specifies that, if reasonable discretionary judgment determines that all qualitative standards have been met and if all applicable quantitative standards have also been met, then site plan a pproval must be granted . Residential Policy Cluster 2: PROTECT EXISTING RESIDENTIAL DEVELOPMENT Protecting the substantial value in the city's existing housing stock is the most important and feasible housing policy the city can pursue. It is easier to protect the value of existing housing than to create new housing assets from scratch, at least from a long term perspective. In the short run, new housing can be built and existing housing rehabilitated, thus creating new housing assets. However, these assets will not be enduring unless the city is willing and able to ensure protection of its existing housing stock with appropriate code enforcement. Value is strongest in the west and north sides of town. A substantial number of homeowners have taken out home improvement loans in these areas , according to the housing market study conducted while this plan was in preparation. The city should enact and vigorously enforce an inspection-on-sale program for all housing units, including owner-occupied units. One of the ways to ensure maintenance of the existing housing supply is to require every house and apartment in the city to be inspected and brought up to code every time it changes ownership. An "inspection-on-sale" program requires periodic reinvestment in homes at the time when equity is freed due to a sale. Thus no one who has a home is forced out by a requirement to bring it up to code. A certificate of occupancy must be issued before a new owner can move into or rent a property. The certificate of occupancy is given only after the building has been inspected and found in compliance with all relevant codes. It is usual to allow seller and buyer to negotiate who pays for bringing a house up to code. Sellers who wish top dollar will get an inspection and make necessary repairs prior to negotiating a sales contract. They can then be issued a certificate of occupancy good for any new owner. The certificate of occupancy can be good for six months or a year. Prospective buyers then know that they can move in without another inspection. Alternatively, sellers can provide prospective buyers with inspection results and negotiate a sales price based on both parties expectations and estimates for the cost of the work. At the same time, it increases the willingness of owners to invest the money necessary to keep their house in reasonably good condition since it assures them that other owners in the neighborhood will be doing the same. Inspection-on-sale programs have been successful in other cities, including Detroit and Dearborn. An "existing housing code" with somewhat lower standards than applicable to new construction should be enacted by the city as the standard for an inspection-on-sale program. Many, if not most, of the city's older housing units were originally constructed to standards far below those applied by new construction codes. It is not feasible that these older houses be brought up to new construction code standards. The existing housing code should include minimal health and safety standards, standards which are less demanding than those of the city's new construction code. The existing housing code should include appearance standards that will ensure neat and well maintained exteriors and paved areas. Page 1.5 �The city should enact and vigorously enforce a periodic inspectio_n program for all rental housing units. Past efforts have been inadequate to prevent substant:ial deterioration in the rental housing stock. Therefore, it will be necessary to vas tly expand the scope of past rental inspection efforts . Every rental unit should be immediately identified by a survey of building permits, utility records and field conditions. Then every rental unit should be inspected each year. That means more inspectors will have to be hired. The cost of these inspectors can and should be fully born by inspection and/or rental housing licensing fees. Fees should be kept in a special ear-marked account, not in the general fund. The general fund should provide seed money to get the rental inspection program started. The rental inspection program should put special focus on inspecting conversion rental units. Conversion of single-family structures to multiple-family structures has produced serious housing problems. Many conversion units are way below current code standards and only marginally suitable to living requirements. They often receive inadequate ongoing maintenance which results in accelerated deterioration. Deterioration and overcrowding ultimately results in neighborhood decline. Therefore, it is particularly important that conversion rental units be identified and incorporated in a rental inspection program. A systematic field survey may be needed. Individuals, block clubs and community organizations should encourage residents to report conversion units. Building permit and utility records should be periodically checked to identify unauthorized conversions. Any change to an existing building which increases the number of residential units should be subject to special scrutiny to ensure that minimum housing standards are met. Something like the Federal Housing Administration's Minimum Property Standards, no longer thought necessary for Federal housing insurance programs , may be very necessary and appropriate for City of Pontiac rental units. The availability of large old homes in areas which are not desirable for single-family housing is a factor which stimulates conversion. Conversion is most prevalent in the two blocks around Wide Track Drive. Residential Areas 2 and 3 are where most conversion and rental unit maintenance problems exist. The cost of inspections can and should be fully born by inspection fees. It is not feasible to finance an inspection on sale program from the general fund. Nor is it possible to operate an inspection on sale program unless the proceeds of inspections are earmarked to cover all costs, including municipal overhead costs directly attributable to the program. A separate account should be established for on-sale inspection income and costs and periodic inspection income and costs. In no instance should inspection income be mingled with the general fund. The city should vigorously enforce minimum stanrt,ards for the upkeep of private yards. Yard debris and inoperative motor vehicles should bring a violation ticket to the owners and/or occupants of offending property. The city should establish a cooperative working relationship with landlords. Over 4,000 of the city's single-family housing units are rental properties. This represents high percentage of the city's entire housing stock. There is no way that the city can be a well maintained, desirable place to live if rental properties are not well maintained. One type of cooperative effort is the Pontiac Community Development Department's on-going program to facilitate rental housing upgrade by providing landlords with rehabilitation loan guarantees funded through the Community Development Block Grant. This program puts the city at risk to the extent of 50 percent of a loan, but leaves the landlord and bank both at risk to the extent of 25 percent each. Landlord and bank risk is necessary to ensure that sound rehabilitation investments are made. Other opportunities for the city to cooperate with landlords should be initiated when opportunities are identified. Page 1.6 'I I 'I II �The city should concentrate its rehabilitation assistance efforts _if they are to be fruitful. If this is not done, then the city's rehabilitation efforts will not stimulate the private investment so essential if Pontiac as a whole is to be revitalized. City government does not have the assets necessary to correct all housing and neighborhood deterioration . It never will. No outside assistance in adequate proportions will ever be available. In concentrating its rehabilitation efforts, the city must carefully select the areas where the efforts will bear the most fruit. All areas of the city are not equally likely to benefit from rehabilitation efforts. The quality of original construction varies throughout the city; the houses in some neighborhoods were built better than those in others. The extent of housing deterioration also varies throughout the city; more houses have deteriorated more severely in some neighborhoods than in others. The presence of neighborhood assets such as parks and desirable non-residential land uses varies from neighborhood to neighborhood. The ability of municipal government to improve neighborhood circumstances by augmenting positives and eliminating or reducing negatives varies from neighborhood to neighborhood. Finally, the city does not have nearly enough resources to correct all housing and neighborhood deficiencies. For all of these reasons, it is absolutely necessary that the city concentrate its rehabilitation assistance efforts in neighborhoods where they can be most effective. The Pontiac Community Development Department should, in consultation with the Mayor and City Council, select a strategy for concentrating rehabilitation and code enforcement efforts. Potentially effective strategies are diagrammed in the map entitled "Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities" and the explanatory text that goes with it. The strategies set forth in this map were based on the analysis summarized on the map entitled "Neighborhood Development, Redevelopment and Rehabilitation Areas." This map and the explanatory text related to it can be consulted for further explanation of the recommended rehabilitation and code enforcement strategies. Federal Community Development Block Grant funds received by Pontiac should be used exclusively for residential and business rehabilitation and other vital neighborhood revitalization activities rather than distributed to sub recipients. The city has very limited Block Grant allocations. The 1989 allocation was 1.4 million dollars; subsequent years will be less. Concentration of Block Grant dollars for revitalization is necessary in order to help ensure their effectiveness. Distribution of Block Grant dollars among eligible but diverse activities will dissipate their impact. In some, but not all cases, large old homes should be converted to serve multiple-family residential use or non-residential uses. Many of the city's large old homes are located in the Seminole Hills subdivision and on local residential streets which are part of the Franklin Boulevard Historic District. These large old homes should be retained for single-family use because the introduction of multiple-family residential use in these areas would be detrimental. Some of the city's large old homes are located in the Fairgrove Historic District. Most of these have already been converted to multiple-residential use. This multiple-residential pattern may already be too well established to alter. Zoning regulations in the Fairgrove Historic District could allow two- or threefamily use, but with high minimum unit size requirements to help ensure good quality units that are consistent with the objective of preserving the historic quality of the district. Other large old homes are located on major thoroughfares and in neighborhoods which are not sufficiently desirable to support single-family residential uses in large structures which are costly to maintain and operate. It is not feasible to require single-family use of these structures. Two-family or three-family residential uses or even non-residential uses could be permitted in some of these locations. However, Page 1.7 �such use should be subject to carefully tailored regulation which protect the architectural integrity of the buildings themselves and the areas in which they are located. Site.design controls should ensure that adequate parking is provided, but not in front yards. Front yard parking should be prohibited because it is aesthetically incompatible with the overall architectural integrity of the site and building. When rear yard parking space is limited, uses should be limited to those which generate minimum parking demand. The intrusion of strip non-residential uses into residential areas should be avoided. The intrusion of strip non-residential uses into residential areas adjoining to the rear is undesirable and should almost never be permitted. Such intrusion usually manifests itself by construction of parking lots on formerly residential lots. In Pontiac, the need to expand strip commercial properties can usually be accomplished on adjacent sites fronting on the same thoroughfare as the use being expanded rather than on adjacent sites to the rear which front on a local residential street. On rare occasions intrusion of non-residential uses into residential areas may be necessary in order to accommodate the expansion of uniquely important employment and tax base assets. Then it should be permitted but regulated to minimize negative impacts. Residential uses should be appropriately screened from the non-residential uses. There are many areas where residential and non-residential uses abut each other or lie across the street from each other. Screening should be ensured by strong screening and buffering requirements in the Pontiac zoning ordinance. Figures 1.1, 1.2 and 1.3 are conceptual illustrations of desirable screening possibilities. They are provided as examples, not as specific recommendations to be incorporated exactly as shown into the zoning ordinance. In addition to property line screening, trash receptacles and outdoor storage areas should be screened and kept neat. It should be possible to incorporate some maintenance and possibly screening requirements in a general ordinance from which no grandfather privileges would be available rather than in a zoning regulation from which grandfather privileges would be available. \ Page 1.8 -- - - -- --- ---- - �Figure 1.1 SCREENING OF RESIDENTIAL USES FROM LARGE-LOT, LOW AND MEDIUM INTENSITY NON-RESIDENTIAL USES ·----~ ·-··A·-·-·-·-·-·- PLAN OPTION 2 4 ~ ~ ELEVATION from RESIDENTIAL SIDE KEY: 1. PAVED and STRIPED PARKING. 2. CONTINUOUS CURB. 3. 4. 5. 6. 7. ADEQUATE OVERHANG DISTANCE; MAY BE GRAVEL or PAVED. FIVE FOOT HIGH MASONRY SCREEN WALL. CONSTRUCTION DISTANCE if NEEDED. PROPERTY LINE SUGAR MAPLE (ten year height 23 feet; mature height 120 feet) or SIMILAR SPECIES. Page 1.9 �Figure 1.2 SCREENING OF RESIDENTIAL USES FROM SMALL-LOT, LOW INTENSITY NON-RESIDENTIAL USES .-:.-.·.-:.-:.-:.-.·.-:.·:.·.1 ·::,:.:-:-:-:-:-:-:•:-:·:-:-:-:·: i :-:·:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-: i ·:-:·:-:-:-:-:-:-:-:-:-:-:-:·:-:-:\ ::/\::::::::::::::::···::::::::::::\::::::::\::::::\:::::::::>l ........... ·.-:.-:::::::::::::.-:.-::, j I I ELEVATION from RESIDENTIAL SIDE KEY: NOTE: 1. 2. 3. 4. 5. 6. 7. REAR YARD LANDSCAPING PROVIDED ON RESIDENTIAL SIDE. NO LANDSCAPING REQUIRED IN REAR YARD OF NON-RESIDENTIAL PROPERTY BECAUSE OF SMALL LOT SIZE AND REQUIREMENT THAT BUILDING DESIGN CONFORM TO NEIGHBORHOOD DESIGN STANDARDS. PAVED and STRIPED PARKING. CONTINUOUS CURB. ADEQUATE OVERHANG DISTANCE. AVE FOOT HIGH MASONRY WALL CONSTRUCTION DISTANCE if NEEDED. PROPERTY LINE. LANDSCAPED FRONT YARD. Page 1.10 �Figure 1.3 SCREENING OF RESIDENTIAL USES FROM LARGE-LOT, HIGH INTENSITY NON-RESIDENTIAL USES SECTION 80 feet ,: d '. ~, "~! .. ·'ml!~V'.'IPl,' . ~~- . ,. ELEVATION from RESIDENTIAL SIDE KEY: 1. BERM. 2. DOUBLE ROW of CANADA HEMLOCK, AMERICAN ARBORVITAE or SIMILAR SPECIES SPACED to CREATE CONTINUOUS SCREEN. 3. SUGAR MAPLE (ten year height 23 feet; mature height 120 feet) or SIMILAR SPECIES. 4. WELL MAINTAINED LAWN on ALL AREAS VISIBLE from RESIDENTIAL PROPERTY or PUBLIC RIGHTS-of-WAY and NOT OTHERWISE LANDSCAPED. 5. OTHER LANDSCAPE MATERIAL. Pagel.11 �Residential Policy Cluster 3: _ HELP MEET HOUSING ASSISTANCE NEEDS of LOW INCOME RESIDENTS City housing policy should be responsive to the housing needs of low and very low income households, but city housing policy should be primarily guided by a firm determination to make Pontiac a desirable place to own property for those households and businesses which can afford to pay property and other taxes necessary to support reasonable municipal services. Within Pontiac, the housing needs of a very large number of low and very low income households are met, but it will not be possible for the city to meet all the needs of such households. Attempts to do so through direct subsidy are obviously out of the question. Attempts to do so by relaxing property upkeep requirements are likely to discourage investment in property by those who can afford to keep it up and pay the taxes necessary to support reasonable municipal services. The following facts are relevant to this policy: A substantial proportion of the population of the City of Pontiac is unable to compete effectively in the market for new housing because of their low incomes. Nearly 54 percent of all households in Pontiac are classified as "Lower Income," i.e. having an adjusted household income of less than 80 percent of the area median income for a family of three. About 60 percent of the lower income households are classified as ''Very Low Income," i.e. an income less than half of the area median. While not all lower income households are inadequately housed, a substantial proportion of them are, primarily as a result of their limited ability to pay for standard housing. In 1980, of the lower income households in the City of Pontiac, some 32 percent (4,358) were categorized as having housing need. State wide, close to 39 percent of the lower income households were reported to be in need, so Pontiac households were somewhat more likely to be adequately housed. The city has seven percent of Oakland County's population, but 30 percent of its subsidized housing. There are approximately 3,600 assisted housing units in the city; these units amount to nearly 20 percent of the total number of units in the city. Since 1980, there has been an increase in total housing need in Pontiac. Also, the proportion of all lower income households with housing need has increased by 13 percent. In the short term future , it is anticipated that similar conditions will prevail. Since Pontiac has less than 13 percent of the lower income housing need in Oakland County, city residents are considerably more likely to be able to obtain a subsidized unit than their suburban counterparts. The number of new assisted housing units added to the supply in Pontiac since 1980 is approximately equal to t\ie absolute increase in need during the same period. Nevertheless, over the next five years, Pontiac will have to add an average of more than 80 subsidized units a year to maintain the same record of improvement. The rental inspection programs could have a negative impact on the lowest-income households because they will reduce the supply of the cheapest housing. It is desirable that the city seek to provide housing assistance for those households which will have their housing choices reduced by the program. However, it will not be possible for Pontiac to provide alternative housing for all of the very low-income households that may be affected by the rental inspection program or may otherwise need assistance. Page 1.12 - - - - -- �Trends in Housing Need 1980 Households 1988 Households 1993 Households 12,017 13,271 14,121 Total in Need Percent 4,358 36.2 4,927 37.1 5,352 37.9 Elderly Small Family Large Family 1,986 2,061 311 2,202 2,379 346 2,420 2,574 358 Total Lower Income Source: Development Research Associates, Incorporated In allocating limited resources to meet the housing assistance needs of low income households, substantial emphasis should be given to the needs of the low income elderly. The needs of low income elderly are expected to grow rapidly in the years immediately ahead. The elderly have roots in the community. These roots should be respected by providing, to the extent possible, standard housing within the city. An additional 100 assisted housing units should be provided for the elderly. These units are needed to meet the growing need for elderly assistance. Innovative use of private market units should be made to more fully meet elderly need. Programs of home repair, chore service and home health care may be the most appropriate means of addressing their problems. Residential Policy Cluster 4: NEIGHBORHOOD DEVELOPMENT, REDEVELOPMENT and REHABILITATION POLICIES and PRIORITIES The city will work to improve its overall residential quality by focusing neighborhood improvement assets according to one of five specific strategies, or a combination thereof. Subsequent to the adoption of this plan and pursuant thereto, the city should select and follow one or a combination of the following five strategies as the basis for prioritizing municipal neighborhood improvement expenditures : Neighborhood improvement efforts should focus on Residential Planning Area 1 because it has the best potential for improvement. Neighborhood improvement efforts could focus on Residential Planning Area 2 because it might quickly deteriorate ifleft unattended and it might potentially revive if given concentrated attention. Neighborhood improvement efforts could focus on Residential Planning Area 3 because it has Page 1.13 �Ill the most serious deterioration and socio-economic problems in the city. Neighborhood improvement efforts could focus on concentrated neighborhood improvement sub-areas with historic resources. Neighborhood improvement efforts could focus on concentrated neighborhood improvement sub-areas with high visibility. These strategies are described in detail in subsequent policy statement paragraphs. These strategies are based on the map entitled Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities. This map divides the city into different neighborhood improvement areas. Residential Planning Areas 1 through 6 establish the basic divisions. Areas 1, 2 and 3 require the most active public involvement to encourage private investment while areas 4, 5 and 6 require less active public involvement. The residential planning areas are themselves divided into improvement sub-areas. Improvement sub-areas include new residential development, concentrated neighborhood improvements, and on-sale code enforcement for owner-occupied housing plus periodic code enforcement for renter-occupied housing. Neighborhood improvement efforts could focus on Residential Planning Area 1 because it has the best potential for improvement and its improvement can do the most for the overall quality of the city. Residential Area 1 has the best potential for improvement. Indeed, it is the key residential area in the city, at least insofar as Pontiac's overall residential viability is concerned. It is the key because it has a unique combination of assets and liabilities which make it particularly suitable for improvement. The assets outweigh the liabilities by a substantial amount, but the liabilities are of sufficient magnitude to pose a serious threat of spreading future blight. Major assets include substantial areas with a low frequency of building deterioration and substantial areas with a strong potential for concentrated neighborhood improvement. (See map entitled Neighborhood Development, Redevelopment and Rehabilitation Areas.) The best housing is in the Seminal Hills subdivision. This well built housing has provided one of Pontiac's most important residential assets over the past several decades and it can continue to do so in the future. Many of the Seminal Hills homes have historic value. In addition to sound housing, Residential Planning Area 1 has other significant assets which include: Franklin Boulevard Historic District. Crystal Lake Apartments. In-fill housing potential in the Franklin Neighborhood Housing Services Area. Vacant land with residential development potential. Pontiac Municipal Golf Course. Beaudette Park. \ Crystal Lake Park. Planned Orchard Lake Boulevard improvements. Pontiac General Hospital. Future neighborhood shopping center potential. Pontiac State Hospital Site. Major liabilities in Residential Planning Area 1 include several small sub-areas with a very high frequency of building deterioration. (See map entitled Neighborhood Development, Redevelopment and Rehabilitation Areas.) These areas are in close proximity to each other. They constitute the point about which the city's hope for a strong residential future could collapse. Deterioration could spread from these areas or they could be cleared to provide opportunities for redevelopment. Redevelopment potentials include new single-family homes like that being developed in the new Orchard Creek subdivision and non-residential uses. Other substantial liabilities in Residential Planning Area 1 include Lakeside Homes and Martin Luther King Terraces. Page 1.14 •Ill Ill Ill •II II • • • • • �Neighborhood improvement efforts could focus on Residential P.lanning Area 2 because it might quickly deteriorate if left unattended and it might potentially revive if given concentrated attention. Residential Planning Area 2 contains a large number of substandard housing units and substantial environmental problems. Problems are most prevalent in the southern portion of Area 2 close to downtown. Residential Planning Area 2 also contains some housing assets , including two residential historic districts listed on the National Register, the Modem Housing Corporation Addition Historic District and the Fairgrove Historic District. In addition to these two historic districts, Residential Planning Area 2 includes another neighborhood in which aggressive code enforcement and rehabilitation assistance could bear fruit. The difficult planning problem with Area 2 is the question of priority for action. Area 2 offers a strong potential for success, just as does Area 1. However, the significance of success in Area 2 may not be as great as success in Area 1. Unfortunately, diverting the necessary resources to Area 1 for a period of years may result in further decline in Area 2. Area 1 may decline if it is left unattended while Area 2 receives the bulk of the city's revitalization resources and efforts. Both may decline if resources and efforts are split. Other assets include Aaron Perry Park, Oakland Park and the historic Oak Hill Cemetery. Adjacent uses are assets, particularly the rehabilitated two-family residential area on the northeast side of East Montcalm and the Pontiac Division Headquarters on the north side of Montcalm. Perry Street, a main artery through Residential Planning Area 2, is an attractive street, particularly north of Area 2. This is an asset for the area. Oakland Avenue, another main artery through Area 2 is very unattractive, thus a liability. Neighborhood improvement efforts could focus on Residential Planning Area 3 because it has the most serious physical deterioration and socio-economic problems in the city. Residential Planning Area 3 contains the largest number and most extensive concentration of substandard housing and environmental problems in the city. Most of the substandard housing and most of the environmental problems are concentrated in the portion of Area 3 located west of Martin Luther King, Jr. Boulevard. Residential Planning Area 3 also has some sound housing, most of which is concentrated east of Martin Luther King, Jr. Boulevard. The best is the Oakland Homes development located between Michigan Avenue and M-59. Oakland Homes is a non-profit housing developer that builds and finances its projects. There is also a small core of sound housing at O'Riley Court on the west side of Residential Planning Area 3. Martin Luther King, Jr. Boulevard functions as a major route through the city connecting South Saginaw and M-59, and linking Area 3 to Residential Areas 2, 4 and 5. Neighborhood improvement efforts could focus on the concentrated neighborhood improvement sub-areas with important historic resources. This strategy can be justified on two grounds. First, historic districts are per se desirable candidates for renewal. Their intrinsic historic value makes them more likely to attract private reinvestment and thus highly susceptible to successful renewal efforts on the part of the city. Second, two of Pontiac's three residential historic districts are particularly good candidates for renewal. The Franklin and Fairgrove historic districts are in basically good condition and they are located near other residential uses and near nonresidential uses which are positive influences and thus would make good neighbors for a neighborhood receiving a concentrated renewal effort. Neighborhood improvement sub-areas with the most important historic resources are sub-area "a" in Residential Planning Area 1, the Franklin neighborhood, and sub-area "a" in Residential Planning Area 2, the Modern Housing Corporation Addition neighborhood. Sub-area ''b" in Residential Planning Area 2, the Fairgrove Historic District, presents more difficult revitalization problems because of its small size and the serious deterioration around it. These sub-areas can be seen on the map entitled Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities. Page 1.15 �Neighborhood improvement efforts could focus on the neighborhood improvement subareas with the highest visibility. Sub-areas with the highest visibility are those located along major arterials, including Huron, Orchard Lake, Oakland. Perry, University and Martin Luther King, Jr. Boulevard. An extensive amount of residential development fronts on each of these major arterials. Up-grading this residential development will definitely enhance the overall appearance of the city more than any other residential policy. It will also help encourage private investment in adjacent areas. Particularly benefited will be adjacent areas which have their own strengths. Fo r example, upgrading the residential development along Huron and Orchard Lake Road will benefit the Franklin Historic District and the Seminole Hills neighborhood. Residential Policy Cluster 5: POLICIES for SPECIFIC SITES and SUB-AREAS in RESIDENTIAL PLANNING AREA 1 Most of the policies set forth below stand on their own as sound planning actions which the city should undertake. However, they are particularly relevant to the policy of concentrating neighborhood improvement efforts in Residential Planning Area 1. The city should facilitate the expansion of the Orchard Creek Subdivision. The Orchard Creek subdivision is a new single-family neighborhood developed by Oakland Homes, a non-profit developer with a successful track record in Pontiac and elsewhere. Orchard Creek has 29 homes in its first phase. Subsequent phases are planned. At the time this comprehensive plan was prepared, most first phase units had been sold, some to families who could not qualify for the modest subsidy available from the non-profit developer because their incomes were too high. This success proves that Pontiac can be attractive to families with sufficient resources to exercise housing choice. Orchard Creek is the fulcrum for leveraging the construction of substantial amounts of new housing and stimulating substantial reinvestment in the maintenance and upgrading of existing housing. The Franklin Neighborhood Historic District should be the focus of comprehensive improvement efforts. This area has many fine historic homes suitable for residential use. In older cities throughout the country, such historic districts have led rehabilitation and renewal trends. Franklin is well placed to function as the leading area for a larger private rehabilitation trend. This is so because of its proximity to downtown, to Pontiac General Hospital and to other areas of sound housing. \ The Franklin Boulevard Historic District should be the focus of comprehensive improvement efforts. This area has many fine historic homes suitable for residential use. In older cities throughout the country, such historic districts have led rehabilitation and renewal trends. Franklin is well placed to function as the leading area for a larger private rehabilitation trend. This is so because of its proximity to Downtown, to North Oakland Medical Center (Pontiac General Hospital Division), and to other areas of sound housing. Furthermore, first class housing should extend beyond the limits of the historic district itself to logical neighborhood boundaries. Logical boundaries are the non-residential districts on the east, Huron Street on the north, North Oakland Medical Center and Johnson Street on the east, and Orchard Lake Road on the south. The refined Historic District Plan should set high "curb appeal" standards for homes in this area, and these standards should be implemented in the zoning ordinance. Housing conditions throughout the Franklin neighborhood must be first class if it is to successfully attract middle-income residents. Page 1.16 II II �The city should vigorously disseminate and utilize the Franklin Neighborhood facade study prepared by William Kessler and Associates. Property owners have already been contacted about this work by mail, telephone and in person. Presentations have been made to home owner groups. The whole process should be repeated periodically, perhaps annually. Planning Division personnel should be assigned responsibility for building vigorous resident involvement in the maintenance of historic standards. Critical to this initiative is the provision of adequate financing for those costs of historic preservation which exceed the costs of comparable standard rehabilitation. Additionally, general rehabilitation assistance should be made available to low and moderate income homeowners in this area. Community Development Block Grant (C.D.B.G.), as well as other public funds may be utilized for this purpose. The Franklin Boulevard urban design conceptual plan set forth elsewhere in this Comprehensive Plan should be refined in detail with the participation of residents and implemented, perhaps with T.I.F.A., D.D.A., and/or C.D.B.G. funds. In addition to the restoration/preservation of the historic buildings, the city should consider installation of historic street lighting, street trees, and other public improvements designed to maintain a higher standard than applicable to the city in general. Again, this higher standard could be financed by T.I.F.A, D.D.A, C.D.B.G., and/or the General Fund. The city should vigorously disseminate and utilize the Franklin Boulevard facade studies prepared by William Kessler and Associates and Kirk & Koskela Architects. Property owners should be contacted about this work by mail, telephone, and in person. Presentations should be made to homeowner groups. The whole process should be repeated periodically, perhaps annually. The city should provide an adequate commitment of staff support, particularly from the Office of Land Use and Strategic Planning, as necessary to build vigorous resident involvement in the plan refinement process, as well as in the maintenance of historic standards. A qualified and well managed non-profit de·veloper should be sought to build new in-fill housing in the Franklin Road NHS area. There is potential for new in-fill construction in the Franklin Road Neighborhood Housing Services area, an area bounded by Bagley, Rapid, Franklin Road , South Boulevard and the back lot lines of developments facing Woodward Avenue. This new construction potential could be realized if a qualified non-profit developer with a track record were to take an aggressive interest. It is important that the non-profit developer have a proven track record. Pontiac's past experience with inexperienced non-profit developers has not been good. Many other cities have had the same kind of negative experience with inexperienced non-profit developers. New residential development sub-areas within Residential Planning Area 1 should receive off-site infrastructure priority to stimulate new construction. Significant new residential development sub-areas are located in Residential Planning Area 1. These sub-areas are designated R-13, R-14, R-15 and R-16 in the maps entitled Neighborhood Development, Redevelopment and Rehabilitation Areas and Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities. They provide an opportunity for the construction of new housing. Construction of new housing in these sub-areas should receive priority over all other new housing except expansion of the Orchard Creek subdivision. Page 1.17 �Beaudette Park must receive priority over other city parks in the allocation of maintenance and policing resources. Beaudette is one of the city's most attractive·and intensively used parks. It is an important asset for the west side of Pontiac and it can remain so, but only if it is well maintained and policed. • The Pontiac municipal golf course should be retained at its present location for the immediate future. At various times during preparation of this plan, consideration has been i;iven to redeveloping the north half of the golf course for quality market rate housing. Such redevelopment has been considered only in conjunction with development of golf course facilities at an alternate location, such as the Kennett Road land fill site. Although golf course redevelopment has been considered, it has not been adopted as a policy of this plan. Interest by Pontiac residents in maintaining a complete 18 hole golf course is too great at this time to do otherwise. Whether redeveloped in part or in total for housing or retained in full as an 18 hole golf course, the site is and will remain an important asset for Residential Area 1. Municipal ownership of the golf course is not necessary to preserve its use as a golf course. Residential uses should be appropriately screened from the non-residential uses. There are many areas where residential and non-residential uses abut each other or lie across the street from each other. Screening should be ensured by strong screening and buffering requirements in the Pontiac zoning ordinance. Figures 1.1, 1.2 and 1.3 are conceptual illustrations of desirable screening possibilities. They are provided as examples, not as specific recommendations to be incorporated exactly as shown into the zoning ordinance. In addition to property line screening, trash receptacles and outdoor storage areas should be screened and kept neat. It should be possible to incorporate some maintenance and possibly screening requirements in a general ordinance from which no grandfather privileges would be available rather than in a zoning regulation from which grandfather privileges would be available. Pontiac General Hospital should maintain good buffers and screening between itself and its residential neighbors. Pontiac General is a community-wide asset as wel1 as a benefit to the neighborhood. It provides employment and generates a residential market in Residential Planning Area 1. Nonetheless, it should have an adequately buffered and attractive line of interface with its residential neighbors. The zoning ordinance now incorporates screening and buffering requirements intended to establish an appropriate interface between the hospital and its residential neighbors. Such regulations must be enforced and upgraded if desirable. The city should pursue prompt upgrading of Orchard Lahe Road. As of preparation of this plan, boulevard construction with median landscaping has been planned but not budgeted. It should be budgeted. This improvement is a very important part of a comprehensive strategy for concentrating improvement efforts in Residential Area 1. The city should pursue development of a neighborhood shopping center on Orchard Lake Road. There is potential for a future neighborhood shopping center on Orchard Lake Road. A well designed center with adequate parking and good landscaping and screening would be a real asset for the surrounding neighborhoods. An ideal location for the center would be on the north side of Orchard Lake Road between Green and Johnson where it could facilitate the redevelopment needed in this area. However, until the exact scope of the potential center emerges as a specific proposal, it should not be shown at a specific site on either the future land use map or the zoning map. Page 1.18 II �Residential structures on West Huron and Orchard Lahe Road should be on the fi,rst priority list for rehabilitation assistance. The homes on West Huron and Orchard Lake Road are important to the image of Pontiac as a whole and to the west side of Pontiac in particular. They are important because of the large amount of traffic entering and leaving the city by West Huron and Orchard Lake Road and because existing building and site conditions along these routes are already quite good. Planned boulevard improvements will make Orchard Lake Road even more attractive than at present. Residential structures on Telegraph, West Huron and Orchard Lake Road may be converted to non-residential use or raised and their sites redeveloped for non-residential use, but only in an orderly sequence commencing with an existing non-residential use. This means that conversion or redevelopment can be permitted for a residential structure next to an existing non-residential structure or use. However, conversion or redevelopment should not be permitted for a residential structure located between two residential structures. The Lakeside Homes public housing project should be sold and its client population should be accommodated at dispersed locations. Lakeside homes, like so many similar public housing projects around the country, is a liability for its neighborhood as well as for many of its tenants. Concentrating households with deep social and economic problems has not proved workable anywhere. It may be possible to rehabilitate the structures for a mix of market-rate and modestly assisted households. However, its current use might produce considerable market resistance if rehabilitation rather than redevelopment is employed. The Crystal Lake Park adjacent to Lakeside Homes has recently been upgraded with a new dam. Earlier dredging has made the lake increasingly attractive. Recently added viewing areas are a plus. Further improvements are needed to allow the park to realize its full potential. Such improvements should be coordinated with the conversion of Lakeside Hornes to other than public housing use. Inoperative vehicles and other environmental problems must be controlled on a priority basis in Residential Planning Area 1. At various times during preparation of this plan, environmental problems were observed in Residential Area 1. These environmental problems include inoperative motor vehicles, smaller items of junk in residential yards, and poor yard maintenance. They also include home repairs and improvements commenced, but left uncompleted for a substantial period of time. These environmental problems are not at all pervasive in Area 1 or any particular part ofit, but they did appear with modest frequency in the southeast part of Area 1. They should be combated with specific code prohibitions and vigorous enforcement. Area 1 should receive top priority for such environmental code enforcement. Page 1.19 �0 ,, = 8 N 0 Page 1.20 II �Figure 1.4 FRANKLIN HISTORIC DISTRICT and FAIRGROVE HISTORIC DISTRICT URBAN DESIGN CONCEPT PLANS Opposite Page Notes for Figure 1.4 Franklin Historic District: l. An entryway should be developed at key approaches to the historic district. The entryway could incorporate an architectural "gate," brick pavers and special landscaping. The architectural gate should be coordinated with the proposed architectural fence (see 2 below). The entryway concept is shown at Franklin and Huron and at Franklin and Orchard Lake. It is also shown at Pike and the east neighborhood boundary. 2. An historic architectural fence could be built to reinforce the distinct character of the district. The fence should be constructed with brick columns and iron rails and stiles. Existing fences should be the model for the proposed fence. The historic fence is shown along Huron from the east neighborhood boundary to Pontiac Central Hospital and along the Orchard Lake neighborhood boundary. 3. Ornamental trees could be installed to reinforce a distinct neighborhood character. Ornamental trees are shown along Huron from the cast neighborhood boundary to Pontiac Central Hospital and along the Orchard Lake neighborhood boundary. Ornamental trees are also shown along Franklin from Huron to Orchard Lake and along Pike Street from Franklin to the east neighborhood boundary. Ornamental trees could be extended along Pike to Wide Track Drive West. 4. The public infrastructure should be maintained in a first class condition along important historic streets. Priority should be given to street pavement, curb and sidewalk improvements along Franklin from Huron to Orchard Lake and along Pike from Franklin to the cast neighborhood boundary. 5. Brick pavers could be installed to highlight key intersections. Special intersection pavers are shown at Franklin and Pike and at Pike and Williams. They should be coordinated with entryway pavers (see 1 above). 6. Historic street lighting should be installed along Franklin and Pike. The light poles should be low in height. 7. "Woonerf" improvements could be installed in the residential sections of the neighborhood, particularly along Mary Day and Henry Clay. "Woonerl" is Dutch for "living street." A woonerf or living street is designed to be comfortable and attractive for pedestrians and those who just want to sit on a bench. Also, children should be able to play in a wooneifwith relatiue safety. A woonerfprovides for motor vehicle access to individual properties and it may provide extra on-street parking spaces, but is not a comfortable street on which to drive any great distance. Woonerfs in the Franklin Historic District can incorporate h1ick pavers, histonc street furniture and histonc street lighting. 8. Certain local streets could be closed to through trallic to help m:untam quietude and secunty. Closure possibilities are shown beyond the historic district limits in order to mcorporate immediately adjacent residential areas mto the residential part of the historic dist1;ct. The closure concept and specific closure locations should be evaluated by neighborhood residents. 9. Priority pavement, curb and sidewalk improvements could be extended along Pike between the east historic district boundary and Wide Track Drive West. So could ornamental trees and historic street lighting. The neighborhood "gateway" shown on Pike at the east neighborhood boundary could occur instead at Pike and Wide Track D1;ve West. The buildings and parking areas along the segment of Pike west of Wide Track Drive should be upgraded in accordance with appropriate historic design standards. One set of appropriate standards is given in the Downtown chapter of this plan. All or some of these approaches would strengthen the important link between downtown and the Franklin Historic District. 10. Franklin Historic District boundary. 11. Huron Street. 12. Orchard Lake Avenue. Fairgrove Historic District: 1. An entryway should be developed at Perry and Fairgrove. The existing vacant lot at this intersection could be acquired for this purpose. The entryway could incorporate an architectural "gate," brick pavers and special landscaping. 2. "Woonerl" improvements could be installed along Fairgrove. "Woonerf" is Dutch for "living street." A woonerf or living street is designed to be comfortable and attractive for pedest1;ans and those who just want to sit on a bench. Also, children should be able to play in a woonerf with relative safety. It may provide extra on-street parking spaces, which would be particularly important in Fairgrove because of the multifamily use. However, a woonerfis not a comfortable street on which to drive any great distance. The Fairgrove woonerf, if built, can incorporate brick pavers, historic street furniture and historic street lighting. 3. Certain streets could be closed to through traffic to help maintain quietude and security. One closure possibility is shown at Fairgrove and Saginaw. This would completely eliminate through traffic and concentrate all ingress and egress at Perry, which is, overall, a more attractive approach to the district. Other closure possibilities are also shown. The closure concept and specific closure locations should be evaluated by neighborhood residents. 4. Fairgrove Historic District boundary. 5. Perry Street. 6. Saginaw Street. Page 1.21 �Figure 1.5 WOONERF or LIVING STREET CONCEPTS for the FRANKLIN and FAIRGROVE HISTORIC DISTRICTS II lm: .IF· ·· ···· :::::::. ·.·.·.·.·.·.··. ······· ··· .. ··· ·· · . ;.-p,.......=--c (»'!""!'~ ~ ~ '--······· i ··- --~ ~ ~ ~ Page 1.22 :~ ... ··•··· i~ : �Residential Policy Cluster 6: POLICIES for SPECIFIC SITES and SUB-AREAS in RESIDENTIAL PLANNING AREA 2 Most olthe policies set forth below stand on their own as sound planning actions which the city should undertake. However, they are particularly relevant to the policy of concentrating neighborhood improvement efforts in Residentw.l Planning Area 2. The Modern Housing Corporation Addition Historic District should be the focus of comprehensive improvement efforts. This district contains well built homes with modest historic value. Though less impressive than the Franklin Historic District, it is still of sufficient value to lead revitalization of all of Residential Planning Area 2. Critical to this initiative is the provision of adequate financing for those costs of historic preservation which exceed the costs of comparable standard rehabilitation. Additionally, general rehabilitation assistance should be made available to low and moderate income homeowners in this area. Community Development Block Grant (C.D.B.G.), as well as other public funds may be utilized for this purpose. An urban design plan should be developed for Modern Housing Corporation Addition Historic District. In addition to the restoration/preservation of the historic buildings, the city should consider installation of historic street lighting, street trees, and other public improvements designed to maintain a higher standard than applicable to the city in general. These higher standards could be financed by T.I.F.A., D.D.A., C.D.B.G., and/or the General Fund. An historic facade study should be prepared for the Modern Housing Corporation Addition Historic District. The Facade Study prepared for the Franklin Historic District provides a model of the type of study that is needed for the Modem Housing Corporation Addition Historic District. Once the study is prepared, property owners should be contacted about this work by mail, telephone and in person. Presentations should be made to homeowner groups. The whole process should be repeated periodically, perhaps annually. The city should provide an adequate commitment of staff support, particularly from the Office of Land Use and Strategic Planning, as necessary to build vigorous resident involvement in the plan refinement process, as well as in the maintenance of historic standards. The Fairgrove Historic District should be the focus of comprehensive improvement efforts. This area has fine historic homes. They were originally designed as single-family structures, but now most have been converted for multiple-family use. It may be that the historic value of these structures coupled with a revitalization of the nearby downtown could lead to the reconversion of these homes for single-family use. However, it is not likely that city regulations can successfully facilitate or even force such conversion over the near or medium term. Zoning regulations in the Fairgrove Historic District could allow two- or three-family use, but with high minimum unit size requirements to help ensure good quality units that are consistent with the objective of preserving the historic quality of the district. Regulations should also ensure that multiple-family conversions have adequate parking and site amenities. Housing conditions on Fairgrove and on the immediately adjacent streets should be first class if property owners are to be encouraged to keep their structures in good condition. Page 1.23 �Critical to this initiative is the provision of adequate financing for those costs of historic preservation which exceed the costs of comparable standard rehabilitation. Additionally, general rehabilitation assistance should be made available to low and moderate income homeowners in this area. Community Development Block Grant (C.D .B.G.), as well as other public funds may be utilized for this purpose. The Fairgrove urban design conceptual plan set forth in this comprehensive plan should be refined in detail with the participation of residents and property owners and implemented, perhaps with T.I.F.A., D.D.A., and/or C.D.B.G. funds. The urban design conceptual plan is shown in Figures 1.4 and 1.5. It calls for the following capital improvements in the Fairgrove Avenue Historic District: entranceway features; historic street lighting; specially designed on-street parking areas interspersed with wide sidewalks and landscaping; closings of Fairgrove Avenue at Saginaw Street to keep non-local traffic out of the neighborhood. In addition, the refined historic district plan should set high "curb appeal" standards for homes and these should be implemented in the zoning ordinance. Streets, curbs and sidewalks should be maintained to a higher standard than applicable to the city in general. Again, this higher standard could be financed by T.I.F.A., D.D.A, C.D.B.G., and/or the General Fund. An historic facade study should be prepared for the Fairgrove Historic District. The Facade Study prepared for the Franklin Historic District provides a model of the type of study that is needed for the Fairgrove Avenue Historic District. Once the study is prepared, property owners should be contacted about this work by mail, telephone and in person. The whole process should be repeated periodically, perhaps annually. The city should provide an adequate commitment of staff support, particularly from the Office of Land Use and Strategic Planning, as necessary to build vigorous resident involvement in the plan refinement process, as well as in the maintenance of historic standards. Aaron Perry Park and Oakland Park must receive priority over other parks in the city in the allocation of maintenance and policing resources. These parks can be important assets for Residential Planning Area 2 only if they are well maintained and policed. Residential structures on University and Perry should be on the first priority list for rehabilitation assistance. The homes on University and Perry are important to the image of Pontiac as a whole and to the northeast side of Ponti a~ in particular. They are important because of the large amount of traffic entering and leaving the city by University and Perry and because existing building and site conditions along these routes are already quite good, particularly as they approach the city limits. Inoperative vehicles and other environmental problems must be controlled on a priority basis in Residential Planning Area 2. During preparation of this plan, substantial environmental problems were observed in Residential Planning Area 2. These environmental problems include inoperative motor vehicles, smaller items of junk in residential yards, and poor yard maintenance. They also include home repairs and improvements commenced, but left uncompleted for a substantial period of time. These environmental problems are most pervasive in the portions of Residential Planning Area 2 than in Area 1 and less pervasive than in Area 3. They should be combated city-wide with specific code prohibitions and vigorous enforcement. Residential Planning Area 2 should receive top priority for such environmental code enforcement, if it is to be the Page 1.24 •II Ill II II •II • �focus of a concentrated upgrading effort. Residential Policy Cluster 7: POLICIES for SPECIFIC SITES and SUB-AREAS in RESIDENTIAL PLANNING AREA 3 Most of the policies set forth below stand on their own as sound planning actions which the city should undertake. However, they are particularly relevant to the policy of concentrating neighborhood improvement efforts in Residential Planning Area 3. The area around O'Riley Court should be on the first priority list for rehabilitation assistance and for clearance of dilapidated structures. O'Riley Court is a short cul-de-sac on the west side of Residential Area 2. It was built as a redevelopment project in the 1960's. It contains just a few single-family homes, most of which are well maintained. O'Riley Court shows that a small enclave of good housing can survive near serious deterioration, particularly if designed as a neighborhood onto itself and if accessible to major thoroughfares. Pontiac's vigorous policy of condemning and demolishing nearby substandard homes has no doubt helped make more viable than it might otherwise be. Martin Luther King, Jr. Boulevard, Marshall and parallel streets just to the west should be on the first priority list for rehabilitation assistance and for clearance of dilapidated structures. Homes on Martin Luther King, Jr. Boulevard provide a locus of stability for adjoining neighborhoods and an image benefit to the city. Many of the older homes are sound; some are particularly attractive and well maintained. In addition to sound older homes, new single-family homes were developed along Martin Luther King, Jr. Boulevard just prior to preparation of this plan. These new homes are a potential asset for the neighborhood although they initially were not well received by the market. South of Auburn, Marshall (the first street west of Martin Luther King, Jr. Boulevard) has many well maintained homes. North of Auburn, Marshall plus several other parallel streets to the west have well maintained homes. The city should continue to vigorously weed out seriously dilapidated structures in Residential Planning Area 3. For decades, the high concentration of substandard structures in the western portion of Residential Area 3 has been the object of Pontiac's most vigorous and extensive code enforcement efforts, particularly efforts to have unsafe structures demolished. The result is a high frequency of vacant lots and a corresponding reduction in the number of substandard structures. The city's demolition efforts have not yet run their full course. When they have, the resulting vacant property will be a neighborhood and community asset. The removal of substandard structures should continue by implementing the policies and priorities shown on the Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities Map. The city should pursue development of a neighborhood shopping center on Auburn Road. There may be potential for a future neighborhood shopping center on Auburn Road. This potential has been studied by more than one public interest groups seeking such an asset for the neighborhood. A well designed center with adequate parking and good landscaping and screening would indeed be an asset for the neighborhood. However, there is strong competition from supermarkets located just east of Opdyke Road and therefore the strength of the Auburn Road potential is uncertain. This uncertain potential should be accommodated by making policy provision for such a center, but not designating a specific site in either the future land use plan map or on the zoning map. Page 1.25 �The city should pursue the redevelopment of the area north of South Boulevard for industrial use. There are approximately two dozen homes east of Ma_rtin Luther King, Jr. Boulevard between the abandoned Michigan Air Line railroad right-of-way and South Boulevard. These homes lie in the center of some of the city's potential industrial land. The future land use map should provide for the redevelopment of these homes for industrial use. Zoning for industrial use should occur when there is a comprehensive industrial redevelopment plan ready to be implemented. Murphy Park should be scaled back in area in order to provide a new residential development opportunity and in order to facilitate better policing. At the time this plan was prepared, and for many years prior, Murphy Park had been a liability to the neighborhood. It was the locus of antisocial behavior, including drug dealing and drug use. A key part of the problem has been the secluded parking area which can be accessed from Martin Luther King, Jr. Boulevard, but which is not visible from Martin Luther King, Jr. Boulevard, or practically any public or private property. Murphy Park contains beautiful natural topography and vegetation. These assets have been used successfully for supervised, active recreation. However, Murphy Park contains more acreage than can be put to safe, supervised recreation use. This surplus acreage has residential development potential. This residential potential could be combined with adjacent vacant land on the north and east sides of Murphy Park. Some block faces on Auburn Road should be reserved for residential development rather than allowing strip commercial uses to be scattered along its entire length. There are examples throughout Oakland County of decent and, in some cases, very expensive residential development on major thoroughfares. Although recent single-family development experience on Martin Luther King, Jr. Boulevard suggests that new strip residential potential is not strong on the east side of Pontiac, it is very possible that it will one day be feasible. Furthermore, it is even more likely that there never will be sufficient demand for commercial or other non-residential sites to absorb all or even most of the Auburn Road frontage. Such demand as there may be for additional non-residential use of vacant lots on Auburn should be accommodated on those block faces which already have a significant pattern of non-residential development. Inoperative vehicles and other environmental problems must be controlled on a priority basis in Residential Planning Area 3. During preparation of this plan, substantial environmental problems were observed in Residential Planning Area 3. These environmental problems include inoperative motor vehicles, smaller items of junk in residential yards, and poor yard maintenance. They also include home repairs and improvements commenced, but left uncompleted for a substantial period of time. These environmental problems are most pervasive in Residential Planning Area 3 than in any other part of ~he city. They should be combated city-wide with specific code prohibitions and vigorous enforcement. Residential Planning Area 3 should receive top priority for such environmental code enforcement, if it is to be the focus of a concentrated upgrading effort. RESIDENTIAL BACKGROUND INFORMATION _ _ _ _ _ _ _ _ _ _ _ _ _ __ This section contains two important analytical maps, identified as Figures 1.6 and 1.7, and related explanatory material. The two maps are entitled "Neighborhood Development, Redevelopment and Rehabilitation Areas" and "Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities." The first of theses two maps synthesizes data about the character of the city's residential areas. The second map sets forth areas where five different revitalization policies might be appropriate. Although it contains policy recommendations, this map is considered background Page 1.26 • •II II II II II II II II II �information rather than a policy document per se because it would be ill].possible to fully implement its policy suggestions within the city's resource limits. The additional priority setting called for in Policy Cluster 4 is required. The two maps show the city divided into six Residential Planning Areas (RPA's). The area boundaries were chosen because they lie along major divisive elements such as railroad lines, major thoroughfares and substantial non-residential areas. All neighborhoods within each individual Residential Planning Area can be expected to share a common future of improvement or deterioration, depending on the overall level of public and private upgrading effort. Neighborhood Development, Redevelopment and Rehabilitation Areas The "Neighborhood Development, Redevelopment and Rehabilitation Areas" map synthesizes data about the character of the city's residential areas. The data synthesized includes land use and building condition data. Both the land use and the building condition information was obtained from surveys completed by the Pontiac Planning Division and by the consultants for this plan. Pontiac Planning Division land use information dates from a comprehensive survey done in 1985 and updated periodically based on observations of the staff. Pontiac Planning Division building condition data dates from a comprehensive windshield survey done in 1976. The findings of this survey were updated by consultant surveys done during 1989 and 1990. The map indicates the following eight neighborhood development, redevelopment and rehabilitation areas, each of which is explained on notes which appear on the opposite page of the map: Very High Frequency of Building Deterioration High Frequency of Building Deterioration Moderate Frequency of Building Deterioration Low Frequency of Building Deterioration Strong Potential for Concentrated Neighborhood Improvement Neighborhood Assets Predominantly Non-Residential Areas Vacant Land with Residential Development Potential Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities The "Neighborhood Development, Redevelopment and Rehabilitation Policies and Priorities" map sets forth the following areas, each of which is explained on notes which appear on the opposite page of the map: New Residential Development Sub-Area Concentrated Neighborhood Improvement Sub-Area Systematic Code Enforcement to Remove Unsafe Structures and Other Severe Environmental Blight Sub-Area On-Sale Code Enforcement for Owner-Occupied Housing and Periodic Code Enforcement for Renter-Occupied Housing Private Sector Landscaping and/or Other Beautification Page 1.27 �R -~~------::~-~:t I ' -~ ;:-_:,_ --, ---" .·--=-= ·: ii=§] ·; ~· =~ - ,=-;, _,' . . '/ 1 ---1 ' \ · H1 ;rr=-;~;;, .: l,"r--• w I , I .- ··-•, ; _, _ 'I , · .:;::L....:.5 1--,-G ,_ I R 5: i I I I ,; 1, 1 I \ - \ ~-j 1 l ~m1u1 B I Page 1.28 1 Predominant! Y Non-Residential Area Vacant Land wtth . Residential Develop ment Potential �Figure 1.6 NEIGHBORHOOD DEVELOPMENT, REDEVELOPMENT AND REHABILITATION AREAS Opposite Page Notes for Figure 1.6 The "Neighborhood Development, Redevelopment and Rehabilitation Areas" Map sets forth the following are as: Very High Frequency of Building Deterioration: In aggregate, homes in these areas are in the won;t condition in the city. Many of those in poor condition are of inadequate original construction, a circumstance which is particularly common in the southeast part of the city (RPA 3). Many of the homes have deteriorated to the point that they may be classified "substandard" or "major repair" structures. Substandard homes are so seriously deteriorated that the cost of making them sound would exceed the value of the property in sound condition. Major repair homes require substantial investment to bring them to a sound condition. Major redevelopment of areas classified "Very High Frequency of Building Deterioration" would be appropriate if funds for such redevelopment were available. Public investment in rehabilitation would not likely result in an overall upgrade of the neighborhood because the funds available would be inconsequential in proportion to the magnitude of the problem. Despite the overall high level of deterioration, some homes in these areas are in relatively good condition. These few homes can be classified as "minor repair" or "sound." There are even a few block faces where most of the homes are in quite good condition. Strong Potential for Concentrated Neighborhood Improvement: Areas so designated ulfor some promise for responding tu consecrated neighborhood improvement e fforts . Goud quality UJiginal housing stock coupled with moderate detenoratiun of some of the structures 1s the common basis for this classification. Neighborhood Asset: A. variety of sites are classified as neighborhood assets. Parks and lakes are classified as assets. The golf course and cemeteries are also classified as assets because they provide attractive open space. Certain major school sites are assets and so too is Pontiac General Hospital. Major assets provide a strung positive physical influence upon which neighborhood revitalization efforts can build. Predominantly Non-Residential Areas: These areas which 111-e not part of the residential fab1ic of the neighborhoods. They nonetheless can have an important positive or negative influence on neighborhood revitalization efforts. Vacant Land with Residential Development Potential: Not all land so classified need necessarily end up in residential use. However, the city will benefit from the expansion of a middle-class residential base. New development will obviously facilitate such an expansion. High Frequency of Building Deterioration: In aggregate, homes in these areas are very much like the areas classified as "Very High Frequency of Building Deterioration," but with a somewhat lower proportion of substandard and major repair structures. These areas are not good prospects for upgrading through rehabilitation assistance. Moderate Frequency of Building Deterioration: In aggregate, homes in these areas are in relatively sound condition. Substandard and major repair structures can be found, but they are closer to being exception rather than the rule. There are numerous minor repair structures. Private investment in these areas is substantial. Investment of public funds for rehabilitation might make sense in these areas because of their basically sound condition. However, there are insufficient public funds to 1-espond to all of the deterioration even in these areas. Their long term well being will depend on continued ptivate investment in upkeep. Low Frequency of Building Deterioration: In aggregate, homes in these areas need only minor repair or they are sound. However, there are some low substandard and major repair structures. Page 1.29 �- - - RI -- ~ Ra ~ ./ --:::.--·- - ~ - - - - __, - - - ·- - - -~- - - - R6 i_,,. 'L•. _... -1. ' ---------t •Rg ·= . I ·- - - - - - A3 __ ,,, • • • I ~ - ~. -1- · • .,. I Rs \..-, , t' .. :: ;_ ·-. - ... R7 -· Ra --'=---- I : ::J : I I I I - 'I'' ' I 11-.:...• I I. , ! ;.- - 6~ _,' : /. ·.-,-_ 3-1 '.-=-- -~•..:•'" -I I ' J• ·•:~•-: Ir /:_) .. , _. -···:(le;:, ·; ,·! Ru ; .. I _, • 1 ··-- · 1 I ) 8 11TW] l I ( 'oncentrutcd Ncighhorhood Improvements: Code Enforcement. llehabilitaiton Ass1stnncc. Neighborhood Capital Improvements !-,vstemnttc Code Enforcement to llemovc Unsafo Structures and Other Severe 1!:nvironmental 131ight I=- - 'I On-Sale Code 1!:nforccment for Owner-Uccuptcd Housing and l'e nodic Code l!:nforccmcnt for Rcnter-Occuptcd Housing Private ::iector Landscaping and/or Other llca uttlicat1on Page 1.30 '' I ' I \ �Figure 1.7 :'-IEIGHBORHOOD DEVELOPMENT. REDEVELOPMENT AND REHABILITATION POLICIES AND PRIORITIES Opposite Page Notes for Figure 1.7 The "Neighborhood Development, Redevelopment and Rehahililalion Policies and Prioril1es" map sels forth the following: New Residential Development Sub-Area: Siles shown fur new residential development are vacant land areas. Most have never heen developed. Ar()as here noted as R-15 and R-16 once accommodaled buildings which have now heen razed. Most of the new residential development areas were des1gnaLcd for low density residential development in the ?011.twc :1.000 Plu11. The areas here noted as R-11 and R-12 were designated as park land in lhe Ami we :I.IXJO l'/wi, lhey mdude land which is now part of Murphy Park and land Lo the nonh and east which is not now nor never was part of Murphy Park. The area designated R-15 was designated as park land in the Po11/iiu: :1.000 JJ!wL . The area noled as R-13 was designated for medium dens1ly development in the Pontwc :2.(XJO Pltm. The areas noted as R-4, R-5 and R-6 have poor soil and drainage conditions. These conditions may necessitate cluster dcvelopmcnl or a planned development configuration which blends singlefamily detached with single-family attached or even multiple-family development whilll leaving other areas as open space. Concentrated Neighborhood Improvement Sub-Area: Concentrated neighborhood improvement areas arc key arl!as for the revitalization of the entire city. They a1'l! the arnas in which most of the city's limited rchabililation and code enforcement 1-csourccs should he concentrated. Th()se areas should also receive priority in the allocation of neighborhood capilal improvements. Neighborhood capital improvements directed particularly toward these areas should indude: reconsl1uclion of substandard local st1'l!ets, curbs and sidewalks; modification of local streets and intersections to divert through trallic away from residential a1'l!as; and residential st1'l!el tree planting. Concentrated neighborhood improvement a1'l!as should be given prio1ity in the systematic code enforcement effo1t to rnmove unsafe structures and other severn environmental blight, even though these problems occur less fre4uenlly in concentraled neighborhood improvement arnas than in some other areas. Concentrated neighborhood improvement areas should he given prio1ily in the effo1t to inspect owner-occupied homes on-sale and the eff01t to inspect rental-occupied dwelling units periodically, at least to the extent that any primities a1'l! given in these programs. In theory, no p1ioritizing of these efforts should be necessary since they are intended to he city-wide programs financed from foes charged for inspections and licenses. Sub-Area: The;;e areas have Lhe lea;;t potential for 1mmeci1aw improvement. Housing conallions an, u, 0 severely cictenorawa lur ava1iahle n!hahilitation a.~s1stance assets to he used elfuct1vely. i\!o1'l! detenoralion and demoiILion wtil <,ccur nefore these areas hecome prom1smg prospects 1ur puhlic improvement expenciitures. fn the meantime, the most scnous envll'onmcntal blight must be addresseci on an ongomg hasis. This means that st1uctures which arc a threat to health and safoly must come down as fast as the city can complete the necessary due process µrocedUl'l!S. Puhlic rehalnlitat10n dollars should not he expended in these a1·eas. Other puhlic capital improvements should be avoided, except as necessary to o.:nsu rc minimum acceptahle levels of health and safoly or except as may be necessary and dirt.!clly related to efforts to improve concentrated neighborhood improvement areas. The area should he suh1ect to on-sale code enforcement for owner-occupied houses and pe1iodic code enforcemtJnt for rental propc1t1es. On-Sale Code Enforcement f,,r Owner-Occupied Housing and Periodic Code Enforcement f'or RenterOccupied Hou.,ing: The map designates this category for all areas of the c1Ly not designated m one oflhe three preceding categones. Actually, on-sale code enforcement and pe1iodic code enforcement should occur m all developed a1'l!as, as is noted in the discusswns ahove. On-sale code enforcement for owner-occupied st1uctures is Lnggercd hy the sale of an ownl!r-occup1ed properly. All properties for which there is no rental license issued arc considered owner-occupied. Every owner-occupied residential unit is inspected and brought up to code at the time its ownership changes. An "existing housing" code can be the ba.~is of the inspection program so that older homes do not have to meet the highest new housing standards. Pllriodic code enforcement of renter-Occupied units is intended to occur on an annual hasis at the time of rental license renewal. Inspectors must allocate some of their time to identifying unlicensed rental units and enforcing licensing re4uircments. It is expected that the full costs for hoth onsale and pe1iodic inspections and enforcement will be fully horn by inspection fotas. Inspcclwn fees are to he set aside in an earmarked account and not mingled with the general fund. In addition to on-sale and pc1iodic inspecl10ns of housing units. minimum standards for yard upkeep should he enforced. On-sale and pe1iodic code enforcement programs arc discussed in more detail in Lhe resid1mtial policies of the plan. Private Sector Landscaping and/or Other Beautification: Private sector landscaping and/or other heautilication is designated for areas where maJor nonresidential development is already located or anticipated. Such landscaping is needed to make the overall character of the city desirnhle for current and prospective residents. Sy.~tematic Code Enforcement to Remove Unsafe Structures and Other Severe Environmental Blight Page 1.31 �Chapter2 OFFICE, RETAIL and OTHER COMMERCIAL AREA LAND USE POLICIES _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION-------------------------- Following this introduction, the chapter is organized into one main section entitled "Office, Retail and Other Commercial Policy Clusters." There are four policy clusters. Each pol' cy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. 'The four policy clusters are as follows : Cluster 1: Provide Commercial Land to Serve Residents' Needs and Capture Markets Outside the City Cluster 2: Regulate Existing Commercial Uses and Guide their Expansion to Benefit the General Health, Safety and Welfare Cluster 3: Encourage Development of New Commercial Uses and Improvement of Existing Commercial Uses Through Special Capital Expenditures and Rehabilitation and Redevelopment Assistance Cluster 4: Encourage Improvement of Existing Commercial Uses Through Special Municipal Service Programs Chapter 14 of this plan contains additional office, retail and other commercial land use policies. 'The policies in Chapter 14 relate particularly to the Future Land Use Map. OFFICE, RETAIL and OTHER COMMERCIAL POLICY CLUSTERS _ _ _ _ _ _ __ Commercial Policy Cluster 1: PROVIDE COMMERCIAL LAND to SERVE RESIDENTS' NEEDS and CAPTURE MARKETS OUTSIDE the CITY Limit the amount of commercially designated land in small lots fronting on major thoroughfares to an amount proportional to the needs of Pontiac's population. The future land use plan and the zoning map should designate somewhat more commercial land than will actually be needed. This ensures competition and keeps the price of commercial land reasonable. However, the future land use plan and the zoning map should not designate vastly more commercial land than will be needed. 'The amount of commercial land in Pontiac and that provided for in past planning efforts is as follows: Developed commercial land already provides an adequate supply. There are over 600 acres in retail, office and service commercial uses. This amounts to about five percent of the city's total land area and eight to nine acres of commercial land per 1,000 population. 'This supply is within the "normal" range, that is the range within which most cities fall . However, in addition to its own commercial land area, Pontiac is served by Summit Place and Miracle Mile, both just outside the city limits . Auburn Mills, a new regional mall with approximately 2,000,000 square feet of gross lea sable acres, is being developed on a 220 acre site off I-75 Page 2.1 �between Baldwin and Perry. Additional related retail facilities are expected to be developed on out parcel. According to the Southeast Michigan Council of Governments' Regional Impact Review, this center will be a "value oriented" discount retail and entertainment complex with a 40-mile trade radius. It will be only the third of its type known to exist in the country. A small part of the site will fall within the City of Pontiac. The rest will lie just north of Pontiac in the City of Auburn Hills. Past planning concepts considered by the city provide excessive commercial land. Commercial land use designations set forth in the Pontiac 2000 Plan and the unadapted plan of the mid 1980's overreached the city's commercial potential. Commercial land designations for the unadapted plan of the mid 1980's totaled 908 acres exclusive of the downtown and exclusive of the 50 acre Oakland Point shopping center which subsequently developed at the northeast corner of Telegraph and Elizabeth Lake Road. This amounts to almost 13 acres per 1,000 population and over seven percent of the city's total land area, both very high ratios. There is no reason to believe that these ratios are sustainable, given the limited spending power of Pontiac residents and the difficulty that Pontiac sites will have attracting retail and office uses in the very competitive Oakland County market. The benefits for limiting commercially designated land are as follows: Avoid mixing commercial uses with vacant land. An excessive supply of commercial land may result in commercial uses being thinly scattered among vacant lots which may not develop because they are less attractive for residential use than they would be if they did not have commercial neighbors, and there is insufficient demand from non-residential use. Avoid mixing commercial uses with residential uses. An excessive supply of commercial land may also result in commercial uses being thinly scattered among residential uses, for which they will not make good neighbors. When commercial uses are clustered together, the amount of interface between commercial and residential uses is minimized. Maximize the impact of positive developments. Changes in the building environment come slowly. The strip commercial pattern observed by the Pontiac 2000 Plan did not change during the 1980's. It is very possible that it will not change much during the next 10 to 20 years. Yet despite the persistence of urban form over time, change does occur. Old buildings and uses are abandoned and new ones spring up. This process can be better managed for the benefit of the city if the available locations for new development are more limited than they have been in the recent past. The result of excessive supply of commercial land is that such new development as does occur is so scattered that it has no real impact on any one area. Its benefits are swamped by the liabilities of the areas in which it locates. \ Take advantage of suburban commercial development potentials at the peripheries of the city. The most important new commercial development in and around Pontiac orients itself away from the city. Oakland Pointe shopping center is built on the edge of the city and is named for the County, not the city. Across Telegraph, Pontiac Mall made major improvements and changed its name to Summit Place. To the north, the proposed manufacturer's mall is initially planned with its storm water retention facilities within the city limits and its building outside the city limits. It is oriented to I-75 traffic, not traffic which will flow through the city. To the east, extensive office development is taking place in the Oakland Technology Park; the area will be home to the newly developed Chrysler Technology Center and many other office and technology-based businesses. Reject requests from property owners for "spot" commercial zoning unrelated to specific policy objectives of this plan. Such spot commercial zoning is illegal under Michigan zoning case Page 2.2 �law because it is done for the benefit of the individual property owner rather than for the general health, safety and welfare in conformance to a comprehensive land use:Strategy. [See Clan Crawford, Michigan Zoning and Planning, 3rd Edition; Institute for Continuing Legal Education, University of Michigan, 1988; page 237.] The benefits for rejecting spot commercial zoning requests are as follows: Avoid mixing commercial uses with vacant land. Spot commercial zoning can result in commercial uses being thinly scattered among vacant lots which may not develop because they are less attractive for residential use than they would be if they did not have commercial neighbors, and there is insufficient demand from non-residen tial use. Avoid mixing commercial uses with residential uses. Spot commercial zoning can also result in commercial uses being thinly scattered among residential uses, for which they will not make good neighbors. When commercial uses are clustered together, the amowit of interface between commercial and residential uses is minimized. Maximize the impact of positive developments. Changes in the building environment come slowly. The strip commercial pattern observed by the Pontiac 2000 Plan did not change during the 1980's. It is very possible that it will not change much during the next 10 to 20 years. Yet despite the persistence of urban form over time, change does occur. Old buildings and uses are abandoned and new ones spring up. This process can be better managed for the benefit of the city if the available locations for new development are limited to those which are predesignated in conformance with an overall strategy rather than in response to the potentials of the moment. The result of spot commercial zoning is that such new development as does occur is so scattered that it has no real impact on any one area. Its benefits are swamped by the liabilities of the areas in which it locates. Commercial Policy Cluster 2: REGULATE EXISTING COMMERCIAL USES and GUIDE THEIR EXPANSION to BENEFIT the GENERAL HEALTH,SAFETYandWELFARE Do not permit the intrusion of strip commercial uses into residential areas. The intrusion of strip commercial uses into residential areas adjoining to the rear is generally undesirable, but sometimes necessary in order to accommodate expansion of important employment and tax base assets. Such intrusion usually manifests itself by construction of parking lots on formerly residential lots. In Pontiac, the need to expand strip commercial properties can often be accomplished on adjacent sites fronting on the same thoroughfare as the use being expanded rather than on adjacent sites to the rear which front on a local residential street. Similarly, the city might consider conversion of residential structures located along major thoroughfares such as North Telegraph Road, Baldwin Avenue, North Perry Street and University Drive, to non-residential use or their demolition and redevelopment for non-residential use, but only in an orderly sequence commencing with an existing non-residential use. This means that conversion or redevelopment can be permitted for a residential structure next to an existing non-residential structure or use. However, conversion or redevelopment should not be permitted for a residential structure located between two residential structures. Review and revise as may be necessary the zoning regulations which set commercial on-site parking and loading standards. These standards have been in place for over ten years. The Pontiac 2000 Plan identified a need for more rigorous standards. The Planning Division believes that need still exists based on the experience of the past ten years. Page2.3 �Review and revise as may be necessary the zoning regulations which govern adult entertainment uses. Adult entertainment regulations were enacted several years prior to preparation of this plan. These regulations require adult entertainment uses to be dispersed rather than congregated in close proximity to one another. This dispersal strategy is based on experience which has shown that the concentration of adult entertainment uses can have a blighting influence on nearby uses, both residential and non-residential. This experience has been documented by the City of Detroit. Based on the City of Detroit documentation , the Supreme Court of the United States upheld Detroit's dispersal requirement. The City of Pontiac should evaluate how well its dispersal regulations have worked since enactment and consider whether or not refinements are necessary. It may be desirable and reasonable to enact refinements which explicitly exclude adult uses from certain key areas of the city, for example, in the downtown area and along the most heavily traveled, image-important thoroughfares such as Huron Street, Orchard Lake Road and South Saginaw. However, it would most likely be unconstitutional to explicitly exclude such uses from the city as a whole or even to enact regulations which had that effect without doing so explicitly. Review and revise as may be necessary zoning regulations governing site plan review; site plan review regulations should include discretionary standards which allow the city condition approval of commercial site plans upon a discretionary determination that they incorporate sound site design principles. The principles incorporated in discretionary site plan review standards should address : 1) the internal arrangement of buildings and other site design elements and 2) the relationship of site design elements to surrounding land uses and the public street system. Provision should be made for considering the location of curb cuts and the impact of future street widening on site layouts. Review and revise as may be necessary zoning regulations governing building and parking setbaclls for commercial and other non-residential buildings and the width of landscaped buffer strips. In general, setbacks and landscaped buffer strips should be greater on major thoroughfares which carry heavy traffic volumes, although more intensive screening and landscaping can serve in lieu of greater setbacks. Setbacks on thoroughfares which may be widened in the future should be sufficient to leave a workable site after widening, but they should not be based on an envisioned future right-of-way because to do so might constitute a taking of property without compensation. Develop Specific Plans to govern and coordinate development and redevelopment along major thoroughfares and in other key areas; incorporate such plans in the city's zoning regulations either directly or by reference with prevision for enforcement via the site plan review process. Efficient development and redevelopment of small commercial parcels usually requires that development on adjacent parcels be coordinated. Specific plans provide a mechanism for accomplishing such coordination. They are less detailed than site plans, but more detailed than traditional zoning regulations. While traditional zoning regulations typically establish minimums or maximums for building setback, building height, parking spaces and landscaping, specific plans may establish the exact location of front facades, the exact location of pedestrian circulation ways, the exact location of automobile circulation isles linking adjacent properties and the placement of curb cuts. Specific plans should be worked out at the expense of the city, but in cooperation with property owners and they should be adopted following one or more public hearings. They may be implemented through site plan review provisions of the zoning ordinance, but this practice may be an innovation in Michigan, an innovation which is as yet untested in state appellate courts. In lieu of implementation of specific plans via the site plan review process, they can be implemented by the acquisition of limited property rights, either through voluntary sale or condemnation. Such acquisition might be an eligible block grant expenditure. Page 2.4 �Utilize on-street parking as a buffer between thoroughfares and sidewalks with heavy pedestrian traffic potential, provided that such on-street parking does not seriously impede essential traffic flow. On-street parking was once viewed as undesirable because it impedes the flow of traffic in two ways: 1) it reduces the amount of thoroughfare width available for traffic movement, and 2) it causes friction between through traffic and vehicles turning into and out of onstreet parking spaces. By the time this plan was prepared, a very substantial body of professional opinion held that on-street parking provides a desirable buffer between pedestrians and heavy traffic. This professional opinion is the basis for this policy. Enact more restrictive appearance controls so that future convenience food stores are more attractive neighbors for residential uses. Appearance controls should address the following issues: 1. Restrictive sign controls should be enacted and enforced. Sign controls should limit the size and number of temporary and permanent window signs. Temporary outdoor signs should be prohibited. 2. Garish paint should be prohibited. Figure 2.1 of this plan includes a color chart which suggests the range of colors that could be permitted and prohibited. However, it is not the intention of this plan to finally establish that range. Enactment of a specific approved color range should follow a special public review process including public hearings. 3. Site and building maintenance should be required as a condition for the renewal of business licenses. 4. Architectural design controls should make building bulk more compatible with adjacent homes. 5. Parking should be provided, where possible and where not likely to bring excessive traffic into a residential area. 6. Unattractive features of buildings and sites should not be exposed to view from public ways or from adjacent houses. Code enforcement should be tied to business occupancy certificates and business licenses in order to upgrade strip and other commercial areas. Occupied, but poorly maintained commercial buildings are a significant condition and cause of blight in Pontiac. Buildings which are unsafe should be condemned. Buildings which are a blighting influence because of poor maintenance should be upgraded. Property owners should be pursued with the full force of the law. Upgrading can be forced on existing properties by making them subject to building and property maintenance codes. Inspections can be made: 1. Prior to issuing certificates of occupancy for new owners and tenants, 2. Prior to issuing or renewing occupational and business licenses, and 3. Periodically, for example, annually or semiannually. The cost of inspections should be fully born by the businesses which seek the certificates of occupancy of business licenses. An occupational or business license can be required in order to use a Page 2.5 �retail or office building to "warehouse'' or otherwise store goods. This will enable the city to force better upkeep of buildings which are boarded up. The problem of business appearance is discussed in detail in the section of this plan entitled ''Thoroughfare Urban Design." • • Vacant commercial buildings should be subject to the same upkeep requirements as occupied buildings and structures which are not maintained should be razed. Vacant, poorly maintained commercial buildings, many of which are obsolete, are a significant condition and cause of blight in Pontiac. Buildings which are a blighting influence because of poor maintenance should be upgraded. Property owners should be pursued with the full force of the law. Upgrading can be forced on existing properties by making them subject to building and property maintenance codes. Inspections can be made on a systematic basis with inspectors initially concentrating on areas which will reinforce housing and neighborhood improvement priorities. The cost of inspections could come from fees charged for business licenses, if the city attorney thinks that such a funding approach would be reasonable. If not, the cost of inspections should come from the general fund or from any of various special funds such as appropriate tax increment financing funds. Continue to study amortization of certain non-conformities as a means for improving the commercial environment of Pontiac. In calling for the amortization of non-conforming uses, the Pontiac 2000 Plan recognized that substantial improvement to the viability and appearance of Pontiac commercial districts will require the removal of many blighting commercial uses. Unfortunately, amortization is still not an available option under current Michigan zoning case law. The Michigan Supreme Court has ruled that amortization is not permissible, not because it is unconstitutional, but because cities lack the statutory authority. [See Clan Crawford, Michigan Zoning and Planning, 3rd Edition; Institute for Continuing Legal Education, University of Michigan, 1988; page 12.] If Pontiac decides to substantially upgrade its appearance in a reasonable amount of time, it could mount a serious lobbying effort to convince the State Legislature to add at least a limited amortization authorization to the zoning tool box. Amortization could be most effective if applied to eliminate inappropriate land uses. It could also be very effective even if applied only to eliminate certain undesirable characteristics of uses, such as: 1. Excessive signage; 2. Clutter building materials and garish paint; 3. Unscreened or inadequately screened dumpsters; 4. Unscreened or inadequately screened outdoor storage; 5. Inadequate parking; 6. Unpaved and uncurbed parking areas; 7. Inadequate landscaping. Page 2.6 \ • �Commercial Policy Cluster 3: ENCOURAGE DEVELOPMENT of NEW COMMERCIAL USES arid IMPROVEMENT of EXISTING COMMERCIAL USES THROUGH SPECIAL CAPITAL EXPENDITURES and REHABILITATION and REDEVELOPMENT ASSISTANCE Invest public funds in public streetscape improvements, but only in the downtown and on major traffic routes where the private business environment is sound and in reasonably good physical condition; utilize no maintenance or low maintenance improvements. The improvements referred to include special street and sidewalk paving, street furniture, median and right-of-way landscaping and similar improvements. Over the past decade, the city made a major investment in such public streetscape improvements on South Saginaw. The investment was made in an area with substantial blight, including many vacant and boarded up and marginally utilized buildings. The investment did not result in a revitalization of the business climate or a reversal of blight, and they deteriorated rapidly. This is almost universally the experience of other cities which have attempted to upgrade a derelict area with cosmetic public infrastructure improvements. Cosmetic improvements, no matter how costly, simply will not work unless the receiving area is simultaneously the subject of substantial private investment attention. (If the receiving area is the subject of private investment interest, then public improvements may be necessary to bring it forth , but cosmetic improvements alone will not stimulate the interest when it does not otherwise exist.) Since the city has limited assets for cosmetic improvements, it must invest where its resources will do the most good. Investments in key portions of the downtown are likely to meet this test. Investments on West Huron are also likely to do much good. South Saginaw would have been better served by the razing of one or two derelict buildings than by the kind of expensive streetscape improvements which it received. Make rehabilitation loans and/or grants to business property owners, but only: 1) in the downtown development authority area and downtown in general, 2) in tax increment finance authority areas, 3) on major traffic routes where the private business environment is sound and good looking, and 4) in strategic thoroughfare residential areas where one or two loans or grants will eliminate serious appearance problems or blight. At the time this plan was prepared, it was expected that the city might be able to provide very limited assistance for the rehabilitation of business properties. Community Development Block Grant funds may be available for areas and activities which qualify. Other funding sources might include tax increment finance authority funds, Economic Development Administration funds and Department of Commerce funds. These funds could be utilized to revitalize some existing neighborhood strip commercial areas. If used strategically, they might generate private investment in a three to one private-public ratio. Such a ration will be necessary if the effort is to prove worthwhile. No single funding source or combination of funding sources will provide sufficient resources to do all that needs to be done. Thus, publicly assisted commercial redevelopment achievements cannot possibly make a major improvement in the overall quality of Pontiac's physical environment. Therefore, it is absolutely essential to target such funds where they will do the most good. The central business district, West Huron and Orchard Lake Road offer the best potentials at the time of plan preparation. Other opportunities might materialize over the mid range future. Page2.7 �:,Iost Acceot:ible Colors •68 us Least Acceptable Colors :S1.,'YBERS C'IDICATE PANTO:-."E /R\ COLOR CODE DESIGNATION High Contrast Unacceptable -.-.~~- --r,,, ,_...~~ .· . . , ~"'J,..T-"'!t: Convenience Store Improvement Concept . ,.,.,..,,, ::""\'••: •... - - -:::.::~. · -- · -_:. :t~~·=.. r.v.-~r. .:~/ --·\. / ...... I I t-"",~ail:J--_=:1.-i-.L..:,_--.-===~~~~~:::::...·,_ 1 --==r--. -~~ /- ~ iff1 . ._, b:== ·' ---- Page 2.8 0 9 I �Figure 2.1 SUGGESTED RANGE of PERMITTED and PROHIBITED COLORS for Convenience Stores and Other Commercial Uses Opposite Page Above Figure 2.2 CONVENIENCE STORE IMPROVEMENT CONCEPT an example based on the photograph in Figure 2.1 Opposite Page Below 1) Remove plywood window areas and replaced with break resistant Plexiglass. 2) Remove front signs and replace with one facia mounted sign naming the store and several discrete, coordinated window signs identifying products and announcing specials . 3) Install canvas awning for appearance and to conceal roll-up security shutters for front windows . 4) Replace cyclone fencetype security gate with iron rail and stile-type gate that can open into roofed over front ''vestibule." 5) Remove paint from front facade to reveal original brick or repaint facade the color of the original brick. 6) Repaint side facade the color of the front facade. 7) Re-size side wall sign and place it to coordinate with architecture, i.e. place it ''breathing'' distance behind the brick-concrete block joint and align the top and bottom with the top of awning and the bottom of the front windows. 8) Provide paved, on-site parking spaces behind low screen wall if there is adequate site area. 9) Provide paved parking space in the right-of-way if there is not adequate area for on-site parking. Page 2.9 �Commercial Policy Cluster 4: ENCOURAGE IMPROVEMENT of EXISTING COMMERCIAL USES THROUGH SPECIAL MUNICIPAL SERVICE PROGRAMS Encourage owners of existing convenience stores to voluntarily improve the appearance of their properties in compliance with new zoning regulations. Encouragements should include the following mnnicipally financed activities: 1. At city expense, prepare individual building improvement plans and site improvement plans with cost estimates and present these plans to convenience store owners. An example of a convenience store improvement concept appears in Figure 2.2. Other suggestions appear in Figures 3.8 through 3.11. 2. Invite convenience store owners and managers to periodic special lnncheons and /or dinners hosted by the Mayor. Make these occasions pleasant for the guests while using them as an opportnnity to lobby for upgraded appearance. 3. Have the Mayor give annual , semi-annual or other periodic awards for the best appearing convenience store or stores in the city. 4. Have the Planning Division and/ or the city's Director of Publicity prepare press releases praising award winners and explaining the appearance standards to which the city aims. 5. Have the Planning Division monitor appearance of each convenience store in the city and use this information in making awards and preparing press releases. Cooperate with businesses seeking additional parking by developing municipal parking lots supported by special assessment districts. It is sometimes possible to provide parking for more than one business in a separate parking located within easy walking distance of all the businesses served. Acquisition of land and construction of parking facilities can be financed by a special assessment against the business properties which would benefit. Cooperate with businesses wishing to expand by vacating streets, alleys and municipal easements, where possible. Sometimes, expansion of commercial properties can be accomplished to its full potential by vacating alleys or mnnicipal easements. Sometimes such vacations are necessary to provide continuity between two separate properties which must be assembled in order to facilitate desired expansion. The city should cooperate by vacating rights-of-way and easements that are not absolutely necessary to effective traffic fl~w or other essential public purposes. Cooperate with businesses seeking better security by coordinating municipal policing with private policing. Mnnicipal police services will never be able to provide all the policing desirable in an urban environment. Some businesses will want to secure private police services to supplement municipal services. Public and private police services should be coordinated provided that coordination does not involve inequitable distribution of public police services. Page 2.10 • �Figure 2.3 DESIRABLE SCREENING for OUTDOOR STORAGE AREAS \ \\ 5 OR 6 FOOT MASONRY WALL FRONT YARD 1- w w a: I- "' a: 0 z :E NOTE: WHEN SITE SIZE PERMITS, DUMPSTERS SHOULD BE PLACED in REAR DELIVERY AREAS SCREENED with 5 or 6 FOOT HIGH MASONRY WALLS. IF THE ANGLE of VISION FROM STREETS and NEIGHBORING PROPERTIES to DUMPSTERS IS SMALL, then NO GATE NEED BE REQUIRED. WHEN DUMPSTERS ARE PLACED in SIDE or FRONT YARDS, THEY SHOULD BE SCREENED with A 5 or 6 FOOT MASONRY WALL and a GATE. THE GATE SHOULD FACE AWAY from MAJOR STREETS. MAJOR STREET Page 2.11 �Chapter3 URBAN DESIGN POLICIES for THOROUGHFARES.......;..__ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Following this introduction, the chapter is organized into two main sections entitled "Background Information" and "Urban Design Policies for Thoroughfares." The "Background Information" section explains that all cities have both urban design assets and liabilities. It points out that Pontiac has substantial assets, but also very significant problems. Finally, it cites research work done which shows that, although aesthetics is generally believed to be a matter of individual taste, there are a number of urban design aesthetic preferences that are so widely held and recognized that they must be given great weight in planning. The "Policies" section groups policies into three clusters. Each policy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. The three policy clusters are as follows : Cluster 1: Enact Regulations which can Help Eliminate Pontiac's Major Urban Design Liabilities Cluster 2: Make Municipal Capital Improvements Conform with Regulations Applicable to Private Development Cluster 3: Expend Public Revitalization Funds in Areas with Strong Urban Design Assets BACKGROUND INFORMATION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ No city, no matter how rich or endowed with natural beauty, is perfect from an urban design perspective. All cities have urban design liabilities and assets. Some cities are famous for their assets. Other cities are famous for their liabilities. Florence, Italy and Boston, Massachusetts are known as important examples of the former. Oakland, California, justly or not, is known as an example of the latter. Pontiac is endowed with some particularly remarkable urban design assets. These assets offer the prospect that it could be among the best cities in terms of overall urban design quality. Pontiac's important assets include rolling topography, lakes and large public open spaces. Pontiac also has some very interesting historic architecture, particularly in the downtown area, but also along its thoroughfares. Unfortunately, Pontiac has very serious urban design liabilities. Most of these derive from the inadequate maintenance of private property and lack of respect for public taste. A drive down the city's thoroughfares is, in many instances, a depressing display of one of the worst kept urban environments in southeast Michigan. The most prevalent problems are not unique to Pontiac. They can be seen in other Oakland County communities, across the state and across the nation. However, they appear with much greater frequency in Pontiac than in most other communities. Pontiac's most Page3.1 �serious urban design liabilities were documented by a 1989 survey of th_e following thoroughfares: South Saginaw Street from South Boulevard to Wide Track Drive Perry Street from Wide Track Drive to Walton Boulevard Orchard Lake Boulevard from Telegraph Road to Wide Track Drive Auburn Avenue from Opdyke Road to Wide Track Drive East Oakland Avenue from the western city limits to Wide Track Drive Huron Street from the western city limits to M-59 Telegraph Road from Golf Drive to the Oakland County Government Complex University Drive from Wide Track Drive to the eastern city limits Walton Boulevard from Perry Street to the western city limits The thoroughfare urban design survey identified the appearance problems relating to: Problem parking lots Unsightly signs Fenestration eyesores Cyclone fences Visually cluttered or garish buildings Weeds, trash, dumpsters and outdoor storage The negative findings of the thoroughfare design survey are mapped in Figures 3.1 through 3.6. Some of the positive findings are mapped in Figure 3. 7. Figures 3.8 and 3.10 provide photographic examples of survey findings. Figures 3.9 and 3.11 incorporate sketch suggestions based on the photographic examples in Figures 3.8 and 3.10, respectively. Environmental aesthetics is not just a matter of individual taste; all hinds of people share measurable expectations for an acceptable visual environment. City planners, both professional and lay, have long believed that an unattractive environment is an undesirable environment. This belief was a major force in the City Beautiful movement, which created the American planning profession in the early decades of the twentieth century. During the past 30 years, studies have been done to evaluate the importance of the visual environment to the general public. Two kinds of findings have emerged. First, people desire and respond favorably to a coherent, orderly environment. Second, people also desire and respond positively to visual stimulation and complexity. A visual environ in which either the desire for order or the desire for stimulation is out of balance is an unattractive environment. One study recently reported in the professional literature is particularly significant for Pontiac. This study used 400 interviews of residents and visitors to determine what people liked about the appearance of Knoxville and Chattanooga. The interviews revealed public agreemeJt about what constitutes a visually likable environment. The great majority of respondents liked: greenery; open space; water bodies and water courses; interesting topography; well-maintained buildings and sites; well-designed buildings; orderly areas; historically significant areas; and older neighborhoods with good quality homes. Page 3.2 �In general, the great majority of respondents disliked: traffic congestion ; billboards and chaotic signs; industrial buildings and sites; utility poles and wires; dilapidated buildings; poorly kept sites; and dirty neighborhoods. The ''principle of the second man" provides a positive paradigm for acting on many of the most often expressed urban appearance likes and dislikes. This principle is illustrated and explained in Figure 3.12 and its caption. URBAN DESIGN POLICIES for THOROUGHFARES _ _ _ _ _ _ _ _ _ _ _ _ __ Urban Design Policies for Thoroughfares, Cluster 1: ENACT REGULATIONS which CAN HELP ELIMINATE PONTIAC'S MAJOR URBAN DESIGN LIABILITIES Enact building occupancy or occupational licensing regulations which require that parking lot surfaces be well maintained. Of the 200 parking lots identified by the thoroughfare urban design survey as having visual liabilities nearly one-half had poorly maintained surfaces. Some lots have substantial potholes while others have only cracked or pitted surfaces. Unpaved parking lots and parking lots with grass and weeds growing through the surface as a result of either deterioration or thinness were noted. Enact zoning or other regulations which require that parking lots have continuous concrete curbs. Of the 200 parking lots identified by the thoroughfare urban design survey as having visual liabilities, about one-fourth lacked continuous curbing and as a result looked unkempt or otherwise poorly maintained. Some lots without continuous curbing had crisply maintained pavement and/or peripheral landscaping so that they present a neat appearance. Such lots are not included in the tabulation of urban design liabilities. There are some very acceptable parking areas which utilize perimeter bumper stops rather than curbs. However, curbs at the perimeter are a more effective way to make a parking lot look neat and finished. Perimeter bumpers may not be maintained properly. Enact zoning regulations which require parking lots to be screened or landscaped so that they present an attractive appearance from public thoroughfares. Of the 200 parking lots identified by the thoroughfare urban design survey as having visual liabilities, about one-third were deficient in landscaping. Parking lots with inadequate landscaping include those without any landscaping whatsoever, those with such a minimal amount of landscaping it is almost nonexistent, and those large parking lots which may have a reasonable amount of perimeter landscaping but little or no interior landscaping. A low masonry screen wall may serve effectively in lieu oflandscaping where sites are small. Initiate a program to install and maintain trees between the curb and sidewalk along all thoroughfares as well as local streets. The decision to invest in property improvements is Page3.3 �effected by the perception of Pontiac as a desirable place to live and work. The aesthetic condition of the city's streetscapes significantly impacts this perception. Consequen.tly, public landscape improvements to enhance the streetscape positively impacts the decision to invest in property improvements by the private sector. Individual citizens and groups should be encouraged to involve themselves in the subsequent maintenance of the landscape improvements in the public right-ofway. Review recently enacted sign control regulations in order to improve the appearance of the city and the economic utility of signs; revise regulations as may be necessary. Signs which advertise products and services are certainly necessary. However, the type, number, and condition of signs combined to create a signage landscape that can be either aesthetically pleasing or blatantly unattractive. The thoroughfare urban design survey identified 241 sites where existing signs create a negative visual impact as a result of their type, number or condition. Specific problems include the following: Undesirable sign types: Billboards Garish signs Off-premise advertising signs Oversized signs Unnecessary pole signs Portable signs Projecting signs not coordinated with architecture Roof signs not coordinated with architecture Signs advertising defunct businesses Garish streamers or banners Make-shift signs Excessive number of signs: Sites containing a multitude of signs which give the immediate impression of being "too many" Poor sign condition: Signs with no faces or no copy Faded or peeling wall signs Signs in poor physical (structural) condh.ion "Homemade" signs which are cheaply constructed, poorly painted, and amateurish in nature Recognizing the unattractive signage landscape that had been created in Pontiac, the city Planning Division undertook to revise sign regulations during the same time period that this comprehensive plan was in preparation. Following enactment of these new sign regulations, they should be vigorously enforced. They should also be monitored for effectiveness and refined, if necessary, after they have been in effect long enough to gage their utility. Consideration should be given to amending the new regulations, if necessary, by prohibiting or restricting the undesirable sign types, excessive signage and poor sign conditions. Enact building code or other appropriate regulations which establish minimum aesthetic and workmanship criteria for boarding-up buildings and filling in building fenestration. Page 3.4 �Throughout Pontiac, once attractive or at least inoffensive buildings have been made ugly by unsightly modifications to the original fenestration pattern. The thoroughfare urban design survey observed 44 sites with window problems. These fall into two categories: Boarded-up windows: Boarded-up windows have been closed off completely, usually because the building in which they are located is not being used at all or because it is being used for a purpose for which security is more important than light. Windows which are boarded up are very often the most disturbing visual impression obtained by the passing motorist. There is probably nothing that makes an area appear to be depressed and run down more than a series of such windows. Unsightly fenestration in-fills: These modifications often amount to little more than the boarding up of windows, but they leave some portion of the original window area glazed. Modifications are made without any consideration for the aesthetic effect. Out of the 44 deficient sites noted, about 40 percent contained boarded-up windows. Over half contained windows that had been filled in an inept and unsatisfactory fashion. Enact zoning or other regulations which prohibit cyclone fences from front yards and along public thoroughfares and/or which establish aesthetic and maintenance standards for cyclone fences which are pennitted. Cyclone fences, in reasonable numbers in certain areas for specific purposes, are acceptable. Cyclone fences become a problem when there are so many that the city looks like a war zone. Barbed wire at the top intensifies the "war zone" effect. If the fences are in poor condition, the visual impact is worse. Inadequate original construction such as the absence of a top rail almost always means a fence in poor condition. Metal slats designed to "screen" unsightly views are themselves unsightly. Cyclone fences with dark finishes look better than those with the standard finish. The green fence around the Pontiac Municipal Golf Course on Golf Drive is an example. The black fence around the parking lot of the Michigan Family Services facility on Orchard Lake Road is another. The thoroughfare urban design survey observed approximately 60 cyclone fences which surrounded either parking lots, entire sites, or portions of sites. The visual effect of all these fences is certainly a negative one. The one bright note is that of all the cyclone fences noted, less than 15 percent are in a tattered, broken, falling-down condition. Enact zoning or other architectural design control regulations which prohibit visually cluttered and garish buildings and which explicitly define the design elements which constitute same. Visually cluttered buildings contain an excessive variety of different construction materials. As an extreme example, there are buildings on which can be found all of the following: brick and stone; horizontal wood siding in one color and vertical wood siding in another color; metal siding; concrete block; and glass doors and windows. This is too much for one building; the result is visual chaos. Garish buildings use glaring, bright and/or contrasting colors that assault the eye and make quiet enjoyment of surrounding property difficult. Buildings which lack continuity of architectural style have a negative visual impact, though this is a less dramatic problem than visual clutter and garishness. Review the recently enacted zoning regulations which set screening requirements applicable to commercial and other non-residential general outdoor storage areas; revise as may be necessary. Outdoor storage areas, which are a necessary component of certain commercial and industrial enterprises, should be screened from view from the street. The thoroughfare urban design survey identified about 35 sites that have outdoor storage areas which are unsightly and not screened. Most have chain-link or cyclone fences for security, but these fences usually are negative visual elements. Many sites are auto sales or service establishments which are Page 3.5 �crowded with vehicles: both vehicles which are for sale and vehicles which are waiting to be repaired. Maintain and enforce zoning regulations which set screening requirements applicable to commercial and other non-residential outdoor trash storage areas; revise as may be necessary. Dumpsters are necessary but they are not very attractive They should be screened from view. The thoroughfare urban design survey identified about 35 sites that have unsightly dumpsters in a relatively prominent location visible from a public thoroughfare. Pontiac has enacted zoning regulations which require dumpsters to be screened with a solid masonry wall with a gate. These regulations should be maintained and enforced. Enact building occupancy or occupational licensing regulations which require that pervious surface areas, both required and unrequired, be kept with healthy vegetative cover and be free of trash and debris. The thoroughfare urban design survey identified nearly 20 sites with poorly maintained landscaped areas and/or trash and debris. These sites include sites with grassed or otherwise landscaped areas that are not maintained and are taken over by weeds. These sites also include sites with an accumulation of trash, both from on-site and off-site sources. Some of the sites identified are vacant lots which thoughtless people have used as dumps. Both the poorly maintained vegetative areas and the trash produce an unattractive environment. Review and revise as may be necessary recently enacted zoning regulations which set general screening requirements applicable to commercial and other non-residential uses which are adjacent to residential uses. General screening requirements for commercial and other non-residential uses adjacent to residential uses were enacted several years prior to preparation of this plan. Such regulations should be vigorously enforced. They are desirable to protect residential uses from unattractive views of commercial and other non-residential uses. Figures 1.1, 1.2 and 1.3 illustrates desirable screening possibilities. These figures appear in the Residential Area Land Use Policies section of this plan. Urban Design Policies for Thoroughfares, Cluster 2: MAKE MUNICIPAL CAPITAL IMPROVEMENTS CONFORM with REGULATIONS APPLICABLE to PRIVATE DEVELOPMENT Municipal parking lots and parking structures should be developed to the same high urban design standards applicable to private par~ing lots. The City of Pontiac should set a good example when developing municipal parking lots and parking structures. It is important that city parking lots and parking structures be designed, constructed and maintained to the same high standards which are established for private facilities by Cluster 1 of the Urban Design Polices for Thoroughfares. It would be preferable if the City of Pontiac municipal facilities exceeded the standards established for private facilities. There will always be budgetary excused for not following this policy. Such excuses should be shunned except in the most extreme circumstances. Other municipal facilities should also conform to the same high urban design standards applicable to private facilities. The City of Pontiac should set a good example in the design, construction and maintenance of municipal facilities other than parking lots. Such facilities include buildings, grounds, outdoor storage areas, signs and the like. Page 3.6 �Urban Design Policies for Thoroughfares, Cluster 3: EXPEND PUBLIC REVITALIZATION FUNDS in AREAS with STRONG URBAN DESIGN ASSETS Expend public funds to upgrade the commercial environment in areas which already have substantial visual assets. The thoroughfare urban design survey identified 74 significant visual assets which help improve the urban design quality of Pontiac. Walton. Perry and University had the most with 16, 15 and 11 respectively. Telegraph had seven, a relatively large number for a short stretch of thoroughfare. South Saginaw, Oakland Avenue and West Huron had relatively few. Visual assets appear as many different land uses. Over 20 percent of the sites identified as visual assets are in multiple-family residential use. Walton Boulevard has the most, but they are also represented on Perry, University, Auburn and Telegraph. Over 20 percent of the visual asset sites are parks, cemeteries or other open space. This fact emphasizes how important Pontiac's rather substantial park facilities are to the appearance of the city. About 12 percent of the visual assets are institutional uses such as schools and churches; many of these have large sites with well-maintained landscaping making them a special type of open space. Almost 15 percent of the visual assets are commercial uses. A few are shopping centers. Another 15 percent are office uses. The commercial and office uses are not examples of "award-winning" architecture and site design. Their visual value is magnified by their context, which is generally so bereft of visual value. Most are merely neat, inoffensive buildings that do not contribute to the clutter which is otherwise so prevalent. Some might be considered visual liabilities in other cities. For example, the east facade of the Truck and Bus plant on Saginaw is an asset in context. However, it falls short of what would be an acceptable suburban commwiity standard. A few of the commercial assets are shopping centers. Some are fast food businesses which are noteworthy for their meticulous landscaping and upkeep, not for their architecture. The fast food industry's contribution to Pontiac's visual environment is evidence of its economic viability in the city. There are a few industrial and distribution service assets. The outstanding Huburt Distributors site is additional evidence of what profits can do for the visual environment. The most modest and perhaps the most interesting of the industrial assets is Scott & Sons' Speedometer Service on Walton; this asset is achieved with attention to maintenance and daily housekeeping. It is a marked contrast to the vast majority of wispeakably ugly automobile repair uses in the city. Page 3.7 �Figure 3.1 PROBLEM PARKING AREAS Walton Blvd. • • -------..,;::. - .. • ~.. •!~--~.~~•~-----·•...a:______ ,:i • • • •• •• V, Ol C ii -0 Columbia Ave. <D '. • 0 1 MILE ~ Page 3.8 iii--- ... �Figure 3.2 UNSIGHTLY SIGNS ,,11 • •• • ----~------. .••• . • ~ • e,,___,.w ...,a..11.,o~n.s..1.v.d..._ _ '"••·· ... .,,,: ~-- A ,U ._. ,._..,,. ,. tia fa . . . - C.f ._ ... . ,:j , _,•_.'!...~.•·.,.,.- ----•a:-. :_____ .••· Columbia Ave . ~ • • ~ , I,? -~e -- ,~~ , j, .,. · ··•'-' __ .'.l :i Featherstone Ave. • Elizabeth Lake Rd . 0 M-59 1 MILE .. l J ll Page3.9 �Figure 3.3 BOARDED OR UNSATISFACTORY WINDOW AREAS . .... ---: ~· . . .... 1"'!11 0._--0 - .., -.1 ZJ ft • a.i ~1 • • _______ c .. § : 32 .:i > <i: . ID 'l >- ~ vi ~ <II ' , __._ , .1 ~.- ·-· _ _. Walton Blvd . > -' Columbia Ave. <i:;...._..;.,...;....;;.....;.;..;... _!Sennett .'\;If Q) :Q : (!) . : c · 0 -, "'Ol , c . i5 . .., . _____...,. e:,'-· Montcalm St. ~~ ..,~e. ~ .;/'. Featherstone Ave. ~ ,.--. 1--.. ~ .' , I ! Page 3.10 ~ ....,_, _ . "' ct �Figure 3.4 UNATTRACTIVE CYCLONE FENCES 1 1il lloil.- M 11,.◄ ...... YI 4.a ,.;;.,. Walton Blvd. J 3 J ... ~ ,_. _ , ,. Mil ..... . / ~ 0------..0 i .- •• • Columbia Ave. ': l Kennett ' / ' Featherstone Ave.; M-59 Huron St. Auburn Ave . • 0 1 MILE \ 1 ·;. :I "\ } u. _.:i . '"l • - . J .. J :l ~ .J I : ll 0. --~0 Page3.11 �Figure 3.5 VISUALLY CLUTTERED OR GARISH BUILDINGS Walton Blvd. ffl'l9t , ..!!!!liilli§il ' 1-- ,:j • a: ,,, J Ol ' c : <Ii · > • <C ; : 3 i5 "C ' ('.i ; Columbia Ave . Q) > <( i l- ---.' C >--,-::,o _______ _ _ -;;; 0 ✓- · . ... -~ -- MontcalmSt. • --,_ \ _.,, / __;;~ 0 Page 3.12 1 MILE Featherstone Ave. : · mm �Figure 3.6 WEEDS, DUMPSTERS, OUTDOOR STORAGE I - -- - -~ . . . - . . Clli'iU liiN W ~ .J Walton Blvd. • • ., a~_--a W ~-' . • J -=-" .. j • • ~ 000$ 1'a • ·~-_a M ~• ,...._ ,,_ -M . . . - ~ --- - - - M • •• l ' <1> 1 ,.., Kennett ,H Columbia Ave. l1 .,, , , , ✓.c. a. ca ~ / /1 ~ M-59 J 3 I Auburn Ave. I ,::._,,.., 0 1 MILE --~:::t • - •::i j • ui .!: 32 C e u. .---;j .., 1 -:. J ' . ._ . ·--.a I I ~J ~ fl" II ~ J l II •a Page 3.13 �Figure 3.7 VISUAL ASSETS , a .- a a o,.,u 1a -.;, a ~....- • -----®-6-~-@ @ e'--_- - e ~ .tt~ ;W .g ~ Walton Blvd. ... ~ ~ ~ a.i . . . i;,, .. .- ..,_,,.. -.. ,...;; _ • ......,. Ill llill ......a ~ (,]@ 01 0 Columbia Ave. Montcalm St. 'l ~ South Blvd. 0 1 MILE 1 .., .:.J ---• . Park and Open Space Areas 0 CD Page 3.14 Major Visual &sets (see key on page 3 .15) Other Visual &sets (see key on page 3 .15) .l ....... ... - '!!11 �_ _ _ _ _ _ _ _ _ _ _ VISUAL ASSET MAP KEY _ _ _ _ _ _ _ _ _ _ _ __ SOUTH SAGINAW: 1) Heat Treating Services Corporate Offices, 2) Detroit Ball Bearing Corporate Office Building, 3) Truck and Bus Group Plant, east facade with landscaping. PERRY STREET: 1) Walton Square Shopping Center, 2) Wetland, 3) Turtle Creek Multifamily, 4) Old Oak Square Multifamily, 5) Oakland Catholic High School, 6) Perry Place Apartments, 7) Oakland Technical Center, 8) James Madison Junior High School, 9) Kinney Shoes/ Foot Locker, 10) Pinewood Apartments, 11) Perry Mowit Park Cemetery, 12) North Perry Baptist Church, 13) David Ewalt Community Center, 14) Galloway Park, 15) Open Space. ORCHARD LAKE ROAD: 1) Open Space, 2) Orchard Woods Apartments, 3) Goldner-Walsh Nursery, 4) Hatchett, DeWalt and Hall Offices, 5) Pontiac Nursing Center, 6) Mount Hope Cemetery. AUBURN AVENUE: 1) North Oakland County Community Credit Union, 2) Social Security Offices, 3) Renaissance Court Apartments, 4) Auburn Hills Townhouse Apartments, 5) Auburn Professional Center, 6) Huburt Distributors, Incorporated. OAKLAND AVENUE: 1) Wetland, 2) United Parcel Service, 3) Wimsatt Building Materials, 4) Oakland Engineering. EAST HURON: 1) Oak Hill Cemetery, 2) Open Space along Clinton River, 3) Silverdorne. WEST HURON: 1) Pontiac Central High School, 2) Pontiac General Hospital, 3) Urban League Offices (historic home), 4) YWCA (historic home). TELEGRAPH ROAD: 1) Oakland County Government Center, 2) Pontiac State Hospital (open space), 3) Oakland Pointe Shopping Center, 4) Acorn Kitchen and Bath, 5) Rainbow Plaza, 6) Pizza Hut, 7) Bloomfield-on-the-River Apartments. UNNERSITY DRNE: 1) Havenwyck Hospital, 2) University Place Apartments, 3) Newman Court Apartments, 4) Medical/ Dental Offices, 5) Wetlands, 6) Wooded Area, 7) Oak Hill Cemetery, 8) Oak Hill Cemetery, 9) Mobile Gasoline, 10) Palmer Village Cooperative Apartments, 11) Church of Christ. WALTON BOULEVARD: 1) Open Space, 2) Silver Lake Center, 3) Burger King, 4) Jaycee Park, 5) UAW Local 653 Headquarters, 6) Walton Place Apartments, 7) Auburn Heights Apartments, 8) Oakwood Park Hornes, 9) Colonial Square Apartments, 10) Knob Hill Apartments, 11) Grandville Townhouses, 12) Industrial Building with offices, 13) Michigan Bell Industrial Building, 14) Scott & Sons Speedometer Service, 15) Hillcrest Church of the Nazarine. Page 3.15 �Figure 3.8 PHOTOGRAPHIC EXAMPLES of SURVEY FINDINGS Opposite Page Figure 3.9 URBAN DESIGN SUGGESTIONS BASED on FIGURE 3.8 Below 1) Eliminate pole siRll to reduce visual clutter. 2) Enlaf!!e fascia lo accommodate signs; eliminate high contrast battens to reduce visual clutter. 3) Remove plywood fenestration in fill; replace with glass or reflective spandrel material; utilize low• contrast mullions; incorporate sign freeze of mullion material. 4) Paint side of building to match front. 5) Remove guard rail in front ynrd locations; replace with bollards or low masonry WRll. 6) Replace pole sign with ground sign to reduce Visual clutter. 7) Deepen fascia to allow room for a s1R11 to lit cumfortnbly; pamt fascia and other mntenal an acceptable color. paint other parts of building an acceptable color that does not s harply conlTast with trim (see Figure 2.1). 8) Incorporate canopy supports and gas pumps into one unified structure (see typical I 991 British Petroleum station design for example). 9) Remove plywood fenestration in fill; replace with glass or rellective spnndrel material with low-contrast mullions: incorporate sign frieze of mullion material. 10) Paint entire facade Rn acceptable color (see Figure 2.1 ). 11) Eliminate pole sign. 12) Enlarge sign freeze to accommodate sign. 13) Eliminate parking in narrow front yards and in rightsof-way. 14) Eliminate false "mansard" front . 15) Reduce fascia signage and replace with store name in individual letten, placed lo coordinated with fascia design. 16) Eliminate window signs and greatly reduce wnll signs. 17) Eliminate pRrking in narrow front yards and in rights-of~wRy. 18) Eliminate front yard parking; replace with landscaping. 19) Place parking in side yard behind low masonry screen wall, or in screened rear yard (see Figure 1.2). 20) Install low masonry screen wall to shield parking and vehicular display areas. 21) Eliminate pole signs and install wallmounted type signs on low masonry screen wall. 22) Eliminate erratic light poles and slTeamers; replace with globe lights at uniform height. 23) Plant trees. 24) Rip up deteriorated pavement and re-pave. 25) Relocate newspaper boxes to side of building to reduce visual clutter, eliminate window signs. 26) Eliminate portable sign. 27) Eliminate pole sign. 28) Enlarge fascia to give sense of architectural solidity. Page 3.16 ��Figure 3.10 PHOTOGRAPHIC EXAMPLES of SURVEY FINDINGS Opposite Page Figure 3.11 URBAN DESIGN SUGGESTIONS BASED on FIGURE 3.10 Below 1) Construct masonry screen wall to conceal vehicles: use iron rail and stile type design rather than cyclone. 2) Plant trees. 3) Paint overhead doors to match building to reduce visual clutter. 4) Remove makeahill; entrance to reestablish the architectural integrity of the original structure. 5) Repave front court are.a. 6) Eliminate "gingerbread" to minimize visual clutter. 7) Construct masonry screen wall. 8) Plant trees. 9) Remove plywood siding and replace with fenestration which carries through the three-part division of the facade established by the upper story windows; use siding and framinl{ to match the onginal s tructure: paint to match original structure. 10) Construct low masonry wall for sign. 11) Reduce number of signs and sign information. 12) Construct high masonry screen wall to shield vehicles; prohibit storage in front yard or right-of-way. 13) Plant trees. 14) Design additions to match original architecture. if original architecture is to remain. 15) Eliminate pole sign. 16) Eliminate pole sign. 17) Construct low masonry screen wall. 18) Eliminate gable to reduce visual clutter. replace with sign frieze. 19) Screen dumpster; include well constructed gate. 20) Eliminate excess wall signs, ice machines and other equipment. 21) Pince telephone and news stands at side of building or behind low screen wall. not free-standing in front of building. 22) Finish front of building primarily in one material. preferably a brick W match the adjacent church. 23) Simplify architectural overhang. 24) Reduce number of signs. 25) Eliminate window signs. 26) Paint side of building to match fronL 27) Construct low masonry screen wall to shield parking. 28) Construct penthouse to screen mechanical equipment. 29) Install electrical conduit inside, not on face of building. Page 3.18 +---------- ·--··· - - · -- - - ~--------- --------·- -----. ��Figure 3.12 THE PRINCIPLE of THE SECOND MAN The "principle of the second man" was first articulated by Edmund Bacon. Mr. Bacon, who participated in the preparation of this plan, restates the principle here along with the historic engraving he used to illustrate the principle in his book Design of Cities: Continuity in the urban environment is essential to good urban design. Freedom of architectural expression is, when not in the hands of a great artist, destructive of continuity. It is the second man to participate in any urban design effort who is most responsible for continuity. He has the power to follow through with already established design ideas or to work counter to them. This principle is relevant to Pontiac and to any other city. No where is it more clearly demonstrated than in the Piazza della Santissima Annunziata in Florence. Here, the great Brunelleschi designed the arcade of the Foundling Hospital shown at the right in the engraving above. This elegant arcade established the architectural spirit of the piazza. Over a period of 89 years, other architects added other facades to the piazza. These "second men" decided to submerge their own desigk egos in favor of repeating the theme established by Brunelleschi. The work of Antonio da Sangallo the Elder opposite Brunelleschi's Foundling Arcade is particularly noteworthy. Although a talented architect in his own right, Sangallo designed his arcade to be virtually the same as Brunelleschi's. Page 3.20 �Chapter4 INDUSTRIAL LAND USE POLICIES _ _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Following this introduction, the chapter is organized into two main sections entitled "Industrial Land Use Policy Clusters" and "Background Information." There are three policy clusters. Each policy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. The three policy clusters are as follows: Cluster 1: Facilitate Retention of Existing Industrial Facilities and Development of New Industrial Facilities Cluster 2: Protect Residential, Retail and Office Areas from the Negative Impacts of Industrial Facilities Cluster 3: Protect Residential Areas from the Encroachment of Industrial Facilities The "Background Information" section points out that Pontiac has no significant industrial development potential because it has no significant parcels of land which are ready for the construction of new industrial buildings. It identifies some types of development which the city could expect to complete if there were adequate parcels available. Chapter 14 of this plan contains additional industrial land use policies. The policies in Chapter 14 relate particularly to the Future Land Use Map. INDUSTRIAL LAND USE POLICY CLUSTERS _ _ _ _ _ _ _ _ _ _ _ _ _ __ Industrial Land Use Policy Cluster I: FACILITATE RETENTION of EXISTING INDUSTRIAL FACILITIES and DEVELOPMENT of NEW INDUSTRIAL FACILITIES Retain industrial land use designations for major areas now in industrial use. It is probable that Pontiac will never enjoy the level of industrial employment that it once did. Notwithstanding, this plan provides for retention of existing industrial areas in industrial use. The plan does so for two reasons: 1. Industrial density trends clearly indicate that the industrial facilities of the future will need more land per employee than industrial facilities of the present or past. 2. Redevelopment trends nation-wide indicate that large industrial buildings and sites, including those which are unutilized or marginally utilized, are more likely to be redeveloped for a relatively high value use, such as manufacturing, than for a relatively low value use such as housing. Some relatively small industrial buildings can be retrofitted for housing, office and/or commercial facilities. Pontiac's relatively large industrial buildings do not appear to be well suited for such retrofitting. Page 4.1 �Although the above trends support the reasonableness of retaining industrial land use designations, they do not guarantee the success of that policy. Sometime near the encl of the 1990's the city will have to evaluate its success in attracting new industrial development to replace existing obsolete facilities. It may at that time consider alternate policies for obsolete and vacant industrial facilities. Encourage the reuse or redevelopment of presently underutilization General Motors facilities and land . .Reuse or redevelopment is necessary to correct a major land use vacuum. Obsolete General Motors' facilities occupy a very high percentage of Pontiac's total land area. Idle and probably obsolete facilities include the Pontiac Central Plant on South Boulevard (trucks), the foundry on Montcalm and the Fiero plant on Baldwin north of Kennett. The Woodward Avenue plant operates at reduced output. Only the new S-10 plant on Opdyke Road and the parts facility at Columbia and Joslyn have a utilization expectancy in the foreseeable future. In total, General Motors has in Pontiac about 20,000,000 square feet of plant space, about half of which is idle. Nationwide, General Motors is estimated to have about 55,000,000 square feet of idle plant space, making the idle Pontiac space about 20 percent of its nation-wide total of idle space. Idle and obsolete General Motors' facilities represent a substantial opportunity cost to the City of Pontiac. Reuse and redevelopment concepts for General Motors sites on South Boulevard are shown in Figures 4.2 through 4.5. Retain long-standing plans to allow redevelopment of residential areas surrounded by the G.M. north campus. Past plans of the city have envisioned expansion of the General Motors north campus into strategically located adjacent residential areas. Such expansion could accommodate General Motors or it could accommodate other industrial firms. First priority should be given to meeting the needs of the major industrial user in the area, whether that be General Motors or others. The strategically located residential enclaves are: 1. northeast of the Montcalm-Baldwin intersection, 2. south of Columbia and west of Joslyn, and 3. between the GMC Parts facility and Walton Boulevard. The area northeast of the Montcalm-Baldwin intersection has experienced some residential deterioration. The other two areas have experienced less deterioration. Redevelopment of all three areas is not now necessary based on housing conditions alone. Such redevelopment should occur only when it is absolutely necessary to facilitate the use of existing industrial sites and/or facilities by providing room for expansion and or necessary support facilities. Within each area, redevelopment should occur only by razing the entire ar~a for new industrial uses. Within each area, industrial uses should not be permitted on individual lots nor on groups of lots if the balance of the area is to remain residential. Until such time as redevelopment of an entire area is necessary to facilitate use of the large existing industrial neighbor, the residential integrity of each area should be preserved. Residential zoning and housing code enforcement policies should be applied with the same vigor as appropriate to any residential area. Industrial development trends over the past decade suggest that the "rust belt," including Michigan, has good potential for attracting major industrial facilities. Even if domestic heavy industries, such as automobile manufacturing, are downsized, there will still be development of new state-of-the-art facilities to replace existing obsolete facilities, albeit not at a one-for-one ratio. Furthermore, there are now few greenfield sites, such as the Orion General Motors site, available in appropriate locations. Therefore, the General Motors north campus could become a desirable location for a major new industrial facility. Figures 4.7 and 4.8 compare the size of the north campus to the site boundaries and industrial plant for two recently constructed General Motors facilities. Page4.2 �Retain the long-standing plans to allow redevelopment of residential areas north of South Boulevard between Martin Luther King, Jr. Boulevard and the Grand Trunk Western belt line. The area is already predominated by industrial and similar development, including the Fleet Carrier yard, General Motors employee parking, General Motors storage yards, and the U.S. Army storage facility. Houses are scattered along Bedford Street, Tex Avenue and Meadow Avenue. Some of these houses are in substandard or near substandard condition. Redevelopment through city land assembly would provide a well-located tract of about 175 acres. A redevelopment concept for the north side of South Boulevard east of Martin Luther King, Jr. Boulevard is shown in Figure 4.6. Rezone existing residential areas which are plan designated for future industrial use only when there is a specific redevelopment plan which eliminates residential uses or protects remaining residential uses from the negative impacts of industrial development. Where this plan calls for existing residential areas to be changed to industrial use it does so subject to the qualification that the change not occur by eating away at the existing residential fabric with one, then another, then still another small industrial use. Such piecemeal redevelopment would not be desirable. Until such time as major and comprehensive redevelopment is ripe, the existing residential areas that are to be redeveloped are to be accorded the full protection of their residential environment accorded to any other residential area. Accommodate quality incubator industries and other quality small industrial enterprises at various locations throughout the city. Many industrial operations start in small, inexpensive buildings. Many profitable industrial operations remain in such facilities. It is therefore important to maintain such an inventory. The major industrial firms developing in Oakland County are likely to generate the need for such incubator and other small scale sites given the Boston and Silcon Valley experience. Some incubator and other small scale operations should be in areas regulated to ensure good quality development. Appropriate locations for such facilities include: 1. 2. 3. 4. 5. the Cass Avenue mini-industrial corridor; the Howard Street area, including former General Motors facilities; the Brush Street area south and west of downtown; the Sheffield strip along the Grand Trunk Western belt line; and the Featherstone corridor. Accommodate incubator industries and other marginal industries with reasonable regulations at locations where their potential to cause blight will do the least harm possible. Some industrial operations seek the lowest cost sites available, even if such sites are in unattractive areas. Such operations can be accommodated with reasonable regulations in certain areas of the city without causing serious blight. The Howard Street industrial area is one possible location for such uses. Industrial Land Use Policy Cluster 2: PROTECT RESIDENTIAL, RETAIL and OFFICE AREAS from the NEGATIVE IMPACTS of INDUSTRIAL FACILITIES Review and revise as may be necessary the zoning regulations which set industrial on-site parking and loading standards. These standards have been in place for over ten years. The Pontiac 2000 Plan identified a need for more rigorous standards. The Planning Division believes that need still exists based on the experience of the past ten years. Page4.3 �Review and revise as may be necessary zoning regulations governing site plan review; site plan review regulations should include discretionary standards-which allow the city condition approval of industrial site plans upon a discretionary determination that they incorporate sound site design principles. The princip1es incorporated in discretionary site p1an review standards should address: 1 ) the internal arrangement of buildings and other site design elements , and 2) the relationship of site design elements to surrounding land uses and the public street system. Provision should be made for considering the location of curb cuts and the impact of future street widening on site layouts. Review and revise as may be necessary zoning regulations governing building and parking setbacks for industrial buildings and the width of landscaped buffer strips. In general, setbacks and landscaped buffer strips should be greater on major thoroughfares which carry heavy traffic volumes, although more intensive screening and landscaping can serve in lieu of greater setbacks. Setbacks on thoroughfares which may be widened in the future should be sufficient to leave a workable site after widening, but they should not be based on an envisioned future right-ofway because to do so might constitute a taking of property without compensation. Industrial Land Use Policy Cluster 3: PROTECT RESIDENTIAL AREAS from the ENCROACHMENT of INDUSTRIAL FACILITIES Do not permit the intrusion of industrial uses into residential areas. The intrusion of industrial uses into residential areas adjoining to the rear is generally undesirable, but sometimes necessary in order to accommodate expansion of important employment and tax base assets. Such intrusion usually manifests itself by construction of parking lots on formerly residential lots. In Pontiac, the need to expand industrial properties can often be accomplished on adjacent sites fronting on the same thoroughfare as the use being expanded rather than on adjacent sites to the rear which front on a local residential street. The Future Land Use map and map policies establish a Transitional Industrial land use category to allow limited expansion of certain industrial areas while at the same time protecting adjacent residential areas. Figures 4.9 and 4.10 illustrate how the Transitional Industrial category can be used. Do not permit industrial uses in shallow strips along the city's major thoroughfares, particularly adjacent to residential uses. Many industrial uses have operational characteristics which are not compatible with the appearance standards to which major thoroughfares should be held. Problem characteristics often associated with ind~strial uses include unscreened outdoor storage, unscreened heavy vehicle parking, low quality building design and construction, poor building maintenance and poor site maintenance. These characteristics are often manifested when industrial uses are located on shallow strips along thoroughfares. They occur less frequently in industrial parks and in large site industrial developments. Do not permit industrial uses in the downtown area. Industrial uses have operational characteristics which are not compatible with the appearance standards to which the downtown must be held if it is to be a successful economic and residential hub. Problem characteristics often associated with industrial uses include unscreened outdoor storage, unscreened heavy vehicle parking, low quality building design and construction, poor building maintenance and poor site maintenance. Page 4.4 �Do not permit industrial development on the Clinton Valley site of the Pontiac State Hospital; there are other potential uses of that site which would be of greater benefit to the city. The PHH Fantus Company concluded that the Clinton Valley site is not well located for industrial uses, primarily because it is relatively far removed from the interstate freeway system. Despite this fact, it would no doubt be possible to find an industrial user if the land is offered at a low enough price. Pressure to do so may be strong in the short run because of the limited industrial land available in the city. This pressure should be avoided, however. The city should seek to establish the Clinton Valley site as a major residential development, or as a mixed-use development with a major residential component mixed with some retail and office uses. Such uses will do the city more good than an industrial use at the Clinton Valley site. BACKGROUND I N F O R M A T I O N - - - - - - - - - - - - - - - - - - - - - Pontiac has no significant industrial development potential immediately at hand because it has no significant sites to accommodate such potential. At the time this plan was prepared, the Silverdome Industrial Park had only seven acres of vacant land, most of which (four acres) is best suited for expansion of existing plants. The configuration of Highwood Industrial Park limits its vacant land to smaller plants. A few small vacant tracts with industrial use potential are scattered throughout the city's older industrial areas. The combination of scarce land and a negative image have resulted in Pontiac getting a very small share of Oakland County growth. The unemployment rate in the city continues to be about twice that of the County. During the 1984-1988 period, the city experienced only a 6,700 increase in jobs out of the County-wide increase of almost 120,000. The competitiveness of the work force is a factor. The 1989 Fantus study prepared for this plan suggests that in addition to the land inventory constraints, the city continues to suffer an image problem when competing with other suburban Detroit municipalities. This image problem includes high crime rates, poor schools, high property taxes and the perceived lack of a cohesive, targeted economic development effort. According to the PHH Fantus study, Pontiac's best potential niche in the industrial and related market is distribution facilities and the best location is on the east side of the city. In arriving at this conclusion, PHH Fantus evaluated the following six major economic development categories: Headquarters Office Facilities, Back-Office Facilities, High-Tech Manufacturing, Traditional Manufacturing, Distribution Facilities, and Retail PHH Fantus formed the opinion that distribution potential would be strongest on the east side of the city because that is where access to I-75 is best. Page4.5 �Figure 4.1 MAJOR INDUSTRIAL AREAS in PONTIAC Walton Blvd. S l3"Ylh.. v~· ' ~ ,j 'I ___ ,,~ ., Central ... '·-' Foundry ") Division ~ - .,.. 0 ~ ~ ~ ~ ./i ,. " .;r' . ,,,,. / - ~.~11-sn .7 I. 1 1 ~ ':l ~ l~--•1 i1 ·'"Wl,- cl- 1 MILE General Motors Industrial Parks Prime Opportunity Areas Other Opportunity Areas Page 4.6 .-. �Figure 4.2 GMC TRUCK and COACH SAGINAW SITE REDEVELOPMENTCONCEPTl j 0 feet 1,000 feet "1" designates existing industrial structures. "2" designates new industrial structures. "3" designates new office structures. "P" designates parking areas. "L" designates loading areas. P/L p 1 L p 1 L SOUTH BOULEVARD Page 4.7 �Figure 4.3 GMC TRUCK and COACH SAGINAW SITE REDEVELOPMENTCONCEPT2 j o feat 1,000 feat "1" designates existing industrial structures. "2" designates new industrial structures . "3" designates new office structures. "P" designates parking areas . "L" designates loading areas. 7 ( Page 4.8 p p 3 3 SOUTH BOULEVARD P/L �Figure 4.4 INDUSTRIAL REDEVELOPMENT CONCEPT for GMC TRUCK and COACH SOUTH BOULEYARD SITE: CONCEPT 1 SOUTH BOULEVARD II ~ 4 a a: § 3 4 I I] [D /.J.J :5 0 p QJ p t;0~ lill p 1 L 1 L 1 p 2 p '1' designates existing industrial structures. '2' designates new industrial structures. '3' designates existing office structures. '4' designates new office structures. •p• designates parking areas. 'L' designates loading areas. j O feet 1,000 feet Page4.9 �Figure 4.5 INDUSTRIAL REDEVELOPMENT CONCEPT for GMC TRUCK and COACH SOUTH BOULEYARD SITE: CONCEPT 2 SOUTH BOULE VARD □ &~3~ 1 [ § 1--------, Lu 5 0 Q) c;- 0, II ~ 8 2j tJ I I I I CTI I OJ I [nJ " I 1 1 I i 1 I I 1 II '-----3 2 ' I - - - - . . J 1 _L ~ I I I 1 1 1 '- I DJ I OJ 1 I 1 I I w 1 / DJ I ____JI!'--_1__. L--1 ·1 • designates new industrial structures. ·2• designates existing office structures. •3• designates new office structures. Page 4.10 j o feet 1 ,000 feet �Figure 4.6 INDUSTRIAL REDEVELOPMENT CONCEPT for NORTH SIDE of SOUTH BOULEVARD a a: ci:: > w w :) D:=J ..J 0 co [I] [I] I- (/) ci:: w [I] 0 [I] [I] CD ~ dJ Qo 0 0 I 31 3 SOUTH BOULEVARD 1 "l " designates t!Xisting industrial structures. "2" designates new indust1;aJ structurl!s. "3" designates new office stn1ctures. SOUTH BOULEVARD j 0 feet 1,000 feet Page4.11 �Figure 4.7 GENERAL MOTORS ORION SITE and PLANT COMPARED to PONTIAC MOTOR DIVISION and GENERAL MOTORS CENTRAL FOUNDRY DIVISION SITE (General Motors north campus) Note: General Motors north campus sites are shown in aerial photography. The General Motors Orion site is shown by dashed line and the Orion plant is shown in white. Page 4.12 �Figure 4.8 GENERAL MOTORS CENTRAL INDUSTRIAL PARK (POLETOWN) SITE and PLANT COMPARED to PONTIAC MOTOR DIVISION and GENERAL MOTORS CENTRAL FOUNDRY DIVISION SITE (General Motors north campus) Note: General Motors north campus sites are shown in aerial photography. The General Motors Central Industrial Park site is shown by dashed line and the Central Industrial Park plant is shown in white. Page4.13 �Figure 4.9 HOWARD STREET INDUSTRIAL AREA REDEVELOPMENT CONCEPT Key: 1) Retail/ Office Redevelopment Area; 2) Retail/ Office in Existing Buildings; 3) Transitional Industrial Redevelopment Area; 4) Industrial Development Area; 5) Industrial Development in Existing Buildings; 6) Screen Wall and Planting; 7) Redevelopment Area Boundary; 8) Johnson Street Extended with Landscaping; 9) street closed; 10) Baldwin Avenue; 11) Howard Street. Note: Transitional Industrial Areas are meant to serve as a buffer between industrial uses and less intensive uses. Transitional industrial areas may be used for: 1) employee parking, but not heavy truck maneuvering and parking; 2) offices which serve industrial uses; and 3) indoor storage facilities and other buildings containing "quiet" uses, provided that no activity is generated on the sides of buildings facing residential development. -.. .............• • . ..........,............... .......... . :• .•••• . • .,,...............,,.........•""•"'·""•""'••.,,.•"'•""•""· ·e ·-_ ""'. --.··. • : :I • -· ·1 •·· ....'.1 __. I --' 11 . ~--:--i ... -·· LJ __.. : --• • ~r:• [! ..••• • 0 E) i-·-~ !:·- j ' > LJ 1,--, ~ lc- J·- / V " :0 .-, ---' "" ' '/ ✓ ,~ni -~ f~ Page 4.14 i I :__J L..-, �Figure 4.10 PADDOCK STREET INDUSTRIAL AREA REDEVELOPMENT CONCEPT Key: 1) Transitional Industrial Redevelopment Area; 2) Industrial Development and/ or Redevelopment Area; 3) Street Closure; 4) Cul-de-Sac; 5) Redevelopment Area Boundary; 6) Screen Wall and Planting; 7) Woodward Avenue/ Saginaw Street; 8) South Boulevard; 9) Paddock Street; 10) Irwin Street; 11) Central Avenue. Note: Transitional Industrial Areas are meant to serve as a buffer between industrial uses and less intensive uses. Transitional industrial areas may be used for: 1) employee parking, but not heavy truck maneuvering and parking; 2) offices which serve industrial uses; and 3) indoor storage facilities and other buildings containing "quiet" uses, provided that no activity is generated on the sides of buildings facing residential development. " /< .,,:-- ,. ' ~:, ' ~ , ·'"--. . / v~ '- •,. / " , '•. 0 -~--. ··•·•··•··· 'r..9 '' . J i . .: wt '·--· ' •. : -- :1....---------------..... ·················o····-_-·~··o.J. I ~; ~ ~~~ f L: A~ ooi 0 -, 9 \ \ ~ ,1. :' ' --------------~~~--'-------··-·····-··--·-·- Page 4.15 �Chapters THOROUGHFARE and TRANSIT POLICIES _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Following this introduction, the chapter is organized into two main sections entitled "Thoroughfare and Transit Policy Clusters" and "Background Information." There are two thoroughfare and transit policy clusters. Each policy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. The two policy clusters are as follows: Cluster 1: General Thoroughfare and Transit Policies Cluster 2: Thoroughfare Improvement Priority Policies The "Background Information" section notes that, aside from Huron Street in the downtown , thoroughfare congestion in Pontiac is now negligible and can be expected to remain so even if the city's underutilized industrial areas become fully utilized. M-59 presents both problems and opportunities. The portion of the M-59 route which runs through downtown Pontiac is inadequate and will remain so even after the necessary Grand Trunk Western underpass is completed. The "Background Information" also addresses transit. Fixed route and demand-responsive transit services are observed to be essential modes of transportation for many Pontiac residents. Intercity passenger rail service is not expected to be available within the foreseeable future. THOROUGHFARE and TRANSIT POLICY CLUSTERS _ _ _ _ _ _ _ _ _ _ _ __ Thoroughfare and Transit Policy Cluster 1: GENERAL THOROUGHFARE and TRANSIT POLICIES Motorist and pedestrian safety ranks equal with traffic fiow as a goal for street improvements. Many of the City's most significant safety problems can be redressed with improved intersection geometrics. Priorities for both types of improvements are identified in policy cluster 2. Street improvements will be phased in over time because there is a need for more improvements than Pontiac can finance within the immediate future. Progressing on these improvements requires decision-makers to reach a consensus on a prioritized and realistic schedule that matches the limited resources available. If gateway landscaping improvements are to be made, they will have to be very carefully prioritized along with other street improvements. General phasing expectations are identified in policy cluster 2. More specific phasing should be done pursuant to capital improvements programming. The appearance of Pontiac's most highly traveled streets should be upgraded where possible through swale and median landscaping. In most urban environments, it is desirable to use tree plantings and other streetscape improvements to upgrade the appearance of the principal streets providing access to downtown and other important development areas. Municipal street tree planting and landscaping programs must compete with other improvement activities for very limited Page5.1 �funds. When possible, the city should attempt to heep non-local traffic off local residential streets, but not expect to keep residential development off non-local streets. Non-local traffic can be kept off local streets by: Providing adequate collector and arterial streets, Traffic management devices such as stop signs and turn restrictions , and Interrupting the continuity of local streets so that traffic is encouraged to take collectors and arterials. It is not usually possible or desirable to permit non-residential development on all major streets in a city. Most cities simply do not have sufficient demand for commercial land to line all their heavily traveled thoroughfares with it. In general, thoroughfare and land use planning should be predicated on functional thoroughfare classifications; this plan recommends classifications depicted in Figure 5.1. The functional thoroughfare classifications depicted in Figure 5.1 are defined as follows: Local Streets: Local streets are intended primarily to provide access to individual parcels of land. Most streets in the city are local streets. Most local streets serve residential parcels because there are more residential parcels than non-residential parcels. Local streets also serve commercial, industrial and institutional development. Local streets are not shown in Figure 5.1. Many decades ago, 50 feet was considered to be a desirable right-or-way width for local streets. In the less distant past, 60 feet became the standard. Today, many planners consider 50 feet to be quite adequate and even preferable to a wider street. However, in addition to lowering traffic volume or speed, reducing the right-of-way width may result in reduction or even elimination of: on-street parking and/or sidewalks and/or trees between curb and sidewalk. Major Collector Streets: Major collector streets fall in the hierarchy between local streets and arterial streets. In theory, major collectors funnel traffic from local streets to arterials; they also carry through traffic, but at lower volumes than major arterials. It is desirable that major collectors not have to provide access to large numbers of individual lots, but they are not expected to be free of local access respon~bilities. Major collectors should have rightof-way widths of at least 60 feet. Major Arterial Streets: Major arterial streets function primarily to move large volumes of traffic over substantial distances. They are appropriate for journeys through several neighboring jurisdictions. In an ideal world, major arterials would provide access to very few individual parcels of land. Major arterials should have right-of-way widths of at least 90 feet, but this is not always possible, particularly in built-up areas where traffic volumes have increased after development has already occurred close to relatively narrow roads before they became heavy traffic carriers. Trunklines: Trunklines are major arterials which carry very large volumes of traffic over great distances. Trunklines in Pontiac include: 1) M-59; 2) Telegraph Road; and 3) the Woodward-Saginaw-Wide Track-Oakland route running along a diagonal from the southeast to the northwest. Trunklines should have right-of-way widths of at least 120 feet. Page 5.2 �Figure 5.1 PRIORITIZED THOROUGHFARE IMPROVEMENT See Figu re 5.3 and 5.4 for unprioritized improvements Columbia Ave. Montcalm St. I' '\.. --...~ ~i ..c.~· '... " ' ~ • o, ' / ~ i..;. , i_/ '°":. -~-:~ // ;j- ··• ··· •·•··•·· · Huron St. •• • • • • .•· / ' .... ~ j / ' ~ . l . v•: Li-- ~,._., ~ Elizabeth Lake Ad .• ' j_r ! Featherstone Ave. : ~ M-59 ~.;,,--------➔•---Auburn Ave. ···················· ..................•• • , .... , _ _ _ _ _ \""4 m -5 :, ...J ..... - .- - ... 0 1 MILE ... . :, .---------- .• , 1 Thoroughfare Improvement ~ First Priority ( 1990-2000) Ie I • South Blvd . ui C: 32 .,, C: (1) i.t Grade Separation First Priority ( 1990-2000) ,. ._ ... Intersection Improvement First Priority (1990-2000) Boulevard and/ or Side Landscaping First Priority ( 1990-2000) 1 .a Thoroughfare Improvement Second Priority ( 1995-2000) Thoroughfare Improvement 4 r--• 0-"---<'0 Third Priority (All.er 2000) Page5.3 �Figure 5.2 THOROUGHFARE FUNCTIONAL CLASSIFICATION ()1--,- - 0 "'O a: Walton Blvd. (I) Ol C i5 ai "'O > ~ -----....;;<t:*_.;c;,;;o;,;,;lu;.;,m;,;;b;;i;,a.;.A;,;v,;;e;...- • • • - - - ai 0 > <( C >, vi 0 -, Montcalm St. -d a: ..c a. ~ •j ~ Ol Q) ~ M-59 Elizabeth lake Ad. I j Huron St. l Auburn Ave. > -:----.l ffi Ol C 'i2 ·---- ~ <ii ..c :5 ....J C 't "' ~ 0 1 MILE iii South Blvd. \ ,£; 32 C ~ u.. 1 ... - - - 1'•--••A Freeway: right-of-way 250 feet Trunklines: right-of-way 120 to 250 feet Major Arterial: right-of-way 90 to 150 feet Major Collector: right-of-way 60 to 150 feet Note: Roads not shown on this map are classified local. ;~.!I i l 1,.... 1 4 . ,- ' I ]~ ~~ Page 5.4 ~-- .• .... J l 10 �Freeways: Freeways are limited access arterials. Their principal function is to carry large volumes of traffic over great distance at relatively high speeds. ~By definition and design they provide no direct access to individual parcels of land. Thoroughfare and Transit Policy Cluster 2: THOROUGHFARE IMPROVEMENT PRIORITY POLICIES The thoroughfare improvement priority policies set forth below are detailed and specific responses to land use and thoroughfare planning needs as perceived at the time of plan adoption. The categorization of specific projects as first, second or third priority reflects available data, analysis and judgment. These first, second and third priority rankings are subject to refinement and modification pursuant to the six-year capital improvements programming process recommended elsewhere in this plan. The numbering of projects within first, second and third priority categorizations is for convenience; no particular sub-prioritization is intended by this numbering. First Priority Projects, 1990-1995 1. Huron Street Railroad Crossing: Issue: Some 40,000 vehicles per day cross the railroad tracks at grade on the western edge of downtown, major congestion and delays result. The situation will be much worse when M-59 begins to carry traffic generated by the Oakland Technology Park. A 1988 study by the Michigan Department of Transportation projected future traffic volumes at 50,000 vehicles per day and indicated the need for a grade separation. Opportunity: A grade separation is needed to keep M-59 traffic from coming to a standstill. The underpass should be of sufficient dimension to accommodate a widened West Huron Street roadway between at least West Wide Track Drive and State Street. Relocation ofM59 would provide an alternate for M-59 traffic, but would still leave the problems for local traffic. 2. West Huron: Issue: West Huron is a downtown gateway to very high traffic volumes. It will become even more important if the M-59 route continues to run through downtown, which seems most probable. Opportunity: Implement tree planting and other streetscape improvements. Incorporate a boulevard configuration, if possible. 3. M-59 Relocation Downtown: Issue: The current M-59 route through downtown is five lanes. The current west-bound M59 route through downtown is made difficult by turns at University and Mill and at Mill and Huron. The situation will be much worse when M-59 begins to carry traffic generated by the Oakland Technology Park. A 1988 study by the Michigan Department of Transportation (MDT) indicated that average daily traffic volumes would increase from the current 28,000 to 39,000 range to a projected 40,000 to 50,000 range. Thus thoroughfare level-of-service could drop from the E range to the F range. Peak hours could see grid-lock conditions. The MDT report did not pose any solutions; it instead indicated the need to study potential improvements. Opportunity: Extend westbound M-59 from University Drive south to connect to Huron, Page 5.5 �preferably east of the Furlong Building or at the Furlong Building site if good highway geometrics make this necessary. 4. State Street: Issue: State Street relieves West Huron Street of downtown and M-59 traffic because it feeds the newly widened Elizabeth Lake Road. Therefore, widening is recommended, particularly ifno major improvement to M-59 is envisioned. Opportunity: Widen to five lanes and provide landscape median. 5. Baldwin Avenue: Issue: Baldwin carries over 20,000 vehicles per day north of Walton. The planned 2,300,000 square foot discount mall will substantially increase volumes. Baldwin now has two lanes south of Columbia and four lanes north of Columbia. Opportunity: Widen to five lanes north of Walton Boulevard. 6. Orchard Lake Road: Issue: Orchard Lake carries over 10,000 vehicles per day. It is an important connection between Telegraph Road and downtown. As a downtown gateway from an important market area, it could be given priority consideration for tree planting and other streetscape improvements. Orchard Lake now has two lanes. Opportunity: Widen to four lanes with turning lane. Implement tree planting and other boulevard streetscape improvements. Reconstruct Railroad overpass with preservation of portion of historic structure, if possible. As of the date of adoption of this plan, these Orchard Lake Road improvements were included in the city's capital improvement program. 7. Auburn Avenue Streetscape: Issue: Auburn is a downtown gateway from I-75; it could be given priority consideration for tree planting and other streetscape improvements. Opportunity: Implement tree planting and other streetscape improvements east of Wide Track Drive. \ 8. Intersection Improvements: Issue: At least five intersections that will not be impacted by other projects listed herein, warrant additional turn lane capacity to further both safety and capacity objectives. The five intersections are: Wide Track Drive and Orchard Lake Road; Wide Track Drive and Oakland Avenue; South Boulevard and Franklin; Baldwin and Montcalm; and Telegraph and Voorheis. Opportunity: Make intersection improvements. Page5.6 �Second Priority Projects, 1995-2000 1. Connect Franklin Road with Bagley north of Rapid: Issue: Franklin can provide better access to the west side of downtown with this improvement. Orchard Lake Road provides an alternative. Opportunity: Connect Franklin Road with Bagley north of Rapid. 2. Montcalm Widening between Perry and Joslyn: Issue: Currently this short segment is only two lanes. It connects with four-lane segments to the west and south. It creates a bottleneck at this time. It will be a more serious bottleneck if employment increases at the General Motors north campus. Opportunity: Widen this short segment of Montcalm to five lanes including a center leftturn lane. Opportunity: Extend Telegraph. 3. Franklin Road Widening: Issue: Franklin provides a direct access to downtown from Telegraph Road. Widening from two to four lanes would improve downtown accessibility, though with some cost in environmental quality to the adjacent neighborhood. This neighborhood is the focus of a revitalization effort through Neighborhood Housing Services Program. Orchard Lake Road provides an alternative. Opportunity: Widen Franklin Road. Also, the segment of Rapid Street which links Franklin to Saginaw should be upgraded. 4. Oakland Avenue Turn Lane Construction: Issue: Oakland Avenue is four lanes north of Montcalm, but lacks turn lanes thus reducing the efficiency of traffic flows. Opportunity: Improve Oakland Avenue north of Montcalm with turn lanes. 5. University Drive: Issue: University carries over 10,000 vehicles per day in the vicinity of Martin Luther King, Jr. Boulevard. It provides access to the Silverdome and Auburn Hills. University now has two lanes. Opportunity: Widen to five lanes from Martin Luther King, Jr. Boulevard to city limits. As an option, include a boulevard to match that in Auburn Hills east of I-75. Page5.7 �Third Priority Projects, after 2000 1. Telegraph Road Extension: Issue: Currently a 3,500 foot segment of this road is missing between Oakland Avenue and a point on the edge of Hawthorne Park, south of Walton Boulevard. This connection would relieve traffic pressure on other streets serving the northern Pontiac industrial commuters. Construction of a one-block segment at the northern city boundary would also complete the direct connection to I-75 and the new shopping center. Opportunity: Construct new 3,500 foot segment of Telegraph between Oakland Avenue and Walton Boulevard. 2. Golf Drive Widening: Issue: Currently Golf Drive is a two-lane roadway. Widening to four lanes is important at such time as there is greater employment at either of the General Motors South Boulevard facilities. Opportunity: Widen Golf Drive to four lanes. 3. Johnson Avenue Railroad Crossing and Johnson Avenue Extension and Improvements from Grand Trunk Western Railroad to Bald win: Issue: The Johnson Avenue grade crossing is a bottleneck in the Montcalm-CassElizabeth Lake connection between the northern and western parts of the city. The north and central parts of the City could be better linked to areas to the west by improving the Johnson Avenue railroad crossing and by extending Johnson Avenue to connect with Baldwin Avenue. Improvements should also be made to existing portions of Johnson Avenue east of the railroad. Opportunity: Make grade crossing improvements; extend and widen Johnson Avenue to provide for two-way traffic. Consideration should be given to second priority designation for these improvements at such time as major employment increases occur at the General Motors North Campus. 4. Kennett Road: Issue: Kennett carries over 10,000 vehicles per day between the northern GM plant area and the Oakland Avenue-Route 10 intersectioJ. There is no alternative route for this desired line. Kennett has two lanes. Opportunity: Widen to three lanes, including a center left turn lane. 5. Martin Luther King, Jr. Boulevard Widening: Issue: Martin Luther King, Jr. Boulevard carries over 10,000 vehicles per day, but also has mostly residential frontage. Widening could have a negative impact on the adjacent homes. Martin Luther King, Jr. Boulevard is potentially an attractive corridor through which to bring traffic. Opdyke Road and other thoroughfares will provide optional routes. Opportunity: Widen to five lanes including a center left-tum lane. Alternatively, consider providing a marginal access road for those residences along one side of Martin Luther King, Jr. Boulevard. This improvement would require the acquisition and clearance of the Page5.8 �existing homes on one side of the street and consequently, may be undesirable for the neighborhood. Similar concerns apply to the less beneficial concept of providing a landscaped median between the north and south bound lanes. Other Potential Projects Identified but not Prioritized for the Immediately Foreseeable Future Although these projects have not yet been prioritized for the immediately foreseeable future, one or more of them may indeed be desirable or even necessary in the very near future. They are included here to keep them before the public eye and as a reminder that they merit periodic consideration for inclusion among prioritized projects. 1. Railroad Right-of-Way Modifications: Issue: There is a severe conflict between the vehicular traffic on M-59 and the train traffic on the Grand Trunk Western Railroad line which crosses M-59 just west of Wide Track Drive West. Up to 40 trains per day are reported on the railroad. Many are very long and slow moving. Some 40,000 vehicles per day cross the railroad at grade on the western edge of downtown, major congestion and delays result. The situation will be much worse when M-59 begins to carry traffic generated by the Oakland Technology Park. A 1988 study by the Michigan Department of Transportation projected future traffic volumes at 50,000 vehicles per day and indicated the need for a grade separation. However, the grade separation, indicated as a first priority project in this plan, is at least several years from completion. Indeed, construction most likely will not commence until 1993. When construction does begin, the construction process itself will likely entail serious traffic congestion lasting for several years. Many businesses will be forced to relocate. Finally, the grade separation W1ll leave many other conflicts between railroad and vehicular traffic. Opportunity: As a possible alternate to the proposed grade separation, consideration could be given to re-routing Grand Trunk through Pontiac so as to bypass the downtown area. A proposed re-routing is shown in Figure 5.3. This proposed re-routing would relieve the conflict between trains and motor vehicles on South Saginaw as well as on M-59. The reroute would start at the existing route near the south city limits. It would cross through the parking lot of the closed Pontiac Truck and Buss plant on South Boulevard east of Saginaw. It would utilize the closed grade-separated crossing over South Boulevard and the functioning grade-separated over M-59 near the Silverdome. The feasibility of the rerouting depends on General Motors intentions for the parking lot through which the route would have to pass. It also depends on General Motors intentions for the Truck and Bus plant on South Boulevard west of Saginaw; this plant, which is scheduled to close soon, could not be served by the proposed re-routing. In addition to the intentions of General Motors, other factors would have to be assessed. A detailed engineering study will be required. 2. Voorheis Road: Issue: The segment between Orchard Lake Road and Telegraph Road is a connector. But less than 10,000 vehicles per day use it and widening to four lanes would impact the quality housing along its frontage. Opportunity: Widening should be programmed only if necessary to relieve acute problems on Huron or other streets. Page 5.9 �3. Paddock Street: Issue: Paddock provides a north-south connection between Perry Street and South Boulevard. However, like Voorheis, most of its frontage is residential. The neighborhood is in need of revitalization; a four-lane connector would not help this effort. Opportunity: Widen to four lanes only if congestion on Wide Track and Martin Luther King, Jr. Boulevard become acute. 4. Collier Road: Issue: As the adjacent industrial park develops, Collier will be an important alternate connection to I-75 and the northern suburbs. Opportunity: Widen to four lanes if necessary. 5. M-59 One-Way Couple in Downtown: Issue: The current M-59 route through downtown is five lanes. The current west-bound M59 route through downtown is made difficult by turns at University and Mill and at Mill and Huron. The situation will be much worse when M-59 begins to carry traffic generated by the Oakland Technology Park. A 1988 study by the Michigan Department of Transportation (MDT) indicated that average daily traffic volumes would increase from the current 28,000 to 39,000 range to a projected 40,000 to 50,000 range. Thus thoroughfare level-of-service could drop from the E range to the F range. Peak hours could see grid-lock conditions. The MDT report did not pose any solutions; it instead indicated the need to study potential improvements. Opportunity: M-59 could be realigned within downtown Pontiac by extending University north to align with Carter and by extending Carter to join West Huron just east of West Wide Track Drive. Building demolition would be required, but downtown Pontiac would be better off without at least some of the buildings in the path of this route. The improvement would link directly to the proposed grade separation at West Huron and the railroad. 6. South Saginaw Street: Issue: South Saginaw Street between Wide Track Drive and South Boulevard does not provide the landscape median which otherwise is provided beyond (south) South Boulevard. Additionally, most of the existing development along South Saginaw Street between Wide Track Drive and Wilson Street i~ marginal, inappropriate or a blight on the streetscape. Opportunity: Consider acquisition and clearance of properties along South Saginaw Street between Wide Track Drive and South Boulevard, as necessary to remove marginal or inappropriate development and blight, and to provide the additional right-of-way required to facilitate continuation of the landscape median separating northbound and southbound traffic on South Saginaw Street. Page 5.10 �Figure 5.3 ALTERNATE RAILROAD ROUTE to BYPASS DOWNTOWN 1 ,. .... • ~ ~ ca r~ ~ • :Ql o a. ~ • >l!I ~'""' • ..i a Mi""'- a... 11:.1 . . - w au ~•a..,...~ m a i:.-" -ci i a: ::: Walton Blvd. 1 j I . Columbia Ave. . ~ J .r• ~ ., ~~- ✓ -------~¥ Montcalm St. .,.,.;......._ ve. . Huron St. 0 1 MILE Existing Route J Alternatie Route Page 5.11 �Figure 5.4 OTHER UNSCHEDULED THOROUGHFARE IMPROVEMENTS _· ◄ - - M 0~ .,- ~ - fiill ~ N W . . . _ . . . . 6'-.:.. I 0'la ~ -- ;a e;a - - - - M ~ - .... ~ .. 1"' Walton Blvd. l ✓- / A j ·, Kennett Columbia Ave. 1 J ~ j j I Montcalm St. J • Ave. Huron St. 0 1 MILE Highly Desirable Thoroughfare Improvement Needed to Support Industrial Development f........, Boulevard and/ or Side Landscaping ;.2•- Thoroughfare Improvement to be Made Only if Absolutely Necessary to Serve Increased Traffic ... -- ,l Page 5.12 - -.,1 1 • �7. South Boulevard: Issue: South Boulevard, east of Franklin Road to Opdyke Road does not provide the landscape median which is provided west of Franklin Road. As a major entryway from Auburn Hills, the aesthetic condition of South Boulevard is a significant image factor. Opportunity: Enhance the appearance of the South Boulevard streetscape by providing a landscape median from Franklin Road to Opdyke Road. Previously Considered Project which should not be Considered in Future Planning 1. Montcalm Street Extension: Issue: Montcalm Street attempts to accommodate the flow between the northern GM plant and the vicinity of the Telegraph Road-Elizabeth Lake Road intersection. Traffic must now use a circuitous route via Cass Street and the Johnson Avenue railroad grade crossing. An extension of Montcalm to Telegraph would provide a much better route with the added benefit of facilitating private development of the Clinton Valley site. A bridge over the railroad would be necessary. It would be best if the proposed extension ran along the north side of the Clinton Valley site. Unrealistic and Improbable Opportunity: A 1970 Harley Ellington Associates engineering feasibility study considered the feasibility of re-routing of M-59 along Martin Luther King, Jr. Boulevard and Montcalm across a Montcalm Extension over the railroad. This concept requires extensive right-of-way acquisition along Montcalm. It would bring more traffic past the Clinton Valley site thus facilitating private development. It would divert traffic from the downtown. It would present M-59 alignment problems west of Telegraph, problems arising from the development which has occurred in the 20 years since 1970. The Michigan Department of Transportation 1988 M-59 study observed that the environmental problems associated with lakes and residential development make M-59 alignment changes west of Telegraph very problematic. This opportunity is so improbable that it should not be part of future planning. No project or development opportunity should be put on hold with the expectation that this improbable opportunity might come to fruition. Unrealistic and Improbable Opportunity: As an alternate, consideration could be given to a link between Wide Track and Montcalm. Such a link could utilize the proposed Montcalm Extension overpass then follow Cass eastbound and Oakland westbound. Or, it could follow the current route within Wide Track Drive and utilize the drainage right-of-way just west of the railroad. This route concept is a variation of a 1967 Barton-Aschman plan prepared for the city. It would keep M-59 traffic in the downtown area thus facilitating revitalization. The need to widen Montcalm and/or State would be reduced, i.e. avoid the adverse frontage impact thereon. This opportunity is so improbable that it should not be part of future planning. No project or development opportunity should be put on hold with the expectation that this improbable opportunity might come to fruition. BACKGROUND I N F O R M A T I O N - - - - - - - - - - - - - - - - - - - - - Oakland Technology Park will have a major impact on Pontiac because of the M-59 link between the city and the Technology Park. Oakland Technology Park will have a thousand acres of office and technological facilities. It is estimated that total build-out will result in a work force of Page 5.13 �G0,000 employees. Since Chrysler Corporation announced plans to develop almost 500 acres in the park as their research headquarters. the area has rapidly developed. Hotels are being planned, as well as corporate offices for businesses which work closely with or supply products to Chrysler. In addition, some of the national firms with offices in the park are: the GM/UAW training headquarters, GMF Robotics, EDF Computers, World Computers, l'IT, and Comerica Data Center. The Oakland Technology Park is a major component in showcasing Michigan's ability to attract new technology development as part of the "Greater Detroit-World Technology Center." M-59 is the most important thoroughfare problem and opportunity facing Pontiac; this is so because of the important residential and business areas to which it links the city. Significant areas linked to Pontiac by M-59 are: Northwestern Oakland County, Auburn Hills, Rochester Hills, The Silverdome Oakland University (10,300 students), Auburn Hills Campus of Oakland Community College (9,000 students), and Oakland Technology Park. M-59 route through downtown Pontiac is inadequate and will remain so even a~er the necessary Grand Trunk Western underpass is completed. The situation will be much worse when M-59 begins to carry traffic generated by the Oakland Technology Park. A 1988 study by the Michigan Department of Transportation (MDT) indicated that average daily traffic volumes would increase from the current 28,000 to 39,000 range to a projected 40,000 to 50,000 range. Thus thoroughfare level-of-service could drop from the E range to the F range. In the E range, traffic volumes are at or near capacity and significant delays are common. In the F range, speeds are extremely slow and actual stoppages are common; peak hours can see grid-lock or near grid-lock conditions. (A complete description of roadway levels-of-service from A to F is given in Table 5-2 on page 5.18.) The MDT report did not pose any solutions; it instead indicated the need to study potential improvements. Over the past two decades, four potential solutions to the M-59 question have been identified. These four solutions are as follows: 1. M-59 could be realigned within downtown Pontiac by extending University south to align with Huron west of State. Possibly the connechon could be made east of the Furlong Building, which is an architectural asset. If the Furlong Building is not required to make the connection between University and Huron, then only two buildings of very limited value would have to be demolished. It would be better to make the link than not make the link, even if the site of the Furlong Building is required, provided there is no other economically feasible way to improve traffic. Linking University with Huron will allow westbound M-59 traffic to move as smoothly as possible through downtown thereby keeping economic development there highly visible. 2. M-59 could be realigned within downtown Pontiac by extending University north to align with Carter and by extending Carter across Wide Track and the Grand Trunk Western Railroad to rejoin West Huron west of State. Substantial building demolition would be required. The cost could well be prohibitive. 3. A 1970 Harley Ellington Associates engineering feasibility study considered the feasibility Page 5.14 • • • • • "• II II II •11 11 �of re-routing ofM-59 along Martin Luther King, Jr. Boulevard and Montcalm across a Montcalm Extension over the railroad. This concept requires extensive right-of-way acquisition along Montcalm. It would bring more traffic past the Clinton Valley site thus facilitating private development. It would divert traffic from the downtown. It would present M-59 alignment problems west of Telegraph, problems arising from the development which has occurred in the 20 years since 1970. The Michigan Department of Transportation 1988 M-59 study observed that the environmental problems associated with lakes and residential development make M-59 alignment changes west of Telegraph very problematic. 4. As an alternate, consideration could be given to a link between Wide TracK and the Montcalm Extension. Such a link could utilize the proposed Montcalm Extension overpass then follow Cass eastbound and Oakland westbound. Or, it could follow the current route within Wide Track Drive and utilize the drainage right-of-way just west of the railroad. This route concept is a variation of a 1967 Barton-Aschman plan prepared for the city. It would keep M-59 traffic in the downtown area thus facilitating revitalization. The need to widen Montcalm and/or State would be reduced, i.e. avoid the adverse frontage impact thereon. Aside from Huron Street downtown, thoroughfare congestion in Pontiac is negligible compared to rapidly growing areas of the country. Table 5-1 shows the lane widths, daily traffic volumes and level-of-service for the major streets in Pontiac. Only five streets are shown to have level-of-service problems. Walton Boulevard improvements have already been completed, thus correcting one of the five problem streets. Plans are in place to improve three of the other four problem streets. The problem streets and the completed improvement and plans which apply to each are as follows: • Huron Street in the downtown: Huron street in the downtown will remain a problem even after the planned nnderpass is constructed at the Grand Trnnk Western railroad route. • Huron Street west of downtown: Since the 1987 volume connt shown in Table 5-1 was taken, Elizabeth Lake Road has been widened to provide a relief route to Huron plus better direct access to the Clinton Valley tract. The proposed widening of State Street would enhance this role of Elizabeth Lake Road as a relief route. If the combined volumes on Huron and Elizabeth Lake (56,000 ADT) were evenly divided between the two roads, each would have an LOS of B. Such an even split may be rm likely, but it is certain that the improvements to State Street and Elizabeth Lake Road will reduce traffic volumes on Huron below what they would otherwise have been. • Walton Boulevard: The widening to five lanes including a center turn lane was completed in 1991. This street should now have a Level-of-Service of A/Bas shown in the table. The 1990 widening of Kennett Road is intended to provide some relief to western Walton. • Baldwin Avenue north of Walton: This two-lane segment (LOS of E) is about to be widened to five lanes including a center turn lane as a second phase of the Walton project and also prompted by the planned shopping mall it will serve. • Montcalm Street (Joslyn-Perry link): This short link to Martin Luther King, Jr. Boulevard and Perry Street is now LOS D since it has only two through traffic lanes. • Orchard Lake Road (east of Voorheis): This two-lane segment is slated for widening during the 1990-1995 period. Page 5.15 �Any level of future use that can readily be envisioned for Pontiac 's major industrial areas would still leave very strong thoroughfare levels of service. T woliypothetical cases demonstrate this fact: J oslyn Avenue: If you assume the GMC Parts building were to be converted entirely for manufacturing operations, using the Institute of Transportation Engineers trip generation rate (3.8 trips per 1,000 square feet) , the 6,840 additional cars per day could be accommodated on Joslyn and still maintain an LOS of B. This would be true even if it were entirely warehousing which has a slightly higher trip generation rate. South Boulevard: If two new manufacturing buildings the size of the U.S. Army building were constructed and the Army facility was converted to manufacturing, the additional trips on South Boulevard (4,000 vehicles per day in each direction ) again would still provide an LOS ofB. Fixed route and demand-responsive transit services are essential modes of transportation for many Pontiac residents. More than half the City's residential areas have an above average concentration of transit-dependent residents. Significant parts of the city have very much above average concentrations. Transit dependency is directly related to household size, the number of people over 60 years of age and the number of people nnder 18 years of age; it is inversely related to per-capita income and motor vehicle ownership. In Pontiac, fixed route and demand-responsive transit service is provided by Suburban Mobility Authority for Regional Transportation (SMART). It will be many years into the future before passenger rail service provides a very strong link from Pontiac to downtown Detroit and the suburban communities in between. As of 1990, the history of passenger rail service in Pontiac has been very limited. The distant potential for passenger rail service is not likely to play a major role in any important development decisions. Page 5.16 • • �Table 5-1 ROADWAY LEVEL-of-SERVICE on MAJOR STREETS Street Traffic# of Lanes Left Turn Lanes Roadway Width Average Daily Traffic Volumes Level of Service 4 No 46 13,176 A 2 4 2 Yes Yes No 36 58 22 8,003* 21,330 18,979 A B E 4 4 4 2 4 Yes Yes Yes Yes Yes 63 60 63-75 26-30 68 20,732* 17,531 6,909* 8,863 39,109 B A A A E 4 4 Yes One-way Yes Yes Ltd. Access 60 32 60-63 40 48 NA NA 17,358* 10,748* 39,494 A B B 2 4 Yes No 44 44-68 15,283* 18,467* D A 4 3 4 No Yes Yes 44 21,976 23,036 23,644 B C B 4 2 4 No Yes Yes 45 36 44-72 11,012* 16,340* 23,461 A E 4 2 2 Yes No Yes 68 22-38 36 14,982 8,620 NA A A 2 4 2 Yes One-way No 36-48 40 28 12,457 NA 5,887* B A 6 4 Yes Yes 59 44-60 44,200* 17,048 B A 2 4 3-6 6 No Yes One-way Yes 22 58 50-72 88 18,239-23,090* NA 17,600-22,900* 39,013 Auburn Ave. Baldwin Ave.: S. of Montcalm Montcalm-Walton N. of Walton Martin Luther King, Jr. Blvd. (N. of Elm) Elizabeth Lake Rd. Featherstone Ave. Franklin Rd. Huron St. Johnson: west of railroad east of railroad Joslyn Ave. Kennett Rd. M-59 Expressway Montcalm St.: Joslyn-Perry west of Joslyn Oakland Ave.: north of Montcalm south of Montcalm Opdyke Rd. Orchard Lake Rd.: west of Voorheis east of Voorheis Perry St. South BlvdJGolfView Dr.: east of Franklin west of Franklin State St. University Dr.: east of Expressway Inter. west of Expressway Inter. Voorheis Telegraph Rd.: south of Elizabeth Lake north of Elizabeth Lake Walton Blvd.: 1990 1991 Wide Track Rd. Woodward 2 4 2 60 63 B E NB B!C B NA- Traffic volumes not available. * Pre-1987 count; all other counts 1987-1989. Source of traffic volumes: Oakland County Division of Planning 1988 and 1990 maps. Page5.17 �Table 5-2 . GENERAL CAPACITY of ROADWAYS by DESIGN TYPE and LEVEL-of-SERVICE Roadway Design Type 2L 3L 4LU 4LD 6LD 6LD+FR 4LX 6LX 8LX l0LX LOS A LOS B LOS C LOS D LOS E 9,800 14,900 16,900 22,500 34,800 46,400 47,500 71,000 95,000 120,300 11,500 17,300 20,000 26,300 40,600 54,200 55,700 83,600 111,400 139,300 13,100 19,700 22,700 30,000 46,400 61,800 63,300 95,000 126,600 158,300 15,700 23,600 27,200 36,000 55,800 74,200 75,900 114,000 152,200 190,000 17,400 26,200 30,300 40,000 61,900 82,400 84,400 126,700 169,000 209,000 Roadway levels-of-service are defined as follows: LOSA: Low volumes of traffic flowing freely at high speeds with little restriction on maneuverability. LOSB: Reasonably unimpeded traffic flow at average traffic speeds. Maneuvering is slightly restricted, with only occasional stopped delays. LOSC: Higher traffic volumes associated with those of urban-area roads. Traffic flows are stable, although lower average traffic speeds prevail and occasional backups may develop. LOSD: High traffic volumes and poor signal progression and timing lead to unstable flows. Substantial decrease in operating speed, maneuverability, convenience and comfort may be experienced. LOSE: Traffic volumes at or near roadway capacity. Significant delays are common and flows very unstable. LOSF: Traffic speeds are extremely slow anJ actual stoppages are common. Long delays are expected with drivers having to wait through more than two cycles of a traffic signal. The level of service appropriate for a particular thoroughfare can be determined by the governing body based on the perceived need for development and the ability to finance thoroughfare improvements. A peak-hour level-of-service D is acceptable in most situations. A peak hour level-ofservice E may be appropriate under certain circumstances; F may be unavoidable where development intensities are very high and there is not much potential for street widening. Page 5.18 II II II II II II II II II II II II •Ill • �Chapter6 PARK and RECREATION POLICIES _ _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Following this introduction, the chapter is organized into two main sections entitled "Park and Recreation Policies" and "Background Information." Each policy is stated as the topic sentence of a paragraph. The balance of the paragraph contains data and analyses which are related to the policy. The policies place emphasis on the need to scale back on park costs while providing the most important facilities and services. They also emphasize the need for public involvement in the process of setting priorities. The "Background Information" section explains that communities provide park facilities in accordance with the electorate's desires and ability to pay, not according to national or regional "standards," although national and state-wide standards are often cited in recreation facility planning. When compared with national standards or with other southeast Michigan communities, Pontiac's parks are found to be quite adequate in size and number. The "Background Information" section reviews other issues relevant to park and recreation planning in Pontiac. PARK and RECREATION POLICIES _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ The park and recreation policies set forth below are intended to offer general direction. Detailed policies should be the work of the Pontiac Park and Recreation Commission and should be expressed in the specific plans of that body. Activate the Pontiac Park and Recreation Commission to provide citizen involvement in the difficult process of setting park and recreation priorities. The Pontiac Park and Recreation Commission has been inactive during recent years. Michigan law envisions an active Park and Recreation Commission to provide citizen involvement in the setting of park and recreation priorities. Such citizen involvement aids sound local government administration. Deal with severe budgetary constraints by employing a broad range of strategies, including reducing facilities and services, imposing user fees and implementing innovative management approaches. The Community and Human Services Department envisions these strategies as including the following tactics: Reduce Facilities and Services Reduce the size and number of parks, Reduce the number of facilities , Reduce recreation programs. Page 6.1 �Impose User Fees on Specific Facilities and Services Sled and special equipment fees, Court fees for individuals, Court fees for leagues, Sports field fees for leagues, Other fees. Innovative Design and Management Programs Remodel parks to the extent feasible to increase natural areas and reduce areas that require high maintenance; Provide only those services which can be most efficiently delivered to the broadest range of park and recreation user; Contract services to get the lowest possible cost; Coordinate leisure services for greater efficiency; Organize an Adopt-a-Park Program to involve the public in park maintenance; Mobilize the public in People Security Patrols equipped with mini bikes and walkie talkies; Mobilize the public, including special groups to provide program delivery; Catalog marketing; and Mobilize volunteer groups in fund raising. Some of these strategies and tactics have been employed during the past five years with success. For example, since 1985 the Community and Human Services Department has been able to use innovative programs to increase program activities forward while reducing the budget by 27 percent. Employ careful 'cutback management' to selectively trim operations and facilities in a way that allows the city to deliver the most effective range of recreation facilities and services at whatever cost the budget can afford. An important 1984 study by Gerald Luedtke and Associates for the Pontiac Community and Human Services Department described the cutback management strategy and associated tactics in detail. In the initial phases, cutback management may only involve elimination of nonessential expenditures. In its more radical form, cutback management can involve closing certain parks or terminating certain recreation programs. Some cutback management tactics may require a higher initial investment for the sake offuture return rather than for current service delivery. However, tactics that appear beneficial in the short term (such as deferred maintenance) are actually extremely wasteful in the long term. Specific cutback management tactics that may be appropriate for Pontiac include the following: 1. Institute a review of parks and recreation se\rvices by preparing a comprehensive schedule of services by output, cost, and usage. All programs and activities should be reviewed on a periodic basis to eliminate those no longer used or needed. Such a review could be conveniently put on a computer for purposes of updating. The city should consider the possibility of staged reductions, such as limiting the hours that parks or community centers are open, or by reducing the frequency of recreation activities. 2. Identify alternative service levels and establish a system for setting priorities among programs and facilities. The city should incorporate this information into its Urban Park and Recreation Recovery Plan in place of the traditional and outdated criteria presently used to measure park and recreation needs. 3. Identify and involve affected parties in the cutback management process, such as employees, unions, and park users. Measure the costs of services in terms that can be understood by these parties (such as the cost of each recreation activity per user). Page 6.2 • • • • • • •II II II II II II �Consider the effects of cuts on equity, to be certain that the burden of such cuts does not fall disproportionately on those least able to pay for alternatives. Communicate these considerations to the affected parties through the use of public hearings, public opinion polls, newspapers, and other media. 4. Examine current and projected changes in population, and subsequent changes in the use of services that may indicate the need to terminate services or shift resources. This tactic is especially important in Pontiac, where the population as a whole is growing much older. Also, there are population movements within the city which suggest the need to geographically shift resources. For example, field observation revealed that in certain parts of the city, basketball courts are overutilized but tennis courts are seldom in use, whereas in other parts of the city, the reverse is true. It appears that resources could be more efficiently used by replacing tennis courts with basketball courts in those neighborhoods where basketball is a popular sport. Similar benefits can be achieved by shifting other facilities to the neighborhoods or community centers where they are most used. 5. Determine short- and long-term maintenance costs prior to developing new facilities or instituting new services. Exercise restraint in accepting Federal or state funds that may carry long-term costs. This tactic is also very important in Pontiac, because the city's difficult fiscal status can be attributed largely to the complex task of maintaining older, deteriorating facilities. New facilities will only compound the problem. 6. Sell surplus property and lease it back when needed or when the city's fiscal status improves. 7. Determine if any recreation or park services are available from other departments within Pontiac government, from the Pontiac Community School District or other units of government or from the private sector at a lower cost. In times of fiscal restraint, cooperation between departments is of utmost importance. Administrators from the Departments of Community and Human Services, Public Works and Service, and Police, as well as other concerned departments and the mayor's office, should meet on a monthly or bi-monthly basis to determine if the responsibility for certain programs or problems should be shared, or if programs should be shifted to other departments for the purpose oflong-term efficiency. 8. Analyze the workload in all departments by time of day and day of week and evaluate the use of part-time staffing in recreational, grounds, and maintenance programs. Parttime staff make up nearly half the seasonal work force in some communities. Pontiac makes good use of part-time seasonal staff. At the time this plan was prepared, the city was employing 13 part-timers out of 29 parks and grounds seasonal employees and 12 part-timers out of 14 golf course seasonal employees. 9. Review insurance coverage and patterns of claims to determine if coverage can be cut back to a more appropriate level in line with sources ofliability. The extra cost of including volunteers under the city's insurance package should be weighed against the expected benefits to be derived from a full-scale volunteer program. 10. Incorporate performance measures and employee incentives that encourage and reward efficiency. Since Pontiac is compelled to exercise fiscal conservation, nonfinancial motivators such as employer and public recognition must be enhanced. Increases in benefits and salaries should be tied to productivity increases that can be realistically measured. Such incentives are not readily apparent in Pontiac; without them, the level of services and productivity is likely to decline. Page6.3 �Improve park security by providing the Community and Human Services Department with its own security budget with which to buy security services from "the Pontiac Police Department. As of preparation of this plan, the CommWlity and Human Services Department had to request police protection for the parks. It was often dissatisfied with the amount of time officers devoted to patrolling parks. The CommW1ity and Human Services Department believes that this problem will be reduced if its budget is increased to allow it to contract directly with the Police Department for specific security patrols at specific times. It is expected that the CommWlity and Human Services Department will be best nble to determine the most important times for providing police patrols in each of the city's parks . The Police Department will retain responsibility for responding to specific criminal activities in parks at all times. BACKGROUND INFORMATION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Communities provide park facilities in accordance with the electorate's desires and ability to pay, not according to national or regional "standards." Wealthy commW1ities can be responsive to the expressed and anticipated desires of recreation facility users. Less wealthy communities must carefully prioritize commW1ity recreation expenditures. Notwithstanding these obvious limitations, it is common for commWlities to consider national or other "norms" to evaluate the adequacy of their parks. The Pontiac 2000 Plan included standards based on recommendations of the Michigan Department of Natural Resources, the National Parks and Recreation Association, and the Urban Land Institute. The Pontiac 2000 Plan noted that ''These standards are not intended as absolute requirements, but as general guidelines when considering future park development." They suggest a minimum standard of approximately 10 acres per 1,000 people in urban areas. The City of Pontiac met this standard in 1980 and in 1990. The size of Pontiac existing park facilities compare favorably with other communities of similar population. A 1984 study by Gerald Luedtke and Associates foWld that several Michigan communities with populations in the 70,000 to 80,000 range had park systems no more extensive than Pontiac's. Per capita income of the other cities is, on average, higher than Pontiac's. Page 6.4 • • • • • • �, Table 6-1 _ _ _ _ _ _ _ _ MINIMUM RECREATION SITES STANDARDS _ _ _ _ _ _ __ Size Standards per 300 Families or 1,000 Persons Minimum Facility Size Service Area 1/4 acre 1/4 acre 1/8 mile Neighborhood Playground 1.5 acres 4 acres 1/2 mile Neighborhood Park 2.0 acres 6 acres 1/4-3/4 mile Community Park and Playfield 2.5 acres 20 acres 1-1 1/2 miles City-Wide Park 4.0 acres 50 acres 3.0 miles Facility Tot-Lot Source: Pontiac 2000 Plan based on standards published by the Michigan Department of Natural Resources, the National Park and Recreation Association and the Urban Land Institute. Table 6-2 PARK SYSTEM COMPARISONS _ _ _ _ _ _ _ _ _ __ City Permanent Park Maintenance 1980 Employees Population Acreage CityWide Number of Parks NeighTot Com• munity borhood Lots Pontiac 76,715 590 16 2 9 12 12 Saginaw 77,508 541 38 4 8 19a 4 Kalamazoo 79,722 550 17 2 0 10 9 Royal Oak 70,893 480 20 NA NA NA NA St. Clair Shores 76,210 235b 23 23 0 a) b) c) d) e) sc sd Includes 10 school/park combinations. Approximate city-owned acreage only. Includes marina and fishing pier. Includes 6 school sites not maintained by city. Includes 19 school sites not maintained by city. Source: Telephone survey conducted in April, 1984 by Gerald Luedtke and Associates, Incorporated. Page 6.5 �Table 6-3 PARK AND COMMUNITY CENTER USAGE Percent Who Use Facility Park Community Center Percent Who Use Facility Beaudette Murphy Galloway Lake Hawthorne 12.9 8.4 1.9 19.8 Holland Hayes J ones Howard Dell David Ewalt 8.4 4.2 11.0 8.7 J aycee Aaron Perry Oakland Crystal Lake Other 52.5 None 11.0 6.5 3. 5 2.7 Robert Bowens (Senior) Lakeside None 11.4 0.7 75.3 Source: 3. 6 Preliminary results from the 1984 Parks , Recreation, and Transportation Survey, conducted by Gerald Luedtke and Associates, Incorporated. The survey question reads as follows : ''Which Pontiac parks (community centers) do you or your family use or visit most often?" Pontiac residents have reported a reluctance to use parks due to fear for personal security; observations by the Community and Human Services Department confirm low park usership in some parks. In 1984, Gerald Luedtke and Associates did a telephone opinion survey of Pontiac residents. The survey found that: Many Pontiac residents no longer use the city's park facilities because they have a negative image of the parks. These citizens feel that the parks are unsafe, or unattractive, or uninteresting. There has been a definite decrease in park usage by family groups for picnics, family reunions, church social gatherings, etc. To some degree, this poor image is true. Many of the parks do have obsolete equipment, vandalized facilities , substance abuse, theft, and other forms of crime. This negative image was believed to far exceed any real tife problems which actually existed in the parks . However, more recent field surveys conducted by the Pontiac Community and Human Services Department indicate that some parks receive very little patronage. Usage is low in both well-maintained and less well-maintained parks. According to the Pontiac Community and Human Services Department, low park usage is sometimes due to lack of facilities and programs. For example, Beaudette Park is a very attractive facility. However, the Community and Human Services Department believes that a lack of picnic tables and grills has resulted in lower usage than would otherwise be expected. Some parks do not have satisfactory restroom facilities; a complaint that is often heard by the Community and Human Services Department. Page 6.6 II II II II II II II II II II II • • • • �The Community and Human Services Department believes that good recreation programs are one of the best ways to encourage park usage and heep crime_ out of par/ls. Past experience at Murphy Park is a case in point. Attempts to close that Park to keep drug and prostitution traffic out have not always been successful since it is possible to go around the barriers at entrances. However, the Community and Human Services Department's sledding and toboggan program brought in 600 to 700 people per weekend. That kind of legitimate traffic kept illegitimate traffic out. In the more distant past, Pontiac has allowed itself to be over encumbered with recreation facilities which are costly to maintain. The Ewalt, Holland and Dell recreation centers are the most recent indoor facilities. They more than doubled the number of indoor facilities which previously existed, i.e. the Bowens and Hayes-Jones facilities. The five indoor facilities now in the city's inventory put a very difficult strain on the city's recreation facility maintenance and operational budget. In the more recent past, Pontiac has concentrated on providing quality, maintenance free equipment rather than on acquisition or expansion of parks and recreation centers. The Grounds Division's new equipment acquisition policy has placed strong emphasis on putting vandalproof equipment in locations that are easy to patrol. Although this policy has been in effect for nearly a decade, the Grounds Division recommends that future budgets continue to provide for additional vandal proof equipment to replace obsolete equipment and to provide intensive recreational opportunities in appropriate locations. Money for new recreation facilities is available to Pontiac through Michigan's recreation bonding program; this money must be carefully spent. The Michigan Quality of Life Recreation Bond Program provides $70,000,000 state-wide over a period of years. During the past two years, Pontiac became eligible to receive $155,000, contingent upon providing the required but as yet Wlavailable match. Over the life of the program, the city is eligible to receive a total of $750,000. The total matching must amount to one dollar of local money for each three dollars of state money received. A one-to-one match may be required if the city elects to use Community Development Block Grant money for matching. The $155,000 which the city became eligible to receive during the past two years could provide needed restroom facilities at Jaycee Park, Aaron Perry Park and Beaudette Park. Page 6.7 �• Table 6-4 EXISTING PONTIAC PARKS _ _ _ _ _ _ _ _ _ __ II II II II II II II II II II Residential Planning Area 1 1. 2. 3. 4. 5. 6. 7. 8. 9. Provided by Pontiac Planning Division Pontiac Central High School Washington Junior High School Crofoot Elementary School Beaudette Park Crystal Lake Park Basley and Brush Park Municipal Golf Course Whittier Elementary and Je!Terson Junior High School Residential Planning Area 2 10. 11. 12. 13. Wisner Stadium and Elementary School (confirm) Walt Whitman Elementary and Lincoln Junior High School Aaron Perry Park McCarmll Elementary School 14 . Oakland Park 15. Mark Twain Elementary School 16. Provided by Pontiac Planning Division Residential Planning Area 3 17. 18. 19. 20 . 21. 22. 23. Human Resource Center/ Oriole Field Longfellow Elementary School Eastern Junior High School Provided by Pontiac Planning Division Robert Frost Elementary School South Kiwanis Park Murphy Park Residential Planning Area 4 24. 25 . 26. 27. 28. Henry Owen Elementary School Louisa May Alcott Elementary School Provided by Pontiac Planning Division NorthKiwanisPark Terry Lake \ Residential Planning Area 5 29. 30. 31. 32. Pontiac Northern H. S. / Madison J . H . S. / Northeast Oakland Vocational Center LeBaron Elementary School Emerson Elementary School Provided by Pontiac Planning Division Residential Planning Area 6 33. 34. 35. 36. 37. 38. Hawthorne Park/ Nathanie / Hawthorne Elementary School Weaver Elementary School John F. Kennedy High School Jaycee Park/ Malkin Elementary School Galloway Park Florence and Mary Herrington Elementary School Page 6.8 Ill Ill Ill •Ill - �Figure 6.1 EXISTING PONTIAC PARKS -~ - - - oil iiiii1i1 . . ..I --a .. liol ~ 0'~- - 0 U iii - >;tt ..,_. - - ,_ fd .... ,-.. . . - -- • - - - - - 1i11i 11111 . . . . . :;I ff ' . ,. ·; t J I :l 00[] Residential Planning Area Designation [0101 Designates Existing Park (see Table 6.4) i " .J ~ ll 0F'-! ___~0 Page6.9 �• • • •II Figure 6.2 DESIRABLE PARKS and PARK IMPROVEMENTS for PONTIAC E) .J E) 0 0 J 0 1111 1 MILE Ill '!-- ~ ~ Residential Planning Area Designation Existing Park New Park (see Table 6.5) ~ ~ Modification to Existing Park (see Table 6.5) Page 6.10 II II II II II II II > ~ J 3 "'... - . z .., ._ ~ .l • • • 1111 �Table 6-5 _ _ _ _ _ DESIRABLE PARKS and PARK IMPROVEMENTS for PONTIAC _ _ _ __ This table and Figure 6.1 present a desirable array ofparks for the City ofPontiac. The array i1Lcludes existing parks and new parl,s. This table calls for reductions in the size of Hawthorne Park and Murphy Parh in order to ,u:commodate plarming objectives which are not directly related to park and recreation needs. In total. the collection of parks shown on this table urul on Figure 6.1 is not completely affordable at this time 1ior for the foreseeable future. The total collection is included as backRrourul information for reference purposes only. It does not constitute a recommended parh system which must be tal,en as a whole in order to be desirable. Residential Planning Areal l. Provide new neighborhood park; a site near Howland Avenue and Crestwood Street would be desirable. 2. Provide new neighborhood tot lot; a location in the northern part of Franklin Street Neighborhood Housing Services area would be desirable. 3. Improve Hayes.Jones Community Center. 4. Develop Seminole Hills Tot Lot. 5. Retain and maintain existing parks. Residential Planning Area 2 l. Retain and maintain existing parks. Residential Planning Area 3 l. Reduce the size of Murphy Park to accommodate private residential development; improve remaining park area; redevelop park so that grounds and facilities are more secw-e and visible from Martin Luther King, Jr. Boulevard. 2. Retain and maintain other existing parks. Residential Planning Area 4 l. Redevelop Optimist Park (West Fairmount near Hollywood). Residential Planning Area 5 l. Retain and maintain existing parks. Residential Planning Area 6 l. Scale back Hawthorne Park to accommodate institutional development, if opportunity arises; retain and maintain remaining land area; redevelop facilities for more intensive use; accommodate the Telegraph Road extension. 2. Develop 50 acre Collier Road Park on the Collier Road land.fill site; consider facilities for sledding, tobogganing and skiing to replace those at scaled back Murphy Park. 3. Provide two new neighborhood parks in the northwest pa1t of Area 6 as residential development occurs; the parks should be north of Walton Boulevard, with the first priority being the area between Telegraph Road and Baldwin Avenue and the second priority being to the west; land acquisition could occw- concurrent with residential development. 4. Provide two new neighborhood parks in the northeast part of Area 6 as residential development occw-s; the parks should be north of Walton Boulevard, one to the west of Galloway Creek near Joslyn and the other to the eru;t of the Galloway Creek in the Giddings Road area; land acquisition could occur concurrent with residential development. 5. Improve Galloway Community Park in accordance with ongoing improvement plan. 6. Retain and maintain existing parks not otherwise mentioned. Page6.ll �Traditionally, park planners have found it desirable to maintair:z, a broad complement of park facilities. Such a complement of facilities might be based on the.following strategies: Provide a community park with a wide range of facilities and programs in each of the seven Council districts. Provide a neighborhood-oriented playground (School Board or city) to serve each of the neighborhoods bounded by arterial streets. Supplement with passive parks where appropriate. In areas of higher density, provide convenient mini-parks when areas are not serviced by other public or private neighborhood parks. In all community parks and where appropriate in neighborhood parks, retain natural areas for both environmental reasons and ease of maintenance. Use resident surveys and park use observations to plan the details of park facilities and programs; since some parks currently seem to receive little use, the reasons should be determined. Table 6-5 and Figure 6.2, both entitled "Desirable Parks and Park Improvements for Pontiac" identify a broad complement of parks which illustrates one way to respond to the above strategies. Traditionally, park planners have found it desirable to allocate park facilities and resources in coordination with a city's overall development, redevelopment and revitalization goals and policies and in accordance with special needs. These considerations can be detailed as follows: Recreation space and facilities should be coordinated with efforts to revitalize areas of the city. Neighborhoods which contain economically and socially disadvantaged citizens should receive some priority in developing recreation areas and programs. The needs of elderly citizens should also receive some priority in program and facility development. Recreation areas should be consistent with objectives to preserve the natural environment and protect sensitive environmental resources from development. Page 6.12 II 11 ~ II II II II II �Chapter 7 PONTIAC CIVIC CENTER ANALYSIS and PRELIMINARY OPTIONS and CONCLUSIONS _ _ _ _ _ _ _ _ _ __ CITY HALL ANALYSIS and C O N C L U S I O N S - - - - - - - - - - - - - - - - 1. OBJECTIVE To assess the general employment trends and space utilization needs of City Hall to determine if any other departments can be located there or conversely, is there a space shortage. 2. EXISTING CONDITIONS Table 7-1 summarizes the location of the offices in City Hall while Table 7-2 summarizes the departmental employment levels and projections. The latter is based upon interviews with department heads. On balance, there will be a projected staff reduction of about five percent or six people. Given the extent to which employees are now working in converted halls and storage rooms, this will not free up significant space. However, both the Law and Finance Departments indicated that their work flow would benefit from some space rearrangement. The Personnel Department lacks an on-site training or conference room. Such rearrangement should follow an architectural or detailed space needs study of those departments. 3. SERVICE TO PUBLIC The functional allocation by floor and thus accessibility to the public appears to be logical. It follows the pattern typical of most city halls, i.e. City Clerk, citizen-oriented finance divisions and public information on the floor where people enter. 4. CONCLUSIONS City Hall should continue to accommodate essentially the same municipal functions that are located there now. This assumes that option A (page 7.5) is not implemented, i.e. adding a third floor to City Hall. A detailed space rearrangement study should be made of the Finance and Law Departments plus a training room for Personnel. Otherwise, as the minor staff reductions occur, the opportunity should be used to make the interior more "user friendly" by interior design modifications that preserve the architectural integrity. Such improvements might include brighter ceilings and more consistent sign graphics to eliminate the existing wall "clutter." Page 7.1 �Table 7-1 _ _ _ _ _ _ _ _ OFFICE LOCATIONS WITHIN CITY HALL _ _ _ _ _ _ _ _ __ Ground Floor: • • Personnel Finance (administration, internal audit, purchasing, data processing, etc.) First Floor: • • • • Finance (income tax and treasurer) Management Affairs (Mayor's office) City Clerk Communications (City Council) Second Floor: • • • • • Law Finance (assessor) Council Chamber Mayor City Council office II II II II II II II II II II II II II • Page 7.2 �Table 7-2 _ _ _ _ _ _ _ _ _ _ CITY HALL EMPLOYMENT STATUS _ _ _ _ _ _ _ _ __ Department Current Full Time Staff Finance 73 • Space adequate although rearrangement desirable • Projected staff reduction 1990-1995 Law 11 • Space adequate although some rearrangement desirable • No staff change Mayor 11 • • Modest staff increase Space adequate Personnel 10 • No change City Clerk 5 • Space adequate/no change City Council 6 • Space adequate/no change Other Locations: Community Development Growth Group P.W. Engineering 37 11 Status or Projections 12 Page7.3 �ONE-STOP DEVELOPMENT SERVICES ANALYSIS _ _ _ _ _ _ _ _ _ _ _ _ __ 1. OBJECTIVE To assess the feasibility of placing those agencies responsible for issuing development permits in the same location as a "one-stop" development service office. Agencies responsible for issuing permits include Engineering, Water and Sewer, Inspection Services and Planning. Anyone seeking any kind of development permit could come to this one office which would have technical personnel from several departments at that location. From a locational standpoint, proximity to both City Hall and the Growth Group (economic development agencies) is desirable, particularly the latter. 2. EXISTING BUILDINGS As a result of interviews and site visits, the following has been determined: City Hall: Although some minor space rearrangement is possible to both improve existing offices and free up space, this would not provide enough space for the development services cluster. Transportation Center: Although adequate for Community Development's space needs, there is little excess space and the location is remote from City Hall. Some thought is being given to using this as a conference center. About 8,600 square feet is used by the department. Public Works: This location is even more remote from City Hall and not convenient for visitors. The space is adequate in quantity but not in quality for offices oriented to the public, particularly prospective developers. Some 3,900 square feet is used by Engineering although not all of this is needed for the current staff. 3. THE CONCEPTUAL FRAMEWORK Conceptually there are four components to city government. These components are: Development: The agencies responsible for issuing permits, including Engineering, Water and Sewer, Inspection Services and Planning. These all deal extensively with that portion of the private sector engaged in dev~opment. The Growth Group also deals extensively with the private development community and therefore might be included in this overall cluster. Public Safety: Primarily fire and police. Municipal Services: These are the other line or service agencies such as public utilities, public works, highways, recreation, human services, library and similar line or service agencies. Administration: These are the "staff' offices that serve the above three, e.g. law, finance, personnel, the Mayor's staff, etc. Ideally, each of these components should be physically located in close proximity to one another. However, this is not practical due to the extensive shop and storage facilities of such line agencies as Public Works and Utilities. Page 7.4 II II II II II • �4. THE OPTIONS As shown in Figure 7.1, the civic center campus includes three city buildings (Fire, Police and City Hall), two School Board buildings and the credit union. City Hall itself has a classical symmetry which means any addition would be architecturally problematic. This leaves four basic options if the one-stop development office is to be located near City Hall: A. Add Third Floor to City Hall: There is the potential to add a third floor of some 10,000 square feet. B. Advantages: • • Maximum proximity to Mayor and other City Hall offices. Shares parking space with existing facilities; some additional parking will be needed. Disadvantages: • • Costly in spite of ability to use existing building infrastructure. Space would still be tight with no room for expansion. New Building on the Civic Center Campus: A new building could be constructed between City Hall and the School Board. Advantages: • • • Disadvantages: C. • • Cost of new building. Possible cost of structured parking. School Board Administration Building (should it become available): Advantages: • • • Disadvantages: D. Adequate office space can be provided. Convenient to City Hall and relatively convenient to Growth Group. Shares parking space with existing facilities; some additional parking will be needed. • No construction costs yet a fairly new building. Convenient to City Hall and relatively convenient to Growth Group. Shares parking space with existing facilities. Not available in short run unless School District makes unanticipated changes. Old Pontiac Central School Building (should it become available): Advantages: • Preserves an important historic building and landmark. Disadvantages: • Substantial construction costs for retrofitting. Parking may be inadequate unless additional site area acquired . Only relatively convenient to City Hall and relatively convenient to Growth Group. Not available in short run unless School District makes unanticipated changes. • • • Page 7.5 �E. Water Street Area of Downtown: The Growth Group is now located at Water Street and Saginaw. This option would locate the development service office along Water Street between Saginaw and City Hall in either a recycled or new building. Advantages: • • • Disadvantages: • Optimum proximity to both City Hall and Growth Group. If recycled existing building can be used, less costly than new construction. Most directly assists downtown revitalization in general and bridging "the gap" between the Phoenix Center and the CBD core in particular. Not adjacent to City Hall. This analysis assumes the Growth Group will remain in downtown at their present location. Another option would be for them to join the "development center" at one of the Civic Center sites. Note: THE CIVIC CENTER CAMPUS ANALYSIS _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ 1. OBJECTIVE To assess the urban design implications of the "City Hall Analysis and Conclusions" section and the "One-Stop Development Services Analysis" section for the campus area. 2. ANALYSIS As indicated in the "One-Stop Development Services Analysis," if any expansion of the City Hall building occurs, it could best be achieved by adding a third floor rather than by ground floor additions. However, the analysis suggests that if the "one-stop" development complex is to be located in the Civic Center, a new building just south of City Hall may be more cost effective. The parking analysis below is particularly relevant. The Police Department building recently went through extensive interior renovation and therefore is generally adequate to serve the foreseeable needs of the department. \ The other components of the Civic Center are as follows: a. School District Administration Office: No physical change anticipated. b. Credit Union: No physical change anticipated. c. School District Human Resources Center: Currently all space is utilized. The Fire Department and continuing education building are across Pike Street; so too is the Old Pontiac Central School Building which now serves as a placement center for the Pontiac School District. Page 7.6 II II II II II II II II II II II II II II • �3. PARKING The three buildings listed above each have there own parking lots. The large lot behind City Hall has 278 spaces and also serves the Police Department building. Obviously, in Wlique situations all four lots (626 spaces) function as one to provide overflow parking. However, the existing lot meets the normal daily needs of the two buildings. Only if a City Hall "annex" is constructed to the south (where a 22-space lot is now located) would additional City Hall parking have to be obtained either by a shared arrangement with the Human Resources Center or construction of a parking deck. The Police Department parking lot on the west side of the Police Department building is often filled with Wlsightly busses. 4. URBAN DESIGN CONCLUSIONS Downtown Linkage: A strong streetscape corridor should be designed and developed along Pike Street to better link City Hall and the rest of the Civic Center complex with downtown and thereby encourage pedestrian traffic. The corridor should have special sidewalk materials, quality street lights, trees and other amenities. A pedestrian linkage at Water Street could be considered. Such a linkage would be more convenient to the core of the Civic Center, but it would probably not be much used Wlless served by a traffic light. A pedestrian bridge could be considered at Water, but this would block the view of the Pontiac Central School Building, which is too important and beautiful a landmark to be effaced by a structure of such questionable necessity. A raised pedestrian pathway should be developed parallel to the east side of Wide Track. Such a pathway would provide a promenade with an elevated view of downtown. It would offer a pleasant opportunity for pedestrians to get from buildings in the Civic Center complex to the proposed Pike Street pedestrian pathway. New Architecture South of City Hall: If a new building is built south of City Hall, it should be designed by a very talented architect who is able and willing to relate it artistically to the existing City Hall building and the existing School Administration building. An architect willing to submerge his design ego as Antonio da Sangallo the Elder did at the Piazza della Santissima Annunciata is needed (see Figure 3.12, Chapter 3 of this plan). Parking: The existing main parking lot would benefit from more trees and landscaping. There should also be better directional graphics. The Police Department parking lot on the west side of the Police Department building should be relocated for aesthetic reasons. Until it is relocated, it should be screened by a low masonry wall or evergreens and it should be used to park no W1sightly or large vehicles. Page7.7 �II II Ill Ill Ill 1111 1111 ... . -~. ., 1'!. .....'"-;\ •·•· .·:. ...•·... II II II II II -~ \ II , ', ~~ ~ ' ' .\ . r·· '; I\ \ Page 7.8 ·••I' \ �Figure 7.1 CIVIC CENTER AREA USES and PROPOSALS Opposite Page Notes for Figure 7.1 1. City Hall: City Hall can be expanded to provide for a "one stop" grouping of municipal development services including Engineering, Water and Sewer. Inspection Services and Planning. The Growth Group could also be included in this array. The original plans for City Hall made provision of a third floor. 2. Open site south of City Hall: This site could accommodate a "one stop" grouping of municipal development services. Construction of a new building at this location would probably be cheaper and less disruptive than would be construction of a third floor on City Hall. The new building would be somewhat less conveniently located to parking. If a new building is built at this site, it should be designed by a very talented architect who is able and willing to relate it artistically to the existing City Hall building and the existing School Administration building. An architect willing to submerge his design ego as Antonio da Sangallo the Elder did at the Piazza della Santissima Annunciata is needed (see Figure 3.12). 3. School Administration Building: If the Pontiac School Board were to relocate its administrative functions elsewhere, the existing building could accommodate a "one stop" municipal development services facility. In either case, no major physical change is anticipated for this building. 4. Old Pontiac Central School Building: If the Pontiac School Board were to relocate its placement functions, this building could accommodate a "one stop" municipal development services facility, but it is less convenient than any of the possibilities mentioned above. The area available for on-site parking is inadequate. 5. Water Street Site Downtown: A site on or near Water Street could accommodate a "one stop" municipal development services facility. Depending on the particular building that might be available, costs could be relatively modest. Downtown revitalization would be promoted. A Water Street location would be very convenient to the Growth Group, less convenient to City Hall. 6. 9. Policy ffepartment Building: No major physical change is anticipated for this building. 10. Municipal Credit Union Building: No major physical change is anticipated for this building. 11. Fire Department Building: No major physical change is anticipated for this building. 12. Streetscape Corridor: A strong streetscape corridor should be developed along Pike Street to link the Civic Center with downtown. The corridor should have special sidewalk materials, quality street lighting, trees and other amenities. 13. Raised Pedestrian Pathway: A raised pedestrian pathway parallel to, but up the hill from Wide Track Drive East could connect the Civic Center to Pike Street. It would separate walkers from the unpleasantness of Wide Track trallic and provide them with an elevated view. The pedestrian way could be developed with a retaining wall and landscaping to form a "base" for City Hall and the other Civic Center buildings. 14. Main Civic Center Parking Lot: This lot has 278 spaces which serve City Hall and the Police Department building. If a new building is constructed at site 2 (see discussion above), some provision will be needed for additional parking. A parking deck is one possibility. Shared use of School Board parking is another. Additional trees are needed whether or not a parking deck is constructed. 15. Pike Street. 16. Wide Track Drive East. 17. Wide Track Drive West. 18. Department of Public Works Facility: Relocation of this facility to either the water distribution site on Opdyke Road or to the sewage treatment site on Auburn Road is possible. If Public Works engineering functions join pe1mit issuing divisions in a "one stop" development services location, then the rational for relocation is strengthened. The existing location is central, but the facility is not modern. 19. Wide Track Drive West. 20. Wessen Street. Growth Group Facility. 7. Transportation Center: This is an inconvenient location for the Pontiac Community Development Department. 8. Police Department Parking Lot: This lot is often home to unsightly busses. It is too visually prominent a location for such parking. A section of the main Civic Center parking lot (site 14) should be cordoned ofJfor such parking. The Police Department parking lot should be ripped up or screened with a low masonry wall and used for passenger vehicles only. Page 7.9 �PUBLIC WORKS BUILDING ANALYSIS _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ 1. OBJECTIVE To assess the future of the W essen Street facility. 2. ANALYSIS The 1980 Comprehensive Plan advanced the idea of moving the Public Works Department to a new building either at the Public Utilities/water distribution plant site on Opdyke Road near South Boulevard or the Auburn Road sewage treatment plant site. The existing location may be central to the balance of the city but otherwise hardly provides a modem building in pleasant setting. If the engineering division is moved to a new "development services office," this increases the argument for relocating the "line" functions. The case would be further enhanced if the property could be marketed for redevelopment. The related difficult question is where the Director of Public Works should be located. Some cities have opted for having the director with engineering at the office close to or in the downtown City Hall. Others have opted to keep the director with the line divisions at a location that has to be relatively remote from City Hall in larger cities. There seems to be no ideal solution. 3. CONCLUSION Although not a priority issue, assuming Public Works Engineering is moved to the development services center and there is a reasonable prospect for private redevelopment of the Wessen Street tract, then consideration should be given to moving the line functions to the Opdyke Road location although it is recognized that there is a limited amount of vacant land on the tract. Inevitably there are cost savings by having the Public Works and Public Utilities operations and maintenance facilities adjacent to one another. • • • •II II II II II II II II II II Page 7.10 • • •II �Chapters GROWTH ENHANCEMENT POLICIES and DEVELOPMENT POTENTIAL REPORT _ _ _ _ _ _ _ _ _ _ __ A Summary of Findings with Pertinent Policies INTRODUCTION--------------------------- The PHH Fantus Company, the nation's oldest and largest economic development consulting firm, prepared development potential and growth enhancement reports for the comprehensive planning program. Fantus' charge was two-fold: 1) to assess Pontiac's development potential for various types of economic activity, and 2) to make recommendations to guide the city in attracting new economic activity. Fantus' analysis and recommendations encompassed the whole city but focused on five designated study areas. Fantus' analysis and recommendations are summarized in this chapter of the plan. Following this Introduction, the chapter is divided into two sections. The first section, entitled "Growth Enhancement Policies," provides recommendations for addressing the city's larger development issues and for developing each of the study areas. The second section, entitled "Development Potential Report," discusses the economic trends affecting Pontiac, examines each of the five study areas, and analyzes how Pontiac's strengths and weaknesses relate to the most important requirements of major economic sectors. GROWTH ENHANCEMENT POLICIES _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ a Summary of PHH Fantus Recommendations The city should contribute to, encourage and prod efforts by the school board and other relevant parties to improve the local public education system. School deficiencies are the most serious problem the city faces. The city's schools are producing a labor force unequipped to compete in today's market place. Poor schools keep out of Pontiac the middle class population it would like to attract. The city should foster a four part alliance to coordinate public school improvement efforts . The alliance should include the School District, the city, the private sector business community and the United Auto Workers. This alliance should develop a cooperative program for school district improvement. The resources of retired executives and UAW workers should be employed on a volunteer basis. Oakland Community College, Oakland University and Wayne State University should be invited to contribute technical assistance. Financial problems will increase if General Motors wins its tax abatement suit. The year 2001 will bring the end of the tax abatement for Oakland Technology Center. This will double the school district's tax base. The city should contribute to, encourage and prod efforts to improve labor availability and quality. Labor availability and quality are the most important issues in business location decision. Pontiac's resident work force lacks the skills to be competitive. Basic reading and computational skills must be enhanced. A strong vo-tech curricula in the public schools is critical to preparing students for a vo-tech training at Oakland Community College. The city should take meaningful steps to reduce crime. Crime and the perception of crime chases away desirable residents, customers and workers, particularly female workers. A highly visible effort to reduce crime should be concentrated in the downtown. Foot patrol and/or mounted police should be part of the effort, particularly downtown. Page 8.1 �The city as a whole should continue to talze specific and positive steps to improve community cooperation; and so too should each individual elected official and administrator. Progress to this end had been made in the months prior to completion of this plan . However, long standing practices and perceptions are difficult to reverse and are a negative for the city's economic development efforts. The portion of the business community interviewed by the PHH Fantus Company for this plan sees two very serious problems: 1) the lack of cooperation between the Mayor and the City Council, and 2) the lack of appreciation of private sector needs. The following remedial actions are recommended: 1) the Mayor and City Council should conduct a retreat to establish an economic development consensus ; 2) the Growth Group or a third party should put on training seminars to educate top city agency staff on the city services needs of the business community; 3) top city staff and elected officials should attend management development seminars; 4) public-private coordinating council should be established to meet regularly on issues of local concern; 5) the city should settle its problems with General Motors amicably, not in an adversarial way, and it should work cooperatively with General Motors whenever possible in future endeavors; 6) the Mayor and top agency staff must work to establish better working relations with Oakland County leadership and staff. The city should take specific steps to correct real problems that give Pontiac a poor image; public relations are not enough. For all the reasons discussed elsewhere, Pontiac has such a negative image that it will not even be considered by many private sector economic development decision makers. No amount of public relations will overcome the city's negative image. The City of Pontiac must show that it recognizes the problems, is willing to make sacrifices and devote the resources necessary to address them and can achieve results. Further, the city should reject such negative facilities as the proposed county incinerator, correctional facility, and halfway house. These and social service facilities such as missions exacerbate Pontiac's image as the center for Oakland County's social ills. The city already has a disproportionate share of such facilities. The city should lower property taxes. Except for the most capital intensive industries, property taxes comprise less than 10 percent of the total geographically variable operating cost; usually they amount to three to four percent. Relative to labor costs, investment costs and freight costs, property taxes are not normally important. They become important when all other considerations are equal. They are killers when they are a negative on top of many other competitive negatives. In Pontiac, property and income taxes are business climate issues. The city must lower property taxes and, as soon as possible, eliminate its income tax in order to be perceived as moving in the right direction. The city should improve the efficiency of municipa{ service delivery. The following three actions are recommended: 1) make productivity the basis for future wage bargaining with municipal unions; 2) privatize municipal services to the extent possible; and 3) privatize Pontiac General Hospital, the Silverdome, the golf course and the cemetery. The city may be able to leverage additional resources from the state, if it can show that it is improving efficiency. However, dependence on outside resources is not recommended. The city should broaden and strengthen its local economic development effort. At the moment, staff responsibilities for the Growth Group fall more in line with organizational affinities than programmatic functions. Economic development is too competitive for this to continue. The Growth Group staff should be organized along programmatic functional lines such as business and industry retention, business and industry attraction (foreign and domestic), small business development, and broader community development issues. Special programs can also be considered as the basis for staff organization. The level of professionalism of the economic development staff Page 8.2 • • •II II •II II II II II II II II • • • •II �must be constantly upgraded through training and seminars. The city's best economic development potential is to attract small firms and start-ups. The following approacbes are suggested by PHH Fantus: 1) continue to provide financing and property related incentives to reduce operating costs. but do not impose "local hire" requirements and "minority hire" requirements; 2) become knowledgeable about the plans for Oakland Technology Park in order to devise a plan to attract related businesses; 3) use "targeting" to identify manufacturing and office businesses that most benefit from the city's strengths and are least harmed by its weaknesses; 4) develop incubator space; and 5) develop a technology transfer program that links new businesses with Oakland University and other educational institutions. Finally, little effort should be invested in external marketing until the basic community development issues discussed above and the remedial issues de •·cribed below are addressed. The Growth Group should market Pontiac's strengths. Relative to competitors in Oakland County, Pontiac has strength in: 1) unskilled labor availability, 2) vocational-technical education, 3) higher education. 4) corporate air service, 5) infrastructure, and 6) real estate costs. Relative to communities in other parts of Michigan and in other states, Pontiac has strength in: 1) market access, 2) highway access, 3) trucking service, and 4) commercial air service. Targeting efforts should focus on these strengths. The city should work to provide industrial sites and office and industrial buildings. Over 70 percent of Fantus' locational engagements begin with a building search. Modern industrial space in the 40,000 to 50,000 square foot range and ''flexspace" in a smaller range are in great demand. With little inventory of attractive buildings, Pontiac is at a disadvantage. The city should inventory all vacant and underutilized sites and publish a directory indicating zoning, ownership, access, attractiveness for development, assessed valuation, and potential environmental problems. The city should work with General Motors to determine the feasibility of acquiring the South Boulevard facility for reuse and/or redevelopment. The city should also work with the U.S. Army and the state's congressional delegation to determine the feasibility of acquiring the South Boulevard Storage Facility for redevelopment or reuse. The South Boulevard - Opdyke Road area offers the very best potential for developing industrial-type facilities in Pontiac. Pontiac has office sites downtown and at Clinton Valley, but limited building offerings. The City should modify its incentive policies and improve the application of incentives. In order to attract new businesses, Pontiac has offered land cost write downs, financing at below market interest rates, tax incentives and training assistance. These incentives do not normally drive location search or expansion decisions. Much more important are labor costs and transportation costs. Also more important are access to markets, labor availability and quality of life. Incentives serve as a tie-breaker when these other considerations are equal. It is recommended that incentives be used more sparingly and only to secure firms with a high probability for survival after the incentives are withdrawn. It is also recommended that "local hire" requirements be dropped. Labor quality and availability are too important to be constrained. Page8.3 �DEVELOPMENT POTENTIAL REPORT _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ a Summary of PHH Fantus Findings Oakland County has experienced tremendous growth since the mid-1980's, but Pontiac has not participated fully in the county's growth. Examples of the growth differential are: • Oakland County experienced a net population increase of 10 percent between 1980 and 1989. Pontiac's population decreased by 3.1 percent over the same period. • Pontiac's unemployment rate-still in double digits-has remained twice as high as the county's unemployment rate. • The household income levels of Pontiac residents have averaged nearly 35 percent less than in the county. While Oakland County has experienced its greatest growth between 1984 and 1989 in the contract construction; finance , insurance, and real estate; services; and retail sectors; Pontiac's economy has remained stagnant. Excluding General Motor's employment, Pontiac's manufacturing sector is extremely small. There are few manufacturers employing over 50 employees. Despite its level of employment in Pontiac, General Motor's employment and sales effects on the city have declined. The decline has been experienced in the following specific ways: • A growing percentage of General Motor's jobs in Pontiac have been held by non-Pontiac residents. • There are virtually no General Motor's suppliers located in Pontiac. • Pontiac employees not living in the city do not frequent Pontiac retail establishments. Pontiac's economic strengths and weaknesses were analyzed as they relate to the most critical needs of six different economic development sectors. The six sectors are: • • • • • • Headquarters Office Facilities Back-Office Facilities High-Tech Manufacturing Traditional Manufacturing Distribution Facilities Retail \ Of the six sectors, distribution presently offers the best fit for Pontiac; headquarters office facilities are unlikely to be attracted to Pontiac. While Pontiac offers a number of advantages for each sector, the city also exhibits a number of basic and critical disadvantages for developing each sector. These disadvantages relate largely to: • • • • • • Page 8.4 the quality of Pontiac's resident labor force; the limited willingness of nearby labor force to work in Pontiac; poor labor-management relations; the perceived low quality oflife in Pontiac; the perceived negative image of Pontiac; and limited real estate availability. • • • • •II II II �HIGHWOOD Industrial Park is the city's only significant industrial land offering, but it is questionable whether its advantages overcome its negatives, especially relative to the attractiveness of competing sites within the county. Highwood is rated positively on available acreage, land costs, and improvements. It is rated negatively for access, attractiveness, and compatibility with surronnding uses. SILVERDOME Industrial Park lacks acreage; this renders the park not viable as a site for significant development. Silverdome is rated positively on land costs, access, improvements, compatibility of use, and for having attractive buildings for lease. It is rated negatively only for lack of available land. SILVERDOME air rites present an unusual development challenge; this combined with a growing oversupply of office space and hotels in the 1-75 corridor, render the desirability of further developing the site questionable at this time. The Silverdome site is rated positively on available acreage, land costs, access, and improvements. The site's attractiveness and adjacent uses were rated as negatives. CENTRAL BUSINESS DISTRICT obstacles to development are substantial. The CBD is rated positively on available acreage, land costs, and historic character of existing buildings. It is rated negatively on access and circulation, attractiveness and image, present mix of uses and relationship to the rest of the city. CLINTON VALLEY is rated the most fl,exible site the city has for development and as offering the greatest development potential. The site is rated positively on available acreage, land costs, improvements, access for some uses, and physical characteristics, and compatibility with adjacent uses. It is rated negatively for its past use, the uncertainty surronnding the future of the core portion of the site, and access for some uses. In the past, Pontiac's weaknesses have far outweighed its strengths for private sector development. This is evident from an examination of the development that has taken place just outside of the city's borders. The city may be at a strategic crossroad since it faces opportunities that may not come again for many years into the future. Ifit does not take significant actions to address its economic weaknesses, the never-again opportunity that the Oakland Technology Park presents, along with the northward growth of Oakland Connty, will bypass the city. In order to succeed in the competitive economic development environment that Pontiac faces, Fantus believes that the city must FIRST address five basic economic development issues: 1) the low state of the local public education; 2) the high rate of crime; 3) the historically low levels of community cooperation; 4) the city's very negative image; 5) the city's very onerous tax rates; 6) the low efficiency ofpublic service delivery; and 7) the low quality of local economic development efforts. These problems may sometimes be perceived by the public to be greater than they actually are. However, Fantus believes that they are all very real and very damaging to the city. They must be addressed in substance rather than as a public relations effort. Page8.5 �SECOND, in order to succeed, Fantus believes that Pontiac must_ also take the following operational steps: 1) market Pontiac's strengths; 2) act to improve labor availability and quality; 3) provide industrial sites and office and industrial buildings; 4) modify the city's incentive policies and improve the application of incentives. THIRD, in order to succeed, Fantus believes that Pontiac must take specific steps to enhance the marketability of its industrial parks, the Clinton Valley site and the downtown; these steps are set forth in sections of the plan specifically devoted to these areas. \ • • • • • • • • •II II II II II Page 8.6 �Chapter9 HIGHWOOD and SILVERDOME INDUSTRIAL PARKS ECONOMIC DEVELOPMENT POLICIES _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses Highwood Industrial Park Policies Targeted uses should include smaller assembly and light-manufacturing firms, not concerned with image and not heavily utilizing truck transportation. A three-part strategy should be used to attract distribution and General Motors suppliers to this park: 1. Intensively market the vacant Diolight plant. 2. Improve park appearance (signage, entrance and grading). 3. Widen Walton Boulevard and Collier Road. This is absolutely critical to attracting distribution facilities. Silverdome Industrial Park Policies Targeted uses should include smaller manufacturing firms of all types and location of an incubator. Signage and entryway improvements should be made. Intensive marketing of any buildings that become vacant is the most significant opportunity. Distribution and General Motors parts suppliers are logical reuses. Page 9.1 �Chapter 10 SILVERDOME STADIUM SITE LAND USE and ECONOMIC DEVELOPMENT POLICIES _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses The long range potential for additional economic development of the Silverdome site should be kept firmly in view and future planning decisions should be tailored to protect and enhance this potential whenever possible. Almost since it was first developed, the Silverdome site has been viewed as offering potential for additional development. Architectural concepts showing offices, a hotel and a sports arena have been prepared over the years. These concepts are predicated on building parking structures on the existing lots and raising office and hotel towers above podium levels at the tops of the parking structures. During recent years, major development projects completed or announced in Auburn Hills have positioned themselves to capture much of the market which would be available to Silverdome site facilities. In addition, the need to negotiate the allocation of property rights and responsibilities between developer and the City would add an extra level of complexity to the development process. The market potential for the site in 1990 does not appear strong enough to overcome this extra difficulty. During the next decade, this picture might change. \ ' .--~. ::.. ,, . ;.'' - . Figure 10.1 SILVERDOMEDEVELOPMENTCONCEPT This concept shows an intensification of development at the Silverdome site through the addition of a hotel, an arena and a parking structure. This particular mix of uses may not be feasible in the future, but the basic idea of adding new facilities to the existing development is well worth pursuing. Concept prepared by the Pontiac Community Development Division c. 1985. Page 10.1 �Chapter 11 HISTORIC PONTIAC _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ A Personal Architectural View by Edward D. Francis, F .A.I.A. The architectural character of a city is principally defined by the buildings that make up its fabric, and in a direct way reflect civic values, priorities, attitudes and aspirations. It is my view that the City of Pontiac stands as a living museum that presents a rich mixture of architectural expressions. It holds much that its people can take pride in. In particular, there are two concentrations of historic structures that deserve notice and comment, the remaining portions of the original Central Business District and the Clinton Valley Center complex located west of downtown. The Central Business District is saturated with architectural jewels whose variety of styles visually narrate the development of architectural thought and expression through the last 100 years. The construction of refined historic revival designs and inventive creative expressions reflected the merchant/builder's desire to provide a timeless and diversified setting for their merchandise. This environment was expected to imbrue their products with additional value. While the majority of buildings are clear examples of the commercial style popular in the first quarter century, the Riker building and the Pythian building are amongst the city's best. There are numerous other styles that shine as well. The Masonic Temple, for one, is firmly rooted in the Spanish/Moroccan tradition. The Salvation Army building is representative of the late Gothic Revival style. The Community National Bank and the Strand Theatre are strong expressions of the Neo-classical and English Renaissance Styles, respectively. There are excellent examples of the Art Deco sty le of the pre- and postdepression eras such as the Pontiac State Bank building and the southwest corner building at 29 N. Saginaw. In addition, there are numerous other styles of architecture that add color and texture to the city's fabric. Second Empire, Romanesque, Italianate, Georgian, Victorian, Sullivanesque, International and Modern are styles that I noted on a recent tour of the downtown area. Given this rich and rare milleu of architecture it is unfortunate that the condition of many Central Business District structures has declined since I last observed them in 1980. Pontiac has evolved like other cities in this country. As the downtown has matured and the buildings have been adapted to new uses, they have undergone major alterations that have had a overall negative affect on the quality of the city. Original storefronts have been replaced with insensitive contemporary designs. Large retail signs hide precious details. In the worst cases, entire historically significant buildings have been covered with inappropriate contemporary skins. On the other hand the Pike Street Station and Chimayo restaurants show how new uses can be sensitively integrated into an older building without compromising its integrity. Sadly, these buildings are the exception to the rule, but they do represent a model by which other developments should be measured against. Their owners are sensitive to the appropriate use of color, texture, scale and proportion. It is often suggested that extensive covered walkways be introduced in older downtown shopping areas. Unfortunately such well intentioned action visually overpowers and destroys the special marketability of a historic environment and, in addition, produces yet another public maintenance liability. The use of historically appropriate awnings and overhangs, designed for each individual front, preserve the traditional visual diversity of a downtown area and provide the required weather protection for patrons. I believe that conscientious planning, critical review, standard guidelines, public awareness programs and financial incentives will encourage preservation and authentic restoration. Perhaps under the auspices of a Nationally Registered Historic District, the character of the Central Business District could reclaim much of its historical character. Some distance to the west of the Central Business District sits another historically significant collection of buildings. The Clinton Valley Center stands as a marvelous example of 19th century Victorian architecture. The towered central building was designed by the master architect, Elijah Myers, whose accomplishments include five state capitol buildings including Michigan's 1879 masterpiece which is presently being restored. The complex is sited in the tradition of 19th century farmhouses, atop high ground exerting its presence and commanding picturesque views over the Page 11.1 �surronnding landscape. The original red brick structure is awash in delightful Victorian decoration. The closer one studies the facades the more is discovered. Unfortnnate]y, however, much of this splendor has been covered through subsequent renovations and additions. While most of the later buildings are constructed with similar materials, their scale, proportion and more importantly their siting detracts significantly from the original intent that Elijah Myers envisioned. Although many of the outlying buildings sit in a state of disrepair or are vacant they appear to be well suited for new adaptive uses, such as offices and housing. The barn structure could serve as public assembly space, i.e., meeting room, exhibit, theatre or dining. In addition, the vast underdeveloped land that surronnds Clinton Valley Center has many attributes desirable for new private development. The pressures exerted by the growing demands of Oakland County make it apparent that a master plan be commissioned for the site. It should focus on the economic implications of the preservation and adaptive reuse of the existing historic facilities and set forth guidelines for new development that will be sympathetic to the existing complex. The general decline in the conditions of the buildings in the Central Business District and the Clinton Valley Center are symptomatic oflarger issues that perhaps have not been clearly presented to the community: Are these buildings worth saving and do they in fact have a value to the city? As an architectural preservationist/historian, it is clear to me that they represent precious assets, fully deserving civic attention and stewardship. My hope is that the people of Pontiac recognize this and begin to initiate measures that focus on restoring these architectural treasures. Indecision and delay will only serve to allow continued disintegration of these historic resources. Action on the other hand can result in maintaining and enriching these two nnique attractive and viable architectural places. The result will combine the past, present and future in a unique environment. When that day comes Corning, New York and Baltimore, Maryland, cities respectful of their past, will have nothing on the City of Pontiac. \ I I I I I I I I I I I I I Page 11.2 �- ;l ,,... ~ i ~.; , , '~- -/. l~ _.'. L_;_, i 1·-, l 7\ . 1 1•w 1 in!m...., , -1· · l ~11-~. ~I~~ ·~ •·~ ''·"! ~ ! ~\ ~~:Jmr ~I ,:· mr·mi mr1 '. : : . ~ I Jm),- !.Utffll, ' .·. :.m11 t :4 ff 11:,a'IIJlli/ ,~ a~.r '··:·: i. ..-. . ~- ·:-:.• :-. r· -,-;··,-r: , : _; r. ·n1·wr Page 11.3 �I I I I Figure 11.2 MASONIC TEMPLE and PONTIAC STATE BANK BUILDING, DETAILS "Architecturally integrated details both humanize and enrich the built environment" says Edward Francis, pictured below with some of Pontiac's architectural visages. • • • • • • • Page 11.4 - - - - --- - �Figure 11.3 THE NEWLY RESTORED EXTERIOR of the STRAND THEATER Page 11.5 �I I I I I I I I I I I Figure 11.4 (above) SELECTED DOWNTOWN HISTORIC BUILDINGS Left: Seventy-seven North Saginaw Street. Right: The Furlong Building. Figure 11.5 (opposite) SELECTED DOWNTOWN HISTORIC BUILDINGS Top Right: The Lawrence Street Gallery Building. Top Left: The Waldron Building. Bottom: The W.C. Turk Building. Page 11.6 Ill �Page 11.7 �Figure 11.6 PONTIAC STATE HOSPITAL at CLINTON VALLEY I I I I I I I I I • • • • Page 11.8 �Chapter 12 CLINTON VALLEY SITE LAND USE and ECONOMIC DEVELOPMENT POLICIES _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses The city should pursue residential use for the Clinton Valley site. Two hundred acres of the Clinton Valley site have been conveyed to the City of Pontiac by a special act of the state legislature. A portion of this acreage has been sold for private development. The result has been the Summit Place shopping center on Telegraph and an office project on Elizabeth Lake Road. The size and location of the Clinton Valley site free it from the image negatives that burden much of the city; yet its distance from the interstate highway system limits its potential. Additional portions of the site which are likely to be unneeded by the state should be used for good quality residential development. Good quality residential development will greatly enhance the overall residential viability of Residential Planning Area 1 (See Chapter 1), which is a key area of the city. The same or even greater beneficial effect can be achieved by mixing a substantial number of residential units with non-residential uses. However, development which is exclusively or primarily non-residential should be avoided. Low-cost industrial buildings with minimum site amenities are particularly to be avoided. In the past, consideration has been given to such development, largely because there are so few available industrial sites in the city. However, such industrial use would be the least desirable use for the Clinton Valley site. The problem of Pontiac's limited industrial site supply should be solved elsewhere in the City. Development of the Clinton Valley site should proceed according to an overall development plan, not on a piecemeal basis as has occurred in the past. Piecemeal development has resulted in the development of Oakland Pointe, a substantial shopping center, and a small office complex. These are desirable uses, but they have been developed in a way which fails to maximize the full potential of the site. The shopping center extends so far north on Telegraph that it will be difficult to coordinate a Telegraph entrance to the interior of the site with the service drive of the Summit Place Shopping Center on the west side of Telegraph. The buildings of the Oakland Pointe shopping center do not relate in materials or forms to the historic state hospital buildings; nor do the newly constructed office buildings on Elizabeth Lake Road; nor do the newly Fairlawn School facilities. The overall plan of development should contain a primary entrance on Telegraph north of Oakland Pointe. Some of the Oakland County administrative complex may be needed of this entrance. The overall plan could also contain a secondary entrance on Elizabeth Lake Road. An illustrative development concept is shown in Figure 12.1. Other concepts are being developed by the Oakland County Planning Department during the preparation of this plan. The city may elect to make one or more of these concepts part of its official planning policy for the Clinton Valley site. The historic buildings at the Pontiac State Hospital should be preserved to the maximum extent possible. The historic buildings on the Clinton Valley site are a unique treasure that is well worth preserving. However, finding a developer willing and able to rehabilitate and retrofit them for a new use will take longer, perhaps much longer, than finding a developer willing to construct the kind of back-office facilities now on Elizabeth Lake Road. If this very worthy goal is to be pursued, it should be prepared to commission a detailed architectural feasibility and market absorption studies and then wait for a developer who can do the job right. Existing retail and office use of the southwest portion of the Clinton Valley site should continue, but no new office or commercial development should occur on Elizabeth Lake Road. The existing office and commercial uses are new and in demand. However, Elizabeth Lake Page 12.1 �Road is not prime development frontage. It should not be used for retail and office uses which would necessarily reduce residential development opportunities. · A new office structure could be developed on or near Telegraph Road north of the existing commercial facilities. Real estate and economic development experts who examined the site for this study concluded that office uses offer the best potential for nonresidential development. The economic development experts found the site to have some retail potential in association with office development. Back-office operations and service-oriented office users are the most promising prospects, although the site would compete with the downtown for such uses. A portion of the Pontiac State Hospital site can be reserved to accommodate the Fairlawn School without fatally impairing the site's development potential. This school wishes to remain at the site and it has recently expanded its facilities. All of the school's buildings are next to the Summit Place Shopping Center. They can be screened from Clinton Valley historic structures and from other parts of the site to the north and east of the historic structures. Access can be directly from Elizabeth Lake Road. The relocation of an M-59 bypass using a Montcalm extension should be abandoned as a basis for planning development at the Pontiac State Hospital. Substantial private development of the Clinton Valley site may have to await decisions concerning the Pontiac State Hospital facilities and the future route of M-59. Development of the Clinton Valley site will be limited unless a decision is made soon to relocate existing facilities. There is a danger that delaying a decision will result in the piecemeal development of currently available acreage, thus foreclosing the potential to implement a coordinated development plan. A decision to bring M-59 through or adjacent to the Clinton Valley site could greatly enhance its potential, providing the full site is available for development. So long as no decision is made, the best strategy for development can not be known. Page 12.2 I I I I I I I I I I I I I I 111 �Figure 12.1 CLINTON VALLEY DEVELOPMENT CONCEPT Key: 1) Main entry with landscaping and architectural gate. 2) Development pod for new residential structures to be designed with proportions and materials compatible with existing historic architecture on the site. 3) Historic buildings restored predominantly for residential use, but also for retail and office use; under-grade parking to the extent feasible. 4) Architecturally incompatible structures removed for parking. 5) Security gate. 6) Access to Oakland Pointe. 7) Thick landscape buffer. 8) New office development. 9) Fairlawn School retained with access via Elizabeth Lake Road. -· v' '/, , L' ·,di '"> / ( ' > .,.:i > . '. / , / /"' , Page 12.3 �Chapter 13 DOWNTOWN LAND USE, URBAN DESIGN and ECONOMIC DEVELOPMENT POLICIES _ _ _ _ _ _ _ _ _ _ _ __ with Related Data and Analyses INTRODUCTION--------------------------- Following this introduction, Chapter 13 is divided into six sections entitled: Downtown Improvement Policies for Pontiac Planning Principles for Downtown Pontiac Architectural Principles for Downtown Pontiac Downtown Physical Analysis: Assets Downtown Physical Analysis: Liabilities Review of Past Downtown Planning and Development Proposals The section entitled "Downtown Improvement Policies for Pontiac" consists of a series of policies. Each policy is set forth as the topic sentence of a paragraph; the body of each paragraph elaborates on the basis for and/or the meaning of the policy. The sections entitled "Planning Principles for Downtown Pontiac" and "Architectural Principles for Downtown Pontiac" are structured in the same way as the policy section, and they are incorporated into the policy section by reference. The remaining three sections provide useful background information. The two "Downtown Physical Analysis" sections provide exactly the information their titles imply. The "Review of Past Downtown Planning and Development Proposals" focuses primarily on the decade of the 1980's, a very active decade for downtown planning in Pontiac. The downtown improvement policies emerged from a collaboration between the Pontiac Planning Division staff, the Pontiac Planning Commission, the Pontiac Growth Group and the consultant planners. Robert K Swarthout, AICP served as lead consultant for putting together the policies. Mr. Edmund N. Bacon, FAIA played a key idea-development role; he worked closely with Mr. Swarthout, the Planning Division staff and the Planning Commission. Mr. Bacon brought to the Pontiac planning effort the experience gained from a long career of successful downtown urban design and revitalization work. He served as chief planner for the City of Philadelphia for three decades. His work there led to a Time magazine cover story about him and his downtown revitalization efforts. Since leaving Philadelphia, Mr. Bacon has served as a consultant to cities all over the world. A June 1988 article in the New York Times called Mr. Bacon "...one of the most celebrated city planners of modern times." Mr. Bacon is the author of Design of Cities, one of the most widely used and cited books on urban design theory. It is required reading in virtually every urban planning and design graduate program in the country. Mr. Bacon received his training in architecture at Cornell University and the Cranbrook Academy. Page 13.1 �DOWNTOWN IMPROVEMENT POLICIES for PONTIAC _ _ _ _ _ _ _ _ _ _ _ __ The city-owned parking lot at the south-west corner of Saginaw and Huron Streets should be developed with a mixed-use structure that includes office and other uses such as entertainment or restaurant cluster; the new use or uses should be in a "showstopper" building. It would be desirable if a restaurant cluster or major entertainment use could be coupled with office or other uses in one building developed immediately. However, early development of a restaurant cluster or major entertainment use in a "showstopper" building at the comer of Huron and Saginaw Streets followed by subsequent development of a new office or mixed-use building on the site west of the alley would be satisfactory. The size of the office and/or mixed-use buildings could be approximately the same as the office buildings at the Phoenix Center. Parking decks could be constructed below grade, or above the retail level. Office facilities could be constructed above the retail level, or above the parking, if parking is constructed above the retail. The entertainment uses could be partly below grade if there is a dramatic street entrance. The restaurant cluster or entertainment uses must have direct access to the enclosed pedestrian mall. Other uses in the building should also have access to the mall. Parking could also be provided in a municipal lot or structure in the block bounded by Clinton, Wayne, Lawrence and Wide Track Drive West. An illustration of this concept is provided in Figure 13.1. An enclosed pedestrian mall should be developed in the alley west of Saginaw between Huron and Pike Streets. Such a mall could be the focus of an entertainment district that would compete for expenditures currently made by Oakland County residents throughout the county and even in downtown Detroit. It could provide direct access to entertainment uses and related retail uses. It could also serve office uses. Initially the enclosed mall could extend the two blocks between Pike Street and Huron. Eventually, it should link the Phoenix Center to whatever use takes over the old Masonic Temple building at Saginaw and Lafayette. A substantial entertainment facility or entertainment-office facility at Saginaw and Huron will function as an anchor for a pedestrian mall. A second anchor could be developed on the urban renewal land between Pike Street and the Phoenix Center. This second anchor could be linked to the Phoenix Center. The pedestrian mall could provide all weather access to restaurant, night club, retail and office uses. The mall concept was developed by Mr. Bacon and the other members of the consultant team early in the planning process. They subsequently learned that a downtown property owner and restaurateur had the same vision, though on a less ambitious scale. The property owner had reason to believe that the right facilities could attract customers to downtown Pontiac; his gourmet restaurant had been attracting lunch and dinner customers from locations deep in adjoining suburbs. The planning team's illustration of the mall concept appears in Figure 13.2. An illustration of the property owner's concept appears in Figure 13.4. Figure 13.3 shows the origin of patrons at the gourmet restaurant. ~ I I I • • • • • •II II II II A grand staircase should be added to the north facade of the Phoenix Center parking lot at the end of Saginaw Street. The staircase should be Pontiac's version of the Spanish Steps. It should provide an attractive terminus for Saginaw Street and it should be designed to provide a viewing grandstand for parades and special events to be held on Saginaw Street. Parades and festivals are an important part of a successful downtown. So too is a place from which to watch such special events as well as every day comings and goings. The illustration in Figure 13.5 depicts the staircase as one concept for the staircase. The downtown land use pattern should follow the basic outline set forth in the three options shown in Figures 13.6, 13. 7 and 13.8. Any one or a combination of two or all three of these options would produce a highly viable downtown. The three differ in only minor ways. All three options provide a compact retail core oriented to the north-south alley between Saginaw and Wayne Streets. This alley is envisioned as an enclosed pedestrian mall, ultimately extending to the Page 13.2 11111 �historic Masonic building at Oakland and Lafayette. All three options provide for the retail core to be flanked by office and institutional uses. All three options provide for: intensive mixed-use development around the Phoenix Center. This mixed-use <levelopment is to provide a link between the Phoenix Center and the alley mall about which the compact retail core clusters. All three options provide for a substantial amount of residential development. Areas dedicated to residential development are shown at both the north and south ends of downtown. Two of the options provide for higher intensity development in the north end. One of the three provides for office development instead of residential development on either side of Oakland north of Lafayette. In general, new development and public infrastructure improvements should conform to the "Planning Principles for Downtown Pontiac" set forth beginning on page 13.26 of this plan. The downtown planning principles are grouped into the following topical arrangements: Downtown Access Principle; Physical Environment Principles; Compact Mix of Use Principles; Parking Principles; Vehicular Circulation Principle; Office and Institutional Use Principles; Retail Uses Principles; Housing Principles; and Culture, Entertainment and Special Event Principles. Some of these principles are demonstrated in Figures 13.6 through 13.11. Additional illustrations are referenced and included with the discussion that begins on page 13.26. In general, new development and modifications to existing development should conform to the downtown architectural principles set forth below and described more fully beginning on page 13.35 of this plan component. The downtown architectural principles are: Overall Physical Order Principle; Street Space Continuity Principle; Traditional and Historic Architecture Principles and Guidelines; Traditional and Historic Renovation Guidelines; Infill Principles and Guidelines; Infill Development Guidelines; and Sign Principles. Some of these principles are demonstrated in Figures 13.9 through 13. 11. Additional illustrations are referenced and included with the discussion that begins on page 13.35. Downtown Pontiac's existing historic buildings should be preserved because they are unique assets which can help the city overcome downtown development negatives. The historic significance of downtown buildings is almost self evident. Many downtown buildings are either on or worthy of the National Register. In Chapter 11 of this plan, Edward Francis, F AIA, Michigan's leading historic preservation architect, provided testimony for the importance and value of historic buildings in downtown Pontiac. While helping to develop the land use and urban design concepts for this chapter, Edmund N. Bacon, F AIA testified to the important aesthetic value of downtown Pontiac's historic buildings. Mr. Bacon called the historic Pontiac State Bank building as fine an architectural specimen as he had seen anywhere. Page 13.3 �Future development downtown should be integrated with the historic fabric of existing buildings and streets. New development should be fully integrated into the existing development pattern, including the basic street grid of the downtown as established by Saginaw and Huron and the streets which parallel these streets. Every new development should make substantial use of the opportunities inherent in its own site to become part of the existing urban fabric. New buildings which fail to do this should not be permitted. Where possible, future projects should help link the Phoenix Center to the historic fabric of downtown. This policy is in keeping with the plans prepared by the Pontiac Planning Division in the mid 1980's; but this policy means abandoning the New Pontiac Plan concept of the early 1980's. That concept called for the total remaking of the downtown in the image of a suburban office plaza. The Pontiac Planning Division Plans of the mid 1980's are shown in Figures 13.12 through 13.14. The New Pontiac Plan concept is shown in Figure 13.15. An example of a proposed building which does not relate to the existing fabric is shown in Figure 13.16. The employment base this proposed building would have generated would have been a positive, but its urban design impact would have been a negative. An intensive system of pedestrian circulation should extend beyond the enclosed retailentertainment mall. The system should include enclosed and climate controlled pedestrian concourses as well as attractive sidewalks. Potential components of such a system are illustrated in Figures 13.9 through 13.11. Major appearance and functional improvements should be made to downtown by both the private and public sectors. Most important of these improvements are: rigorous building code enforcement to bring all stores and offices up to current safety standards; facade renovations with city financial help if need be and with state and/or other help if possible; streetscape improvements , including replacing old curbs and sidewalks with wide, attractive walkways, barrier-free curbs, planters, new lighting and other pedestrian amenities; and circulation improvements, partially in the form of a pedestrian skyway system, to link the Phoenix Center, senior citizen center, the Saginaw Street office and financial hub, the municipal complex and the transportation center. City-owned parking lots and structures should be clt!signed and constructed in accordance with the highest standard of amenity. Screening and landscaping should exceed the standards applicable to privately-owned parking areas. They should be well maintained. Vacant city-owned redevelopment sites should be maintained in park-like condition until they are developed. An unkempt appearance conveys the impression that downtown Pontiac is not thought to be a very valuable or important place. If this is how the public sector views downtown, it is not very likely that the private sector will have a different view. Downtown properties controlled by the City of Pontiac already should be used to stimulate revitalization. This property is concentrated in the blocks bounded by Lawrence, Perry, Water, Saginaw, Pike and Wayne. Approximately 70,000 square feet or 28 percent of the site area of these blocks is owned or otherwise controlled by the city. Page 13.4 • • • • • • • • •II II �Potential revenue source for downtown improvement should be employed through bonding Tax Increment Financing revenues. Prelimina ry analys es complete1 for the Pontiac Growth Group indicate that downtown appearance improvements could be funded from a variety of sources in an amount between $27,000,000 and $37 ,000,000. (See page 13.51 for a more detailed description of the sources.) A downtown property management authority should be established to centralize maintenance and improvement decision-making. The authority should also control the mix of tenants permitted within its jurisdiction. Economic development efforts should target those uses which have been identified as being most likely to find downtown Pontiac a good economic environment. These uses include the following: Entertainment and restaurants; Smaller ''back-office" and service firms; Health care; Government offices; Service and specialty retail; Townhouse and apartment residential; and Artists ' studios and residences. Entertainment uses and restaurant uses are the most promising prospects for the immediate future. The city should put major emphasis on attracting these uses so long as they represent the prime prospects. Pontiac should place emphasis on medium sized, incremental development of projects which can be realized as individual entities and function as an integral part of the existing downtown fabric. Downtown should not close the door on the prospects for a major market inducing mixed-use project; however, in recognition of the limited success of such projects outside major central city cores and also because of the high public expenditure normally required to make such a project feasible, the city should not place major hope on such projects. Efforts to stimulate downtown development should not include preparation of market studies which show demand contingent on changes to downtown that have not yet been made or irrevocably budgeted. A highly visible effort to reduce crime should be concentrated in the downtown. Crime and the perception of crime chases away desirable residents, customers and workers, particularly female workers. Foot patrol and/or motor scooter patrols should be part of the effort. Consideration could also be given to mounted police. Mounted police add a distinctive feature to any downtown. They provide a sense of security that can be gotten in no other way. However, the costs of providing mounted patrols will be high, perhaps beyond the city's reach. A separate mounted division might be prohibitive. Possibly mounts can be provided by private contractors more economically than by maintaining a full mounted division. Page 13.5 �I I I I I Figure 13.1 SHOW-STOPPER ENTERTAINMENT and MIXED-USE DEVELOPMENT • • • • • • •II \ II Opposite Page Above: A "show-stopper" building is needed at the corner of Saginaw and Huron where there is now a city parking lot. The building preferably would be home to an entertainment facility such as a fine restaurant, nightclub or sports bar. The illustration shows the building in Roman Colosseum I Post Modern style; this style is illustrative and not mandatory. The fenestration and facia lines on the east facade have been carefully aligned with the adjacent facade to the south on Saginaw; this design feature is mandatory. The intersection is lighted with stadium-type lights to emphasize Pontiac's image as a sports town, home to the Detroit Lions and neighbor to the Detroit Pistons. Just west of the "show-stopper" is the Huron entrance to the pedestrian concourse illustrated in Figure 13.2. To the west of that is a new high-rise office tower. Planning and architectural concepts by Robert K Swarthout, AICP; Edmund N. Bacon, FAIA and Richard Conway Meyer, AIA Design rendering by Richard Conway Meyer. Ill 1111 1111 Opposite Page Below: A hypothetical interior of the entertainment use illustrated above. Design rendering by Richard Conway Meyer, AIA 1111 Page 13.6 1111 -- .;; - -· �.. -----~ ,.;,,.,.;~.: ~ . ../ ·;-..: ,:......r:'", : ~ . -✓-. :-- .. , ...,,, - Page 13.7 �Figure 13.2 ENCLOSED RETAIL-ENTERTAINMENT-OFFICE MALL Consultant Planners Concept Opposite Page Above: The plan envisions an enclosed pedestrian mall in the alley west of Saginaw Street between Huron and Pike Streets. Such a mall could be the focus of an entertainment district that would compete for expenditures currently made by Oakland County residents throughout the county and even in downtown Detroit. It could provide direct access to entertainment uses and related retail uses. It could also serve office uses. Initially the enclosed mall could extend the two blocks between Pike and Huron Streets. Eventually, it should link the Phoenix Center to whatever use takes over the old Masonic Temple building at Saginaw and Lafayette Streets. A substantial restaurant cluster or entertainment/office facility at Saginaw and Huron Streets will function as an anchor for a pedestrian mall. A second anchor could be developed on the urban renewal land between Pike Street and the Phoenix Center. This second anchor could be linked to the Phoenix Center. The pedestrian mall could provide all-weather access to restaurant, night club, retail and office uses. Planning and architectural concepts by Robert K Swarthout, AICP; Edmund N. Bacon, FAIA and Richard Conway Meyer, AIA Design rendering by Richard Conway Meyer. Figure 13.3 GRAND STAIRCASE at the END of SAGINAW STREET Opposite Page Below: A grand staircase should be added to the north facade of the Phoenix Center parking lot at the end of Saginaw Street. The staircase should be Pontiac's version of the Spanish Steps. It should replace the blank wall parking structure which now dominates the view with an attractive terminus for Saginaw Street. The staircase should also provide a viewing grandstand for parades, festivals and other special events to be held on Saginaw Street. One possible special event: A Transportation Parade of Progress which could start with an Indian on horseback drawing a litter, end with the successful University of Michigan solar car and feature every manner of personal transportation in between. Such special events are an important part of a successful downtown. So too is a place from which to watch them and a place to watch everyday comings and goings. The illustration depicts the staircase sculpted to look like two hood ornaments facing each other. This stylistic homage to the city's automotive past is optional. Planning and architectural concepts by Robert K Swarthout, AICP; Edmund N. Bacon, FAIA and Richard Conway Meyer, AIA Design rendering by Richard Conway Meyer. Page 13.8 I I I I I • • • •II II II II II " - 1111 �Page 13.9 �Figure 13.4 ENCLOSED RETAIL-ENTERTAINMENT-MALL Downtown Property Owner's Concept Opposite Page Above: The enclosed pedestrian mall independently envisioned by Mr. Bacon and the other members of the planning team had been previously envisioned by a downtown property owner and restaurateur. This property owner commissioned an architect's rendering of the concept, a bird's eye view of which is shown opposite above. The property owner had reason to believe that the right facilities could attract customers to downtown Pontiac; his gourmet restaurant had been attracting lunch and dinner customers from locations deep in adjoining suburbs, as is illustrated in Figure 13.3. The property owner's concept encompassed only the alley from Pike Street to Lawrence, making it considerably less ambitious than the planners concept which envisioned an ultimate extension from the Phoenix Center to the Masonic Temple. The planners strongly believe that their more expansive proposal is necessary to long range success. Design rendering by Peterhansrea. Opposite Page Below: Interior of the downtown property owner's retail-entertainment mall concept. Design rendering by Peterhansrea. \ Page 13.10 I I I I I I I I I I II II II II �,... , J" . , I , · ,.: ,.. . ,, .• I,,,-, :.. .- Page 13.11 �Figure 13.5 ORIGIN of CUSTOMERS for QUALITY DOWNTOWN RESTAURANT This map reproduces a large map that was displayed on an easel in the entryway of a downtown Pontiac restaurant. Customers were asked to place a pin on the map to indicate where they came from. The dots represent locations indicated. They clearly indicate that customers will come to Pontiac from locations deep into adjoining suburbs, suburbs which have some of the highest per capita disposable incomes in the country. .. .-.. . .. 0 ...' .. . . . ..• ... . . .... • •I 6 MILES . .. . .. t I ••• ... .. ... ·. .· :" ... .. . •••,, Page 13.12 .. I I I I I :s I I I I I II II .. .. .. I •• .. .. "' II �Figure 13.6 DOWNTOWN DEVELOPMENT OPTION 1 - Medium Density Residential High Density Residential Specialty Retail/Entertainment VA Retail/Office/High Density Residential ~ Office and Institutional I P I Public Parking Open Space r Page 13.13 �I I I I I I Figure 13.7 DOWNTOWN DEVELOPMENT OPTION 2 - -- Specialty Retail/Entertainment Retail/Office/High Density Residential ~ Office and Institutional I Public Parking I Open Space Page 13.14 II II High Density Residential VA P • • • • •II r 111 11 111 111 �Figure 13.8 DOWNTOWN DEVELOPMENT OPTION 3 High Density Residential Specialty Retail/Entertainment !11C1uJ Enclosed Pedestrian Mall l?QJ Retail/Office/High Density Residential ~ I W22J Office and Institutional I Public Parking P I ~~,... Open Space Open Space Above Parking Page 13.15 �I ' ... ' ~ -, \ 8 ' \ I, \ ,. 4"."/""""f•~ I.·-• II ·'\ '._ .. - • '---=====-·, \ I ', .__-14..:... • I' \' EJO _ . ' I'- - ·,r==·-"- JlJ· m;· · --- 11 11 r.1-::-2----' . I ' \. 12 I I I I I I I I I I I I II II II \ ·, .. ·" ' \ 12 16 14 : -~-·; ,..... I if :. .. ff,' i...: / ' ' ,.. - .......~ \ Page 13.16 . .J i I ----0 200 1' 600 " " 11 11 Ill �Figure 13.9 DOWNTOWN URBAN DESIGN: CENTRAL AREA CONCEPTS Opposite Page Furlong Building, but this would cost the demolition of a building with historic merit. The realignment produces open space and parking sites; the parking sites could serve the Furlong Building and/or the church structure at University and Mill . Notes for Figure 13.9 8. Public parking decks should be constructed to serve all four quadrants of downtown. Lots may precede decks in accordance with demand. 1. The east end of the city-owned parking lot at the south-west corner of Saginaw and Hw-on should be developed with a major entertainment use or with a mixeduse structure that includes entertainment office and other uses; the new use or uses should be in a "showstopper" building. Site 1 development could be independent of Site 2 development, or the two sites could be developed at the same time with one structw-e. Below grade or above grade structured parking could be included, provided that the street level is reserved for retail functions. The design of the building should afford direct enclosed pedestrian access to proposed pedestrian mall described in number 3 below. 2. The west end of the city-owned parking lot should be developed with a mixed-use structw-e that includes entertainment, office and other uses; the new use or uses should be in a "showstopper" building. Site 2 development could be independent of Site 1 development, or the two sites could be developed at the same time with one structure. Below grade or above grade structured parking could be included, provided that the street level is reserved for retail functions. The design oftb.e building should afford direct enclosed pedestrian access to proposed pedestrian mall described in number 3 below. 3. An enclosed pedestrian mall should be developed in the alley west of Saginaw between Hw-on and Pike Streets. The mall should provide all-weather access to buildings between Huron and Pike. Later, it should extend south of Pike to connect to the Phoenix Center and planned new development between the Phoenix Center and Pike. Ultimately it should extend north of Huron, preferably with a bridge above street level. 4. The vacant lot between the alley and Saginaw should be enclosed to link the mall to Saginaw Street. The existing lot is immediately opposite the newly renovated Strand Theater. 5. A grand staircase should be added to the north facade of the Phoenix Center parking lot at the end of Saginaw Street. It should provide an attractive and visually exciting terminus to the view down Saginaw Street. It should also provide a viewing platform from which to watch parades and the everyday comings and goings on Saginaw. It will be Pontiac's version of the Spanish Steps. 6. The intersection of Saginaw and Hw-on should be developed with special pavement and street lighting. The design should create a unique space through which motorists and pedestrians can pass. It should announce to them, "You have an-ived at an important place." 7. University should be realigned to better bring west bound M-59 traffic through downtown. A more gradual curve than the one shown could pass through the 9. A public parking deck at the site of the Pontiac Osteopathic Hospital surface lot could serve the hospital and other sw-rounding uses, including uses on the west side of Saginaw. This lot may not be an absolute necessity because of the existing public lot on the block bounded by Lawrence, Mill, Pike and Perry. However, it is at least highly desirable because it would provide more convenient parking for its closest neighbors. 10. The enclosed pedestrian mall proposed for the north-south alley between Hw-on and Pike (see number 3 above) should extend south of Pike to the Phoenix Center. The extension should link directly to new development on the vacant land north of the Phoenix Center (see numbers 11-15). 11. Low-rise entertainment, retail and/or office uses should be developed on these sites. The new buildings should be linked to the enclosed pedestrian mall (see number 10). They should be built to the street line, where they should be a maximum of two or three stories in height. The Saginaw and Pike Street facades should be compatible with existing histo1;c architecture. Designs should be based on the section of this plan entitled "Architectural Principles for Downtown Pontiac." 12. Intensive entertainment, retail and/or office uses should be developed on these sites. A hotel would also be desirable. High-rise construction or a mix of high-rise and low-rise const1uction is possible. The new buildings should be linked to the enclosed pedestrian mall (see number 10). The facades should be compatible with existing historic architecture. Designs should be based on the section of this plan entitled "Architectural Principles for Downtown Pontiac." 13. Low-rise entertainment, retail and/or office uses should be developed on this site. The new building should be built to the street line at Water Street, where it should be a maximum of two or three stories in height. The Water Street facade should be compatible with existing historic architecture. The design should be based on the section of this plan entitled" Architectural Principles for Downtown Pontiac." 14. Intensive entertainment, retail and/or office uses should be developed on this site. A hotel would also be desirable. High-rise construction is desirable. The development could be integrated into the structure proposed for site 13. The facades should be compatible with existing historic architecture. The design should be based on the section of this plan entitled• Architectural Principles for Downtown Pontiac." 15. A new office structure could be developed at this site . Page 13.17 �lG. The garden on Lop of the Phoenix Center parking deck should be redesigned to include an outdoor Lrce-lined mall oriented to Saginaw Street. architecture on Saginaw Street. The desi~ should be hased on the section of this plan entitled "Architectural Principles for Downtown Pontiac." 17. The parking lot west of the library should be extended and organized on the Saginaw-Huron grid, i.e. parking bays, tree rows and screen walls should be parallel lo the center lines of these streets. 2G. The north end of downtown should be redeveloped with new residential uses. The structures should be pa1·allel to the center lines of Saginaw and Huron Streets. Concept for this residential development are shown in Figures 13.10 and 13.11. 18. A new olTice or institution,a l structure could be constructed on this site. Mid-rise or even high-rise development would be desirable. The design should be based on the section of this plan entitled "Architectural Principles for Downtown Pontiac." 19. The parking lot east of Michigan Bell and Pontiac Osteopathic Hospital should be redesigned to orient to the Saginaw-Huron grid with parking bays, tree rows and screen walls parallel to the center lines of these streets. A parking structure could be constructed if necessary. 20. Low-rise entertainment, retail and/or office uses should be developed on this site. The new buildings should be built to the street line at Pike Street, where it should be a maximum of two or three stories in height. The facade should be compatible with existing historic architecture. The design should be bru;ed on the section of this plan entitled "Architectural P1;nciples for Downtown Pontiac." 21. An enclosed pedestrian mall should be developed in the alley west of Saginaw between Huron and the historic Masonic Temple structure at Lafayette. The mall should provide all-weather access to buildings between Huron and Lafayette. It should connect to the mall to the south of Huron (see number 3), preferably with a bridge above street level rather than with just an at-grade pedestrian crosswalk. 22. This site should be developed with a mixeduse structure that includes entertainment, office and other uses. The design of the building should afford direct enclosed pedestrian access to the proposed pedestrian mall described in number 20 above. Below grade or above grade structured parking could be included, provided that the mall level is reserved for retail functions. The design should be based on the section of this plan entitled "Architectural Principles for Downtown Pontiac." I I I I I I I I I I I I 23. Low-rise office uses should be developed on this site. The new building should be built to the street line at Huron Street, where it should be a maximum of two or three stories in height. The facades should be compatible with existing historic architecture on Huron Street. The design should be based on the section of this plan entitled "Architectural Principles for Downtown Pontiac." 24. A parking lot could serve new and existing development. It should be oriented to the Saginaw-Huron grid, i.e. parking bays, tree rows and screen walls should be parallel to the center lines of these streets. 25. Low-rise entertainment, retail and/or office uses should be developed on these sites. The new buildings should be built to the street line at Saginaw Street, where they should be a maximum of two or three stories in height. The facades should be compatible with existing historic Page 13.18 11 �~ t:ll-rl 0 .... ~~ z11 t-3 ('ti 0~ ~izO ::0 t.r.l r.n -z t:l t.r.l t-3 ~ C! ::0 ti:, ~ t:l -z t.r.l r.n 0 (") 0 z(") t.r.l "'Cl NOTE THAT PROPOSED DEVELOPMENT ALIGNS WITH THE SIGINAW-HURON STREET GRID, I.e. BUILDING WALLS ARE PARALLEL TO THE CENTER LINES OF lliOSE STREETS. 0' KEY: 1. 2. I TOWNHOUSE RESIDENTIAL w~h attached garage and privalo courtyards TOWNHOUSE RESIDENTIAL two stories above at grade garage "'Cl I)) ~ .... ....t0~ 3. GARDEN APARTMENT RESIDENTIAL three stories above underground private parking 4. NEIGHBORHOOD OPEN SPACE 5. RETAIN EXISTING STRUCTURES lor OFFICE USE j O 1aat 500 feel \ t-3 .... �"'C t:, 1-'rj ~ 0 ... ...... c:.o zt-3 "I 0 0~ ~~ ~ (II ~ ~i-,. z ... ~ t/) t:, ~ ~ ~ § 0 0 ~ t:, -z ~ rn LAFAYETTE 0 C':l 0 z C':l ~ NOTE THAT PROPOSED DEVELOPMENT ALIGNS WITH THE SIGINAW·HURON STREET GRID, ie. BUILDING WAU.S ARE PARAU.EL TO THE CENTER LINES OF THOSE STREETS . "'C 0 KEY: I. 2. t-3 J Ill TOWNHOU SE RESIDENTIAL wRh anached ga,age and private courtyards TOWNHOUSE RESIDENTIAL two stories above at grade garage 3. MID -RISE o< HIGH-RISE RESIDENTIAL 4. PARKING STRUCTURE for md*rcse or high-nse res idential 5. NEIGHBORHOOD OPEN SPACE 6. RETAIN EXISTING STRUCTURES for OFFICE USE j 0feet 500 feel I I:,:) �Figure 13.12 PLANNING DIVISION DOWNTOWN CONCEPT 1 circa 1985 Schematic I Pedestrian / Service Mall Public Parking Public Parking Mall Existing Development New Development Page 13.21 �I I I I Figure 13.13 PLANNING DIVISION DOWNTOWN CONCEPT 2 circa 1985 I I I - Schematic II Enclosed Mall Pedestrian Skyway Pedestrian / Service Mall Public Parking Existing Development New Development Page 13.22 �Figure 13.14 PLANNING DMSION DOWNTOWN CONCEPT~ circa 1985 z-··'CJ. ~ QNST. _ _ __ , - . ,_ . Cl) ·_: i5 . .,..:: ~ ::,.w P '.~ ii - c '----=-= . p . .,; - (J ~ t;; . ' 0 . ~ Schematic III [B Pedestrian Skyway ~ Pedestrian/ Service Mall 0 Public Parking - Existing Development D New Development r Page 13.23 �Figure 13.15 NEW PONTIAC PL circa 1980 AN CONCEPT ...l ·:\ I -·--__., \"r :.1 ,. 0 -D _ ..l ~ . ~ , ' : \ ; t~· ' - u - I I I I I I I I I I I I I Existing Buildings Proposed Buildings Proposed Plaza Page 13.24 I �Figure 13.16 OFFICE BUILDING PROPOSAL circa 1985 , \ ' I 0 I \ \ 200 \ :1' 600 Page 13.25 �PLANNING PRINCIPLES for DOWNTOWN P O N T I A C - - - - - - - - - - - - - Downtown Access Principle: The trip downtown should be comfortable and pleasant. In Pontiac this means that the roads must be adequate and lined with reasonably attractive development. If regional train service ever returns to Pontiac, then there should be a direct and pleasant connection between downtown and the station. The pedestrian bridge which now links the station to the Phoenix Center provides an opportunity to fulfill this necessity. Physical Environment Principles: The overall physical environment must be of high quality; it is better to limit the area over which such improvements are made than to spread funds too thin. There is no room for slum and blight. Private buildings and grounds must be neat and well maintained. So should public buildings and grounds. Public open space amenities must be at a high level. Public space amenities should be budgeted to ensure the best quality and the most maintenance free and longest life possible. Compact Mix of Use Principles: A mixture of complementary activities must be concentrated in downtown. The activities in such a mixture reinforce each other, but only once a "critical mass" is achieved. The mixture of uses can generate enough pedestrian activity to make public spaces secure and lively and therefore desirable. Diversity means more than one or two uses. The most important activities for downtown are: Offices and office services; Technical research functions compatible with office facilities; Retailing; Hotels and conference centers; Housing; Performing arts; Artists' studios and residences; Entertainment and recreation; and Special events. \ The mixture of complementary activities must be balanced. No one use should dominate the others. Overconcentration of office uses is particularly to be avoided since they empty out after 5:00 PM leaving any areas they dominate deserted. Heavy activity generators should be evenly distributed so that the benefits of their activities are spread over a broader area. Downtown Pontiac already has an overconcentration of office uses at the Phoenix Center. The solution is not to prohibit more office development, but to have new office concentrations located a distance from the Phoenix Center and to add a greater diversity of uses. The downtown must be small, compact and intensely developed. Compactness is essential for the synergistic relationship between different land uses and the pedestrian activity which makes a downtown a downtown. In Pontiac, the first priority must be to fill the existing gaps in the street facade, particularly at high visibility locations. A first class, show-stopper building should be built on the parking lot site at the comer of Huron and Saginaw. The several vacant lots on the west side Page 13.26 I I I I I I I I I I I I I I I I I �of Saginaw between Huron and Pike should be developed. A link should be established between the Phoenix Center to the rest of downtown. Office, retail and other development must be located very close together and have pleasant pedestrian linkages. The very best downtown office-retail configuration is a highly concentrated retail area offering substantial shopping opportunities surrounded by intensive office development. Studies have shown that most office workers will not travel more than nine minutes to get to downtown retail. The outer core of the office development should be about nine minutes or 1,000 feet from the most distant portion of the shopping core. Such a configuration can capture substantial retail expenditures from the office workers. The ideal pattern usually cannot be achieved because of existing constraints. Where there are constraints, a good pattern puts shopping between two or more office cores separated by not more than 1,000 feet. The pattern in Pontiac, with office uses located a long distance from the potential retail space, is the worst configuration. Parking Principle: There must be adequate, visible and accessible parking that connects directly with the intensive pedestrian circulation system. Parking lots and structures must be easily visible from the main vehicular circulation system serving downtown. They should be well designed and well maintained. Landscaping should be exemplary rather than just to the minimum standards required for privately owned parking lots. The relationship of municipal lots to the core pedestrian circulation system should be clear. In downtown Pontiac, parking is not now well related to the core. It is concentrated in a huge and foreboding deck which is too far from potential retail concentrations. Furthermore, many municipal parking lots are unattractive. A parking study of the commercial core of downtown was completed by the city's Planning and Community Renewal Division in March, 1984. For purposes of the study, the commercial core was defined to consist of most of the business district north of the Phoenix Center. An inventory performed for that study identified 2,795 spaces in the commercial core. The spaces were divided fairly evenly between spaces in privately owned lots and public spaces provided by the city. The 1,429 spaces provided by the city were distributed as follows: 555 spaces (39 percent) in the parking deck between Perry and Mill Streets, and Lawrence and Pike Streets, 702 spaces (49 percent) in off-street parking lots spread throughout the core, and 172 spaces (12 percent) on-street spaces, mostly consisting of the diagonal parking stalls located on Saginaw. The study indicated a future deficiency of 1,671 spaces. This result was based on the assumptions that the total available non-residential floor space would be occupied at some point in the future, that 300 feet is a maximum walking distance, that no new buildings would be constructed which incorporated parking or had higher floor area ratios than the existing structures on those sites. The study did not take into consideration parking needs for projects to be built on the vacant redevelopment parcels adjacent to the Phoenix Center. It anticipated that the parking needs of these projects would be met on site. Such a study is useful for planning immediate needs, but it must be updated periodically as new development potentials arise. The 1984 parking needs study does not provide recommendations appropriate to the development pattern proposed by this plan, which calls for an intensification ofretail, office, and other uses north of the Phoenix Center and north of Huron. Page 13.27 �Recommended parking locations appropriate to the development alternatives proposed by this plan are set forth in Figure 13.17. Figure 13.17 shows the location of six new parking structures, numbered 1-6, to serve three districts, labeled A. B and C. Districts D and E are expected to be served by the existing 555 car structure bounded by Perry, Mill, Lawrence and Pike and by private parking areas. Site 6, although located in Area E is intended to serve Area C, to which it is adjacent. Downtown areas not included in Districts A through F are residential and expected to be served by on-site parking. I I I Table 13-1 shows the amount of development that could be accommodated by the proposed parking locations, based on the assumptions set forth below: • Eight floors of structured parking on sites 1, 2, 3 and 4, and five floors on sites 5 and 6. • First floor will occupy 85 percent of total site area and 60 percent will be devoted to retail and entertainment uses. • A total of 30 percent of retail parking requirements will be satisfied through shared parking arrangements and 3.1 parking spaces per 1,000 square feet of site area will be required (Source: ITE Parking Generation, 1985). • Office space will require 2.5 parking spaces per 1,000 square feet (Source: ITE Parking Generation, 1985). • Existing office space is based on 85 percent of building square footage as usable and 40 percent of first floor area devoted to non-retail uses (Source: Pontiac Central Business District Parking Study, 1984). • Potential new office space is expressed in usable square footage. These assumptions must be more closely evaluated by detailed parking needs assessments. Such assessments should be conducted periodically as downtown develops. Page 13.28 I I �Figure 13.17 DOWNTOWN PARKING CONCEPT 01\\ /~I \iJ ~\\...__ j, \ l\,~ - . - □□ ---- :- l I I -- .. r Page 13.29 �Table 13-1 DEVELOPMENT WHICH CAN BE SERVED by PROPOSED PARKING STRUCTURES Maximum First Structured Floor Retail Office Parking Parking Space Retail (Sq. Ft.) Spaces (Sq. Ft.) Spaces Existing Office Space (Sq. Ft.) Potential New Office Space (Sq. Ft.) Maximum FAR (All Uses) Area A 1,472 33,647 73 559,600 61,468 498,132 2.87 Area B 1,472 109,064 237 494,000 186,295 307,705 1.83 Area C 2,994 149,456 325 1,067,600 403,528 664,072 3.35 Total 5,938 292,167 635 2,121,200 651,291 1,469,909 2.68 Vehicular Circulation Principle: There must be a clearly articulated system of vehicular circulation with adequate lanes and intersection geometrics. Many downtown vehicular circulation plans incorporate a circumferential or ring road around the downtown. Most major shopping malls and many large office parks are planned with such a feature. In Pontiac, Wide Track Drive is the major circumferential road. However, in addition to serving as the downtown's circumferential road, it also serves as part of the state trunk line system. Opinion of experts differ about the efficacy of Wide Track Drive's combination of ring-road and trunk-line functions and the particular configuration that has been designed to serve that combination of functions. Wide Track Drive's chief positives are that it facilitates substantial traffic flow and it clearly articulates a downtown district. Its chief negatives are that it isolates downtown from the rest of the city and that its one-way circulation pattern makes access into the downtown difficult. In any case, Wide Track Drive is clearly given to which future planning must adjust. Wide Track Drive's liabilities must be minimized and its assets must be augmented. The effort to do this should be based on a clear overall circulation plan which provides adequate lanes for traffic moving to all points on the compass and on adequate intersection geometrics. A good overall structure was envisioned in 1984, Downtown Pontiac Traffic and Circulation Study prepared by Goodell and Grivas, Incorporated. That study also recommended specific intersection improvements. The study was predicated on the "ambitious" development concept proposed by the American City Corporation in 1984 (see page 13.54); it did not give detailed consideration to the potential impact of more intensive downtown development at locations not directly part of the American City Corporation scheme. Therefore, not all of the Goodell and Grivas recommendations will be valid for other development configurations. Goodell and Grivas recommendations which can be expected to remain valid for the development concepts proposed by this plan include: Construct an underpass for vehicular traffic using Huron Street at the Detroit Grand Haven and Milwaukee Railroad. Complete the high volume counter-clockwise traffic loop around the business district by improving the intersection of Auburn with northbound Wide Track Drive. Properly designed, this will provide an attractive alternate route for east bound vehicles that currently cut through the business district on Huron. This concept is illustrated in Figure 13.18. Page 13.30 I I I I I I I I I I I i i �Establish a high capacity clockwise loop insi<le of Wide Track Drive by using Lafayette (eastbound), Perry (southbound), Pike (westbound, and Wayne Lnorthbowid). Provide appropriate channelization to facilitate turns at the comers. Provide appropriate signalization and traffic control signs. This system provides a logical ''backwards" flow to the movements on Wide Track Drive and provides alternate routes that divert traffic from the Huron-Saginaw intersection. This concept is illustrated in Figure 13.18. Increase turn lanes and even provide for channelized turning at key intersections. Key intersections that Goodell and Grivas anticipated would need improvement were: Auburn and Wide Track Drive East, Huron and Wide Track Drive East, University and Wide Track Drive East, Oakland and Wide Track Drive West, Huron and Wide Track Drive West, and Orchard Lake and Wide Track Drive West. These intersections are likely to need improvement in order to accommodate any intensification of downtown development. The exact nature of the necessary improvements must ultimately be determined based on specific development proposals. The land use configurations of this plan could be the basis for preliminary determinations. Manage signalization timing and install traffic control signs to facilitate traffic flow. Implement all the above recommendations, facilitate the movement of east-bound M-59 truck traffic around the Wide Track Drive West/Auburn/Wide Track Drive East loop and discourage movement through downtown. To this Goodell and Grivas recommendation, this plan adds the suggestion that all through truck traffic should be prohibited from Huron between Wide Track Drive West and Wide Track Drive East. Goodell and Grivas note that west-bound M-59 traffic already finds turning geometrics easier on Wide Track Drive and thus stays off west-bound Huron in the downtown. Remove angled parking from Saginaw. Goodell and Grivas cited professional research documenting the danger of angled parking on roads which do much more than provide access to parking stalls. Saginaw will not be a major through street, but it will have to carry more traffic than is compatible with angled parking under any substantial development proposal. The need to remove angled parking will not arise until substantial new development is actually occupied. One option that was mentioned but not vigorously recommended by Goodell and Grivas is the widening and extension of Water Street to Wide Track Drive West. This thoroughfare "improvement" might well facilitate circulation around downtown and improve access to major development sites. However, it would further serve to separate the Phoenix Center from the balance of downtown to the north. For this reason, it should be avoided. Office and Institutional Use Principles: Downtown office is necessary to bring people with money to spend into downtown. The potential for office uses in downtown is virtually unlimited, provided all other factors are right. Experience shows that downtowns can attract as much as 40 percent of regional office potential. The "region" from which Pontiac could draw includes northern Oakland County. Downtown Pontiac's ability to capture a large part of this potential depends on its accessibility and attractiveness as a physical environment. It also depends on the overall mix of uses that are attracted downtown. As the total complement of desirable uses increases, the ability to attract other desirable uses increases. The availability of attractive and well-located competing sites will also influence the degree to which Pontiac's downtown can realize its theoretical potential. Financial uses are prime office occupants. When a special office user like General Motors can put a part of its national and international based work force into downtown, then the potential share of the regional market should be even greater. Page 13.31 �I I I I I I I I I I I I I Figure 13.18 DOWNTOWN CIRCULATION CONCEPT --== D ~ Inner Loop One-Way Clockwise Circulation 0\\ ____, - oorn ~a□ o□~--oo l___.li-- ~\_ J Outer Loop One-Way Counter Clockwise Circulation I Page 13.32 ---- - -· --· - - - - . ---. .. \~.~"":',:·.'. -- • • • • • - �, Retail Uses Principles: The quality, variety and appropriateness of the downtown retail mix is more important than the total square footage, which cannot be large in todays competitive retail environment. A small, attractive retail core will add pedestrian life to downtown and symbolize economic vitality beyond its actual dollars and cents contribution to the downtown's economic life. Downtown Pontiac is like most other downtowns in its inability to compete with shopping centers for comparison goods purchases. However, like other downtowns, it must have a compliment of convenience, service, restaurant, entertainment and specialty retail uses. The best prospects are: Specialty Market Place: Such facilities are anchored by food and entertainment uses rather than department stores. Between 30 and 50 percent of total floor area is devoted to a variety of different restaurants and fast food outlets which are scattered throughout the area. Smaller boutiques and specialty shops owned by individual entrepreneurs. Total area ranges from 50,000 to 150,000 square feet. Outdoor Farmers Market: Such a facility can attract shoppers from a wide area during the summer and fall seasons. Neighborhood Services: Neighborhood services are particularly important to the residential life of downtown. Such neighborhood services can include grocery and drug stores, delicatessens, dry cleaners, barber shops and beauty salons. Successful downtown retail uses respect the universal rules of retailing. These rules are: maximize visibility, maximize accessibility, maximize security, provide internal circulation, provide continuity over the entire retail area, and provide a carefully planned mix of complementary uses. In addition, it is usually desirable to avoid separate retail centers that compete with each other for the same downtown expenditures. It is better that similar retail facilities be grouped together so that they reinforce each other. Finally, a successful downtown retail will have a strong physical link to office, hotel, cultural and residential customers. Aggressive public sector support is required for successful downtown retail. Providing upfront money for testing market potential is one way for the public sector to participate. This Pontiac has done with participation in the successful Pike Street Restaurant and with participation in less successful development at the Masonic Temple building. Providing parking facilities is another way for the public sector to support downtown retail. This Pontiac has done, but it probably will have to do more. It is necessary to accept the fact that NEW downtown retail concentrations will drain sales from EXISTING downtown retail facilities. This problem can be minimized by creating linkages between new and old retail areas and/or by bringing established downtown businesses into new facilities. Both approaches are relevant for Pontiac. Page 13.33 �Hotels with banquet and conference facilities are very important to a downtown, and must often be subsidized by providing free or low cost land. Hotels make downtown accessible to the out of town visitor. Banquet and conference facilities serve local and regional neects and make downtown lively. Competition from low cost, outlying sites makes it difficult to attract hotels downtown often resulting in the necessity to provide a land subsidy. All of the past studies of downtown Pontiac have recognized the need for hotel facilities. However, current market conditions are extremely difficult. New competition from facilities at the Oakland Technology Center makes hotel construction in downtown Pontiac extremely difficult to justify at this time. The overall quality of the downtown Pontiac environment and the absence at this time of desirable complementary uses is a severe impediment. It will be necessary for considerable time to pass before the market catches up with the present supply in competing areas. The overall downtown environment will have to be improved or improvements will have to be irrevocably budgeted before a quality downtown and conference center can be attracted to downtown, even with a substantial land subsidy. In the meantime, the city should continue to plan for one or two downtown hotels and hold urban renewal or other land in reserve for that purpose. Housing Principles: The extended cycle of daily activity generated by housing is essential for a successful downtown. People occupy their homes 24 hours a day, or 24 hours minus the working hours. For this reason, housing can make downtown a lively, peopled place virtually all the time. This in turn attracts other uses to the downtown and non-residents to spend their money downtown. Senior citizens are desirable downtown residents, but it is important to have more than just scenario citizens downtown. Seniors by themselves tend not to venture from their apartments enough to people the downtown streetscape. It may be necessary for Pontiac to attract more than the young professionals and empty nesters that other successful downtowns have attracted in the recent past. Young professionals and empty nest households have been the primary market for downtown housing during recent years. Over the past two decades, the baby-boom generation made the young professionals a growing market. That will not be so in the immediate future. Therefore, housing in downtown Pontiac may have to appeal to a broader range of occupants, including families with children. If so, it will be particularly important that Pontiac's downtown housing have secure, private outdoor areas for individual residential units and/or secure common outdoor areas which are available only to residents of the development. Some, but not all, of the assets which other downtoW(l-S have used to attract quality housing are available to Pontiac. A growing interest in historic architecture and the rich visual quality of the urban environment has attracted people to downtown housing in recent decades. Pontiac has this potential, but much of it has been lost in the past and what remains requires effort to preserve. The increasing white collar workforce in other downtowns has made them attractive as residential locations for those who seek the convenience of1iving near work. Pontiac has a large white collar workforce at the Phoenix Center. A concentration of cultural and entertainment activities has attracted residents to many downtowns. Pontiac has not had much of this asset in the past; the renovation of the Strand Theater offers the potential for augmenting the entertainment activities scheduled for the Phoenix Center plaza. Some downtowns have major natural amenities which have helped attract downtown housing; the Detroit River has played this role for the City of Detroit. Pontiac has no natural asset of this dramatic magnitude. In Pontiac, as in most cities which have attracted quality downtown housing, it is Page 13.34 ....-.-.,,.-- • • • • • • • • II II II II �necessary to overcome substantial obstacles to such housing. These obstacles include the difficulty of assembling land, the comparative high cost of land, the grec;1.ter risk of serving a relatively narrow and specialized market, and impediment of having to displace low income households. Pontiac will face these same problems, and overcome them. In addition to housing in the downtown, desirable residential neighborhoods should be connected to downtown. This means there should be no slums in or around Pontiac's downtown. Also, the isolating effect of Wide Track Drive should be minimized to the extent possible. Actions which would further increase the downtown's isolation should be avoided unless they provide other very strong benefits for downtown. Culture, Entertainment and Special Event Principles: Cultural, entertainment and recreation events and activities must occur frequently to bring non-residents downtown and to make downtown more attractive to potential residents. At least some of the following periodic and ongoing activities should be secured for downtown Pontiac: public concerts, art shows, a farmer's market, heritage festivals, marathons and health runs, a regional theater company, and a regional symphony. A unique special event that gives a distinctive identity is priceless; an "Automobile Parade of Progress" could be such an event for downtown Pontiac. Such a parade could begin with the earliest motor vehicle available, or even with a horse and buggy, and end with a General Motors experimental solar car. A liberal sprinkling of historic Pontiac should adorn the parade in between. The parade could be capped by a laser light show playing offhist-0ric architecture, particularly the Pontiac State Bank Building. ARCHITECTURAL PRINCIPLES for DOWNTOWN PONTIAC _ _ _ _ _ _ _ _ _ __ The buildings that create downtown street space must share a common relationship to the street and to one another in order for downtown to have visual coherence. New architecture must respect existing architecture by repeating common characteristics in building placement, orientation, and design that contribute to downtown's image and sense of pedestrian orientation. Overall Physical Order Principle: A sense of overall order should be fostered by aligning structures in accordance with the grid pattern established by Huron and Saginaw. Buildings should be rectangular and oriented according to the basic downtown grid. Grid alignment is particularly important for buildings which can be perceived in relation to a large segment of downtown. This includes most, if not all buildings which can be seen from vantage points along Wide Track or along major downtown approach streets. At the north end of downtown, first and second level facades which front on Oakland and Perry Page 13.35 �might follow the diagonals created by these streets. Higher floors which can be seen from East or West Wide Track could follow the basic Huron-Saginaw grid. Curved facades and diagonal orientations unrelated to the street grid should not be permitted. An example of what not to do is shown in Figure 13.16. Street Space Continuity Principle: A continuous developed edge is needed along important streets in order to create a coherent, unified sense of place. Buildings form the walls that give clear spatial definition to the street space. Infill development that repairs gaps in the urban fabric is crucial, especially on major pedestrian and arterial streets. Consistent building setbacks and orientation to the street are also essential. Buildings should bring themselves and their activities right up to the street. Setbacks should be controlled to bring the activity within a building to the edge of the pedestrian zone. Lower-story facades should also be designed to share that activity with the street through the use of large window areas. It is not necessary to control the detailed design of new or renovated buildings in order to achieve a coherent, orderly, and satisfying pattern of urban development. However, it is necessary to coordinate basic decisions on setbacks, heights, cornice lines, overall facade organization, materials, ground-level programming, and storefront design. Architectural continuity should be fostered through similarities in building height, scale, massing, overall organization of the facade, and the use of materials, colors, and roof shapes. The repetition of design themes helps build a recognizable sense of place for downtown. The need for continuity does not mean all variety is undesirable. It is particularly important to emphasize the characteristics that make downtown's existing architecture special and to develop a local or regional vocabulary of architectural forms and materials rather than allowing anonymous, anyplace architecture to weaken the city's special identity. Architectural continuity should be fostered by the repetition of distinctive building materials. Brick and stone predominate in Pontiac's downtown where they are found on many historic facades as well as other buildings. Repetition of these materials in new structures will enhance the visual cohesiveness of the downtown. Architectural continuity should be fostered by the hpetition of distinctive roof forms. Many historic cities, including London and Venice are famous examples of the effectiveness of roof forms in establishing a distinctive design character. Public realm construction opportunities provide opportunities to utilize this concept and sometimes without much expense. For example, the steeply pitched roof of the Old Central Elementary School on Pike at Wide Track is a distinctive feature of the Pontiac skyline which could be repeated elsewhere, possibly on the penthouse of the Public Library. Executed in a post-modernist style, such an addition could utilize materials in keeping with the original structure and reflect the historic roof line in pitch only. I I I • • • • • • • • • • •Ill Traditional and Historic Architecture Principles and Guidelines: Wherever possible, examples of downtown's traditional commercial, civic, and residential architecture should be preserved, renovated, and, where appropriate, adaptively reused. The human scale, rich materials, and architectural detailing of downtown's older buildings add Page 13.36 Ill �interest, identity, and amenity to the environment. New development should be designed to complement the existing architecture and reinforce its features. The successful Strand Theater renovation in Pontiac is a perfect example of this principal at work. Such renovations create a positive climate for reinvestment and revitalization by strengthening downtown's market appeal. Renovation will also help overcome the image of neglect and decline created by deteriorated buildings, vacant or poorly modernized storefronts, and unattractive signs. The renovation of a highly visible older building can serve as an important symbol of revitalization momentum, creating an image of change and renewal, even if the direct contribution to the downtown tax and employment base is minor. Existing buildings with historic value should be protected by special regulatory approaches, if necessary; such approaches can include downzoning, historic designation and transfer of development rights. These approaches have been effective in other cities. They operate as follows: Downzoning is employed to discourage demolition of historic structures in favor of new highrise construction. In Pontiac, there are already more than enough downtown sites to accommodate high-rise development. Downzoning of low-rise historic properties will help disabuse owners of the expectation that the future holds some potential for big redevelopment returns. Such imagined returns from future high-rise development can discourage investment in the improvement and upkeep of existing buildings. Historic landmark and district designation will temper redevelopment expectations. It can also help ensure the coordination of changes to a building's architecture. Transfer of development rights can encourage preservation of historic buildings in areas zoned for higher-density development. Traditional and Historic Renovation Guidelines: Guidelines for exterior renovation are needed to coordinate individual restoration efforts. Pontiac has made a major contribution to this effort with the 1990 Pontiac Facade Study, prepared by Kirk & Koskela. These renovation guidelines are an important educational tool for promoting private reinvestment interest. Renovations of commercial buildings should follow basic principles of good aesthetic and functional design. The basic principles include: strengthen the design unity of individual facades; create storefronts with interest and activity; and ensure compatibility in design, materials, and colors so that adjacent buildings appear to be a single unit or at least a coordinated group of related parts. The starting point in creating a unified blockface and in organizing the diversity of architectural styles and details on a given street is an understanding of the building facade's design framework. The framework is composed of two major elements: the upper facade and the storefront. These components are discussed in the policies below. Page 13.37 �The design, materials, and condition of a building's upper facade are the first consideration in defining the architectural style of the building-rind in relating the building to neighboring buildings in the blockface. The upper facade consists of the cornice and fascia that cap the building front, the building's upper stories , the windows that give articulation and interest to the upper architecture, and the piers that extend to groW1d level and vi sually support the facade and frame the storefront. The massive, solid architecture of the upper facade gives the building its feeling of substance and expresses its architectural quality and character. The cornice or fascia are necessary to create a strong roof line and give a finished appearance to the building facade. Where they have been removed, these elements should be restored to reemphasize the original design. The new cornice or fascia should be designed in proportion to the overall mass of the building. If original wall materials are present, they should be maintained. Original wall materials should be cleaned and repaired. All exposed mechanical equipment, W1used electrical apparatus, and sign supports should be removed. Applied surface materials which is not part of the original design should be removed and the building's original wall surface and detailing restored wherever possible. Nonoriginal materials violate the integrity of the original architecture and weaken the essential balance between the two principal facade components. It is particularly important to remove storefront surface materials that extend onto the piers and walls of the upper facade. Metal paneling, tile, and stucco are typical nonoriginal materials in downtown Pontiac. Where these or other new materials sometimes must be applied to surfaces that cannot be restored or to buildings that are architecturally W1distinguished; if so, they should be selected to coordinate with neighboring structures and to complement the design of the storefront. Original upper-story windows should be restored to create a sense of scale and to add articulation and visual interest. Restoration and reglazing of the original upper-story windows will dramatically reestablish the architectural integrity of many commercial buildings. The proportions of windows in new buildings should replicate the rhythm of the window pattern found in adjacent buildings. Piers frame the storefront and visually anchor the \i.pper facade; they must be clearly articulated in order to create a unified architectural framework that organizes the street's visual diversity. Where the piers have been eliminated or reduced in size, the architectural definition of the facade will be weak and the upper architecture inadequately balanced. The piers' width and spacing should give support to the facade. Piers that segment the storefront are recommended for wide buildings to improve balance. To emphasize the piers' integral role in defining the architectural character of the upper facade , they should have the same surface material. • • • • • • • • • •II II The street-level storefront is the area in which the individuality and identity of that business can best be expressed. The storefront is defined by the upper facade's piers and the sign frieze that separates the storefront's display windows and entrance from the upper architecture. The storefront provides visual and physical access to the business located within. The storefront is the focus of the facade, providing the visual interest and sense of activity that make the street interesting and inviting. The storefront acts as a unifying element within the blockface by providing Page 13.38 I �strong horizontal lines and surfaces including continuous display windows, a consistent sign frieze. and colorful awnings that link buildings together. · Renovation of' the lower facade should emphasize the open character of' the storefront and its contribution to the street by maximizing the amount of window exposure provided in the area framed by the sign frieze and the piers of the upper facade. The storefront should be eye catching. It should read as an open area that contrasts with the solid mass of the upper facade. A continuous band of storefront display windows at street level is necessary to make a lively street and to unify the blockface. Display windows should never be filled or covered. Those that have been altered should be restored to their original dimensions. Extra design care and expense should be given to storefront entrances. The entrance should be the focal point of the storefront. On more traditional buildings, recessed entrances are often used to give greater definition to the storefront and provide some overhead protection. Where entrances are flush with the display windows, awnings can be used to create the same effect. Entrance doors should include glass panels to maximize the visibility of the building interior. The style of the door and its hardware should be compatible with the design character of a good quality commercial storefront; the use of stock residential doors bespeaks lack of substance. Where entrances to upper stories are located adjacent to the storefront, they should blend into the framing architecture so that they read as secondary elements. Awnings can be an inexpensive, but highly effective tool for improving many retail facades. They allow the introduction of color, variety, and interest without violating architectural integrity. Awnings add to the comfort of pedestrians by providing overhead protection from sun and rain. They should be used to focus attention on the storefront and create a strong horizontal element repeated along the blockface. Awnings should be attached directly to the building without requiring supporting columns or poles on the sidewalk. Highly visible side and rear building elevations should be improved to present a more attractive and organized appearance. Many side and rear elevations in downtown Pontiac are highly visible and therefore have a significant impact on downtown's appearance. Unfinished side elevations should be upgraded by removing or screening mechanical equipment. Front facade materials and/or color should be extended to the side elevation. Where windows cannot be introduced, painted large graphics applied to unbroken wall surfaces can add interest. Graphics are usually most effective when contained within an area of neutral color. Side elevations of corner buildings should be renovated according to the same guidelines applicable to the storefront and upper portion of the main facade. Comer buildings set the tone for an entire block. Therefore, it is particularly desirable that the design treatment of the renovated storefront tum the corner and maintain streetscape continuity. Rear elevations which provide access to buildings should be designed to create an inviting appearance and an identity related to the front facade. This is particularly important where parking is located behind buildings. At a minimum, all wall surfaces should be clean and in good repair. Trash containers and service and storage areas should be well screened and carefully maintained. Blocked-up windows should be reopened. An attractive entrance door, business sign, Page 13.39 �and lighting should be added to give customer appeal. Awnings, display windows, and landscaping are all desirable and sometimes necessary. Infill Principles and Guidelines: Infill development should be a -high development priority. Infill development repairs and strengthens the urban fabric by eliminating gaps created by vacant lots and surface parking. The pedestrian spine, primary connectors and image arterials are the priority locations for infill development. Infill Development Guidelines: Infill buildings must be designed to reinforce the best characteristics of the existing architecture. This type of "contextual design" is not a question of applying a period architectural style to a new building. Instead, is necessary to translate the fundamental design characteristics of existing development into a compatible contemporary idiom. In the era when most of Pontiac's historic downtown buildings were built, basic building scale, forms, orientation, and materials were relatively consistent. Variety and contrast were provided primarily by differences in detail and ornamentation at a relatively minor scale. As a result, overall consistency and continuity were easy to achieve. Today, this kind of consistency is more difficult to achieve. Technological innovations and modern architecture allowed and encouraged a greater range of choice in building form, scale, materials, and character; consequently, the potential for contrast is much greater. In trying to create a distinctive identity for a particular project, newer urban architecture has tended to ignore consistency in favor of strong contrasts. The Phoenix Center and the District Court Building are examples of this. This extreme variety creates disorder and a lack of harmony in the urban environment. A blend of old and new buildings can add variety, interest, and depth to downtown's visual character. Similarly, strong contrasts in building design can be exciting and dramatic when they create meaningful focal points and landmarks. But to be effective, the contrasting structure must be set within a relatively quiet context of similar buildings. It is also important to note that the tolerance for contrast decreases with city size. If infill buildings are to be compatible with existing development, they must reinforce the elements that create design linkages. Each block and each street will have its own vocabulary, but the guidelines set forth below provide general rules. New development should replicate the setbacks of existing buildings to create a consistently developed edge, reinforce downtown's urban development pattern, and enhance pedestrian orientation. In downtown Pontiac's historic core, existing setbacks usually coincide with the right-of-way line, making it possible fo~ active ground-level uses to open onto the pedestrian zone. Sideyard setbacks should echo the rhythm of spacing between existing buildings. In Pontiac's historic core, sideyard setbacks should be eliminated except, perhaps, where through-block pedestrian walkways are provided. Height and massing of buildings should be compatible with existing development. Transitions in height should be provided between existing low-rise development and taller new structures. The building mass should be broken into increments that correspond to the scale and massing of existing buildings through the use of piers, setbacks and variable roof heights. Page 13.40 • • • • • • •I I I I I I I I I I I I �, The location and articulation of entrances should replicate those of existing buildings. The maj or building facade and entrance should be oriented to important street frontages and/or primary pedestrian routes. The street facades of new infill development should be organized into the same two major components which typify historic buildings, the ground-level storefront and the upper architecture, with strong horizontal elements separating the two. Especially on pedestrian streets, where a sense of human scale and amenity are essential, the ground level storefronts should provide substantial window areas to share the building's interior activities with the treet. Major downtown development projects must be incorporated into the existing design context of smaller-scale buildings. On a street or in a district where a positive and consistent architectural character exists, the appropriate degree of compatibility is greater than that required when the existing architecture is mediocre or worse. In the latter case, it is possible to allow the first new project to establish the baseline for building a new context. Alternatively, contextual references can be created, using the predominant scale and setbacks of existing development as a foundation with illustrated guidelines establishing design objectives. Where the existing standard of design is poor, the repetition of negative design elements and characteristics is undesirable. In new largerscale developments, unarticulated forms and masses should be avoided. Instead, the building should be broken into smaller units that complement the existing urban fabric and provide transitions in height and scale. Multiblock megastructures that erase downtown's street grid create negative impacts by weakening the basic urban block structure and interrupting pedestrian movement. The Phoenix Center is as clear a demonstration of this principle as can be found in any city. In determining the height and intensity of major downtown structures, priority should be given to spreading market potential so that development is spread over more of the downtown. To maintain a sense of human scale in the street space, the upward thrust of high-rise facades should normally be moderated by creating a strong horizontal element that establishes a "ceiling" for the street. The location of this lintel or setback, which defines the effective height of the facade as perceived at street level, should be coordinated with the height of cornice lines or lintels of existing buildings. To create a sense of human scale at street level and relate a high-rise building more positively to the pedestrian, the use of materials and forms that provide a scale of reference and a sense of three-dimensional articulation at ground level is desirable. The use of reflective glass at ground level should be avoided so that the building base will meet the ground in a manner that humanizes the street environment. Sign Principles: Signs have a stronger impact on the quality and appearance of individual buildings and the total streetscape than do any other design element of commercial architecture. Although signs can be designed and located to complement building architecture, they are often a major contributor to visual chaos; this is particularly so in Pontiac. The sign's primary functions are to identify a business, to contribute to its image, and to indicate the goods and services it offers. To achieve these purposes successfully, a sign must be eye-catching without offending. It must make its point without too many details or words ; it must not be so abstract that its message is ambiguous. Each sign should complement the architecture of the building on which it is located and serve as a unifying element in the blockface. Graphic simplicity and compatibility with the building Page 13.41 �architecture are the basic principles of designing an effective and attractive system of signage. The sign's components-size, location. materials, color lettering, and illumination--can be used to create a positive identity for individual businesses and a unified image for downtown. The size of each sign should be in proportion to the storefront and the building facade as a whole. Signs should never be allowed to obscure or overwhelm the basic architectural character of the building. A ratio of one square foot of sign area for each linear foot of building frontage is a good rule of thumb in determining appropriate sign sizes. However, a sign should not be too big to fit into a sign frieze above the storefront or another area of the facade in such a way that it does not cross over or cover architectural details . On traditional multistory commercial buildings, signs fit most naturally on the lintel or sign frieze that separates the ground-level storefront from the upper facade. In this location, the sign serves as a boundary between the two major facade components and helps strengthen their definition. Wherever possible, signs within a blockface should be located at approximately the same height to help unify all the buildings. Sign materials and color should be compatible with the building's overall architectural character and should help establish a quality image for downtown. Many materials are appropriate, including wood, metal, plastic, neon, and canvas. Materials that convey a low quality image, such as plastic panel signs, should be avoided. Bright colors are entirely appropriate for signs, but the use of too many colors should be avoided. The words, emblems and pictures used in any one sign should be limited to reduce visual clutter. A good rule of thumb is that signs should have no more than ten items of information, an item of information being defined as a syllable, a trademark, a logo or a picture. Usually these will be taken up with the name of the business and other pertinent information related to its operation, although it is not necessary to so specify in sign regulations so long as the total items of information are restricted. Simplicity is the key to legibility and elegance. Bold simple lettering styles and the use of recognized symbols are most effective. Flashing and moving signs are inappropriate. Some parts of some downtowns can accommodate such ruddy signs. Times Square in Manhattan is a good example where flashing and moving signs are appropriate. Downtown Pontiac needs more sedate and dignified signs. Backlit or indirectly lit signs should be required. \ Public signs have a strong impact on the overall design quality of a downtown. Public signs include signs which identify public streets; signs which identify public buildings, parking areas and other facilities; and signs which direct traffic. Traffic signals themselves are a special kind of public sign. Public signs in a downtown should do two things: 1) they should provide better than adequate information to help motorists and pedestrians find their way around; and 2) they should contribute to the continuity and clarity of the physical image of downtown. In order to contribute to continuity and clarity, sign structures should be simple and clean and they should be coordinated with each other and with the design of other downtown amenities, including street lighting and street furniture. Page 13.42 • • • • • • • • • •I ■ II • II II II II �Figure 13.19 DOWNTOWN ARCHITECTURAL PRINCIPLES Architectural solidity must be established by the upper facade and the piers which support it. Visual richness and variety must be achieved in the storefront. Signs, awnings and other appurtenances could be elements of the storefront. lJi@ [I ' ' cl ' ' [I~ The upper facade and the piers which support it should be characterized by: 1. a strong cornice which visually caps the structure; 2. windows which provide a sense of use and activity; 3. a solid wall area; and 4. ample piers for support. Page 13.43 �■ ■ ■ ■ ■ ■ ■ Figure 13.20 DOWNTOWN ARCHITECTURAL PRINCIPLES Piers should be of sufficient frequency and thickness to visually support the upper facade. SIGN FRIEZE r-----------.. S G N I I I I I Signs which are not part of the storefront should be located: 1) a sign frieze which is a distinct and integral component of the upper facade architecture, or 2) placed as individual letters on the upper facade. Signs should not cross architectural components such as cornices, sills and piers. Page 13.44 I I I I I I I I I I I I �Figure 13.21 DOWNTOWN ARCHITECTURAL PRINCIPLES 11 SIGN 11111 1111111 L------ Visual compatibility must be established through the use of compatible and coordinated materials. Buildings must be clearly divided into two parts: 1) the upper facade and 2) the storefront. The upper facade must be a simple and clearly articulated architectural entity; it must not have its form and materials hidden or partially hidden by signs or applied "decorative" elements. Variety and interest must be achieved in the storefront which must be clearly confined by the upper facade and the piers which support it. Page 13.45 �DOWNTOWN PHYSICAL ANALYSIS: LIABILITIES A lot of Pontiac's downtown signage is not very artistic and some ofit is downright ugly. Inartistic signs pay no respect to the architectural elements of the building on which they are placed. Some are out of proportion with the facia on which they hang. Some have lettering which is done in a crude style that lacks finesse. Such crudeness makes an unintended statement that the facility identified is more important than the downtown of which it is a part. The sign on the west facade of the Oakland Press building makes a similar statement. An excessively bold "now leasing" sign can create the appearance of desperation. A subtler "now leasing" sign can convey the impression of success. Some sites near downtown have grossly excessive signage, including ropes with banners. When excessive signage is combined with other site clutter like curb-side merchandise displays and cluttered parking lots, the visual impression is even worse. Billboards do not belong downtown or even visible from Wide Track Drive. Public signage in downtown Pontiac is not the strong design and functional asset that it could be. Public signs include signs which identify public streets; signs which identify public buildings, parking areas and other facilities; and signs which direct traffic. Traffic signals themselves are a special kind of public sign. Downtown Pontiac is filled with many "make-shift" structures which downgrade the overall aesthetic appeal of the area. Some of these structures are small buildings . Others are additions or modifications of existing buildings. A small building example can be seen on the east side of Mill Street near Lawrence. It is a metal shed-type structure. More distressing is the metal parapet on the west facade of the Oakland Press Building which spoils the architectural interface between building and sky, an interface that was made elegant by the original brick parapet. The handsomeness of the original building can be seen on the east facade. Unattractive fenestration infill is a serious aesthetic problem downtown, just as it is in the city's commercial strips. Many buildings have had their front windows replaced with a material that provides more security. Typically, infill material is completely different from the basic facade material of the building. Rough sawed wood siding or raw concrete block on a sophisticated historic brick facade are particularly grating. This thoughtless approach bespeaks slum. It says that the owner is more concerned about the security of his building than he is about his responsibility to community aesthetic values. It is possible to meet both security and aesthetic needs, but it usually costs a little more to do so or at least requires more thought. There is too much vacant and underutilized land downtown for the market to absorb in a short period of time. Much of the underutilized land contains deteriorating buildings that are detrimental to the marketability of desirable buildings.\ Some underutilized parking lots are almost as degrading to downtown as are deteriorating buildings. Many vacant lots are unkempt. It is necessary to find some way to turn this land, which will remain idle for some time to come, into an asset that will help market downtown. A downtown greenfields concept is one possible solution. Such a greenfields concept envisions attractive but simply landscaped open space areas that use gravel, grass and trees to create sophisticated urban parks. One city termed such a park "a little park for a little while." The relatively recent tree planting effort on Wide Track Drive West south of Whittemore shows that even modest efforts help. The new trees help establish a sense of order by establishing a wall of vegetation parallel to the street line. Downtown Pontiac is replete with unsightly, deteriorated buildings and poorly kept yards. Unsightly buildings include buildings that have been boarded-up, buildings that have ugly signs, buildings that have side and rear facades that are cluttered with fire escapes and mechanical Page 13.46 I I I I I I I I I I I I I I I I I I I �, p p equipment, and buildings that have side and rear facades that are not finished to acceptable "front" facade standards. Unsightly yards include those that have trash and equipment stored in full public view, and that provide for on-site parking on unpaved and unstriped surfaces. Many unsightly buildings and yards are located along Wide Track Drive where they play a very prominent role in the visual environment. They mock the idea that downtown Pontiac could be a vibrant center of economic life. They should be relocated to a more appropriate area or modified so that they do not have a negative impact. Deteriorated residential areas contribute to the image of downtown blight. Like downtown's unsightly commercial and industrial buildings, deteriorated residential areas are located along Wide Track Drive and hence play a very prominent role in the visual environment. Poor building maintenance is matched with unkempt yards, including the haphazard deposit of wisightly vehicles and domestic junk. DOWNTOWN PHYSICAL ANALYSIS: ASSETS _ _ _ _ _ _ _ _ _ _ _ _ _ __ Downtown Pontiac has established a record that proves people will come if something special is offered. Downtown Pontiac came alive when the Silverdome hosted the National Football League's Super Bowl. People from all over the region and from all over the country came to Pontiac, spent money and had a very good time. The Super Bowl was an unusual event. However, downtown Pontiac proves it can attract people from all over Oakland County nearly every day of the year. The Pike Street restaurant, which has a strong reputation as a gourmet restaurant, attracts lunch and dinner time patrons from all over Oakland County and from outside of Oakland Cowity. M-59 brings heavy regional traffic through downtown Pontiac without destroying the potential for continuity in the retail and pedestrian environment. A 1988 study by the Michigan Department of Transportation (MDOT) indicated that average daily traffic volumes were approximately in the 28,000 to 30,000 range. The MDOT study expected volumes to increase to the 40,000 to 50,000 range once the Oakland Technology Center reaches full employment. This traffic will necessitate road improvements to avoid grid lock at peak hours. However, it also brings a potential market parading through downtown every working day. The Phoenix Center is a major city-wide asset, but not yet a particularly strong asset for downtown. In terms of its benefit to the entire City of Pontiac, the Phoenix Center is a great success. It contains the largest, newest office space in the city. It provides more than ample parking. Most of GM's 2,500 downtown employees work there. In terms of its benefit to downtown Pontiac, the Phoenix Center is still just an opportunity. This is because the space separating the Phoenix Center from the rest of downtown is so great, and so inhospitable. Studies of shopping habits of downtown workers show that few will travel more than nine minutes (usually about 1,000 feet) to get to even the most intensive shopping destinations. Most Phoenix Center workers would have to travel nine minutes before they reach Pike Street. There is very little beyond Pike Street to attract them at the present time. The distance between the Phoenix Center and Pike Street is inhospitable because it lacks climate control and because it is unattractive. There is virtually nothing to attract office-worker spending power. Fear of crime exacerbates the problem. The southwest corner of Huron and Saginaw is a major development opportunity for downtown. This "100 percent corner" now consists of a parking lot. If absolutely necessary, a few adjacent buildings on Saginaw Street could be razed to enlarge the site. Such a site could Page 13.47 �accommodate a building comparable in size to the Phoenix Center. The uncertain future of M-59 is an impediment to development of the Saginaw-Huron site. The alley which runs parallel to and between Saginaw and Wayne is another major development opportunity. If a substantial mixed-use structure were developed at Saginaw and Huron, it could function as an anchor for a pedestrian mall in the alley west of Saginaw between Huron and Pike. A second mixed-use anchor could be developed on the urban renewal land between Pike Street and the Phoenix Center. This second anchor could be linked to the Phoenix Center. The Pedestrian Mall could provide all-weather access to restaurant, night club, retail and office uses. Both anchors could accommodate housing retail, office, hotel even residential uses located along the mall and in the anchors. A very dramatic cluster of Pontiac's major downtown buildings have landmark and/or historic significance; these help establish a unique sense of place. Buildings in this cluster give unique identity to the area and serve as landmarks that can be seen from a distance along the major approaches to downtown. Key buildings in the downtown cluster are listed below: Pontiac State Bank Building (location 1 in Figure 13.22); Community National Bank Building (location 2); Riker Building (location 3); Michigan Bell radio tower (location 4); and Masonic Temple (location 5). These buildings are important architectural and urban design assets. The roofline of the Pontiac State Bank Building is one of the most elaborate and elegant in the country. It is an architectural asset worthy of the highest appreciation. The Masonic Temple roofline is also distinctive. The Phoenix Center is another dramatic cluster of buildings which have landmark significance; these too help establish a unique sense of place. These important urban design assets are: Phoenix Center towers (locations 6 & 7 in Figure 13.22); Pontiac Place Senior Citizen High-rise (location 8); and Pontiac Place Office Building (location 9). Other small, but very worthy historic landmarks re\nforce downtown's unique sense of place. These historic buildings include: St. Vincent DePaul Church (location 10 in Figure 13.22); Board of Education Building (location 11); City Hall (location 12); Old Central Elementary School (location 13); First Congregational Church (location 14); Furlong Building (location 15); First Baptist Church (Salvation Army) (location 16); First Presbyterian Church (location 17); Daily (Oakland) Press (location 18); and First United Methodist Church (location 19). Page 13.48 • • • • • • • • • • •I I I I I I I I �These buildings, because of their rich architecture and prominent locations, are major landmarks in downtown. They provide downtown with visual interest and a sense of .place. Other numerous historic buildings further reinforce downtown's unique sense of place. These buildings have, for the most part, less historic importance than the major historic structures of the core group. However, as a group, the more modest buildings contribute significantly to the city's distinctive downtown character. The cumulative effect of these buildings is to provide the city with a rich architectural spirit. Rolling topography, one of Pontiac's greatest assets, is particularly important to the downtown's unique sense of place. High points in the downtown topography provide an opportunity to see landmarks and distinctive districts from a distance. Important buildings are highlighted and viewers can take in a sense of the whole in a way that would not otherwise be possible. City planners throughout history have used topographic high points as sites for important buildings. Topography is one of the principal assets that makes the City of Rome so memorable. Pontiac streets, like Roman streets, do not try to minimize the sense of changing contours. Instead they heighten dramatic impact by cutting right across contour lines. The value of placing important buildings at topographic high points was understood by Pontiac's early planners, or else they made some very lucky site location decisions. Old Central Elementary School is a case in point. Its highground location has been made all the more dramatic by the more modern Wide Track Drive. Topography works against the image of downtown where it affords an opportunity to view low lying, unattractive areas from thoroughfares elevated by natural contours. For example, Wide Track Drive West just west of Oakland Avenue is on high ground. As the roadway curves to the south toward Huron, its elevation offers a very unattractive view of the northwest side of downtown. Distant views of distinctive landmarks enhance the visual richness of downtown Pontiac. These views are produced by the interaction of its topography and historic architecture. One such landmark which can be seen from many different locations is St. Vincent DePaul's steeple. Provided that the steeple itself can be preserved, it will be well worthwhile to protect views of it from different downtown vantage points. For example, traffic entering downtown on University stops at Perry and Huron before turning right and heading west. St. Vincent DePaul's steeple can be seen from the right-hand lane (but not from the left because it is blocked by the south stairwell of the municipal parking structure). It provides a beautiful orientation point in the day and would be very dramatic at night if lit. This view can be preserved by controlling the height and placement of buildings on Perry and on the urban renewal site on Water Street and the end of Perry. Those parts of future buildings which are in line with St. Vincent DePaul's should not exceed the height of the historic three-story Waldron Building (Competitive Telephone Systems). Page 13.49 �• • • • • • Figure 13.22 DOWNTOWN ARCHITECTURAL LAN DMARKS Iii ~z !'o~- ~ \ i ■ ~~ o'"D@ ~ WATE ~ I I I I I I I I I I I Page 13.50 I �The Silverdome is sited where it is visible from West Huron as it enters and passes through downtown from the west. This may have been lucky happenstance, but the results are no less memorable. Contours reach a high point at the point of Pontiac Central High School (west of State Street ). From this high point, motorists approaching can look straight across the downtown to the Silverdome. Thus the downtown is visually linked with one of the most important symbols of the city's economic life and regional identity. As M-59 continues east, the topography dips down at Wide Track Drive West and raises up again to reach another crest at Saginaw. From this point, the Silverdome is still in view, but not as dramatically as from the higher ground at Pontiac Central High School. Potential revenue source for downtown redevelopment could be between $21,000,000 and $37,000,000, but utilization of theses sources would require bonding and risk. A preliminary analyses completed in 1990 by Lewis Wilking, a consultant to the Pontiac Growth Group, indicates that a downtown upgrade could be funded from the following sources: $30,000,000 from bonding against Tax Increment Financing Area (TIFA) revenues for 7 years 3,000,000 from bonding against Downtown Development (DDA) revenues for 7 years 4 300 000 from money now in the General Building Authority (GBA) fund $37,300,000 Total based on 7 year TIFA and DDA bonding $27,000,000 Total based on 5 year TIFA and DDA bond These figures have not been fully confirmed by a detailed financial audit. Furthermore, they are subject to change over time as new assets and liabilities arise. However, the Wilking preliminary figures do indicate the possibility of a substantial asset for downtown improvement. The Pontiac Growth Group controls substantial downtown property which could be the basis for revitalization. This property is concentrated in the blocks bounded by Lawrence, Perry, Water, Saginaw, Pike and Wayne. Approximately 70,000 square feet or 28 percent of the site area of these blocks is owned or otherwise controlled by the city. REVIEW of PAST DOWNTOWN PLANNING and DEVELOPMENT PROPOSALS _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ The "New Pontiac Plan" Concept of 1980 envisioned a radical remaking of downtown. Prior to construction of the Phoenix Center, the city adopted a downtown plan concept that was called the "New Pontiac Plan." This concept is incorporated in the Pontiac 2000 Plan published in May of 1980. The New Pontiac Plan concept, which shows the influence of the famous French architect Le Corbusier, called for the total remaking of the downtown in the image of a suburban office plaza. The entire area within Wide Track Drive was to become what the Phoenix Center is, a cluster of high-rise towers distributed about a pedestrian plaza elevated above the major streets. A few of the more prominent existing buildings were to be retained, but as quasi-museum pieces separated from the pedestrian plaza which would link all the new development together. There was Page 13.51 �no attempt to preserve any continuity in the existing fabric of downtown. The street pattern was w be virtually obliterated. Saginaw Street, which is probably older than the city itself, completely disappeared. The Phoenix Center was a first phase realization of the New Pontiac Plan concept. Whether or not the future will proceed as proposed in the past is a question that must be re-asked and re-answered by each successive group of plan makers. The planning effort of which this document is a part certainly ought to ask this question and arrive at an answer informed by the knowledge of new developments and ideas that have occurred over the past decade. The 1984 American City Corporation study of downtown Pontiac emphasized the need for a major facelift as a condition for additional new development. The study, prepared for the Pontiac Downtown Development Authority, observed that the recently completed Phoenix Center and Pike Street Restaurant were very positive improvements. So was the then pending Eagle Theater renovations. However, the report said: In order for additional development to occur successfully, a major downtown facelift must be completed. The American City report further specified the following facelift efforts deemed most important: 1. Rigorous building code enforcement to bring all stores and offices up to current safety standards; 2. Facade renovations with city financial help if need be and with state and/or other help if possible; 3. Streetscape improvements, including replacing old curbs and sidewalks with wide, attractive walkways, barrier-free curbs, planters, new lighting and other pedestrian amenities; and 4. Circulation improvements, partially in the form of a pedestrian skyway system, to link the Phoenix Center, senior citizen center, the Saginaw Street office and financial hub, the municipal complex and the transportation center. These facelift efforts were expected to be helpful, (and maybe necessary) to the effort to attract developers to downtown. The 1984 American City Corporation study of downtown Pontiac identified the need for major activity generators. The American City Corporation also pointed out the importance of public activity generators to any downtown. It noted tltat there were few such activity generators in Pontiac and it suggested the following on-going or periodic activities: Grand Prix auto racing, public concerts, an auto exchange, art shows, a farmer's market, heritage festivals, and marathons and health runs. . I • I . I I I I -I I I I I I II Page 13.52 ------------ �American City also suggested that Pontiac seek the following institutions as permanent residents: A regional theater company , Pontiac Theater IV, North Star Productions, Lakeland Players , and the Pontiac-Oakland Symphony. The 1984 American City Corporation study suggested that consideration be given to a major, market-inducing development project for downtown Pontiac; but the study was not enthusiastic about prospects for such a bold project. The American City Corporation study noted that development "perspective runs the gamut from conservative to bold," but conservative thought generally prevails. Notwithstanding, the study also enumerated a few outstanding examples of the bold approach successfully implemented. These included: Renaissance Center in Detroit, Water Tower Place in Chicago, Grand Avenue in Milwaukee, and Harborplace in Baltimore. All of these "bold" projects involved a major developer "inducing a market," i.e. creating a major mixed-use project where goods and services are sold, and creating it in a location where there was no measurable pre-existing demand for such a facility. The American City Corporation report enumerated three factors that supported the prospect for the bold approach in Pontiac: The land is controlled or controllable, Oakland County has very high income levels, and influential local business people are willing to help secure the right developer. Despite the presence of three favorable conditions, the American City Corporation did not advise Pontiac to make a major effort to secure such a bold-approach developer. Instead, it suggested that Pontiac spend about six months and a limited amount of money to find the right bold-approach developer willing to try his hand in Pontiac. The report suggested that a bold-approach project for Pontiac could include the seven acre urban renewal site west of the Phoenix Center, the three acre urban renewal site east of the center and the three blocks along Saginaw between Water and Lawrence. Of course, the report noted that there could be no certainty that a developer could be found. Notwithstanding its statement that conservative thought tends to prevail in development perspectives, the American City Corporation recommended an "ambitious" approach, by which it meant something more than conservative but less than bold. This ambitious approach was expected to require substantial funds and commitments from the public and private sectors. In its initial phase, American City's ambitious approach had six parts: 1) an ice arena with a practice rink open to the public; 2) two office buildings; 3) a regional theater and the Pontiac IV Theater; 4) a food court; 5) retail goods and services; and 6) a hotel. The market study of these proposals made a number of very optimistic assumptions. The success of each depended on the presence of the others. The Ice Arena: The arena was to include an Olympic-sized hockey rink with 6,000 to 8,000 seats. It would have served Compuware Hockey Club as well as the general public. At the time of the study, Compuware had over 300 boys participating in one of the most successful youth programs in the country. The arena would have been a unique attraction to bring Page 13.53 �people to downtown Pontiac, people who would not otherwise come to Pontiac. A market study by the accounting firm of Touche Ross confirmed the feasibility of the arena concept with Compuware participation. Two Office Buildings: The study found a suburban office market with two to five percent vacancy rates and a Pontiac market with a nine percent overall vacancy rate and a 27 percent general or speculative rate. Sixty percent of the city's occupancy was single-user or owner-occupied space, which is called "non-competitive" space. Notwithstanding, American City projected a potential for developing one new 110,000 square foot office building downtown. This was based on the assumption that Compuware would develop and occupy 60,000 square feet for its own needs and that it would develop another 50,000 square feet of speculative space for its future needs. Development of a second office building would come at some future time. Regional Theater Company and Pontiac IV Theater: Based on an analysis completed by Theater Projects Consultants, Incorporated, it was believed that a regional theater company and an amateur theater company could be secured for downtown Pontiac, provided that appropriate space was available. Renovation of the historic Strand Theater was seen as the best way of securing the space. Food Court : American Cities assessment of food court feasibility seems optimistic from the perspective of 1990. American Cities expected the food court would generate over half its income from trade area residents. To do this it would have to capture 0.003 percent of trade area sales potential. This capture rate was deemed "... realistic in light of similar projects developed by The Rouse Company, including Harborplace in Baltimore, Faneuil Hall in Boston, and New York City's South Street Seaport." These are projects with vastly more going for them than can be envisioned for downtown Pontiac. It is difficult to imagine how Rouse Company experience with these projects could be transferred to Pontiac. Furthermore, while these major city festival markets have been very successful, similar Rouse Company projects in smaller cities (Toledo, Ohio, Richmond, Virginia and Flint, Michigan, for example) have had significant difficulties. The American Cities report expected ten percent of food court income to come from visitors to Silverdome conventions. It expected 20 percent to come from arena patrons and five percent to come from theater patrons. Hotel: The American Cities study found insufficient demand for a full service hotel. It did find potential for a small European style hotel offering good service and limited or no special facilities. The only known facility of this type in Oakland County is now located in the City of Birmingham. The American City Corporation's "ambitious" approach required a $100,000,000 public/ private financial strategy; the public funding sources are not now available. According to a Touche Ross financial strategy, $16,000,000 was needed from the public sector and $84,000,000 from the private sector. Major public funding sources were anticipated to be: 1) a $16,790,000 Urban Development Action Grant (UDAG), and 2) a $14,450,000 Economic Development Administration (EDA) grant and/ or loan. These funding sources are not now available. The EDA grant and loan program had been cut back drastically. The UDAG program had been completely terminated. The Secretary of the U.S. Department of Housing and Urban Development has been developing an Enterprise Zone concept to facilitate urban revitalization. This program, if enacted, may be a tax incentive program. If it is, projects may depend more on private than public initiative. Something like the American Cities Ambitious Plan may not stimulate the necessary private initiative. Certain public funding sources are still available for downtown. They include: 1) industrial revenue bonds, 2) excess Phoenix Center bond proceeds, and 3) Downtown Development Authority mortgage pool Page 13.54 I I I I I I I I I I I I I I • • • • �funding. Utilization of these sources was envisioned in the Touche Ross strategy, so they are not alternatives to UDAG or EDA funds. During the late 1980's, Pontiac nearly achieved a major single tenant office building. A major chain retailer considered urban renewal land in downtown Pontiac as the site for its corporate headquarters. Negotiations to secure this project were based on the expectation that UDAG funds would be available to enhance its attractiveness. The project failed to reach fruition because of unanticipated changes in the retailer's financial status. Downtown hotel development potential was evaluated in 1988 without a strong positive finding. The Laventhol & Horwath study was somewhat ambiguous in its conclusions and made a number of favorable assumptions in order to arrive at some positive findings. The study found area growth and downtown accessibility to be positive factors. Extensive competition was seen to be a major negative factor. The study saw competition coming from 11 existing facilities with 2,193 rooms, plus an additional 1,200 rooms under construction or in planning. It was projected that not more than 1,000 of these additional rooms could be absorbed by 1993. Laventhol & Horwath made no recommendation to develop, but did indicate a projected cash flow before fixed charges based on an $80 room rate and a 54 to 65 percent occupancy rate between 1991 and 1995. The study assumed that there will be substantial upgrade in the quality of downtown Pontiac's physical environment. Included in this improvement is an assumed "Marketplace of Nations" (MONAT), a 130,000 to 140,000 square foot urban entertainment complex with the following facilities: Nightclubs (3) Restaurants (5) Specialty retail store Small retail stores Offices Apartments Atrium 19,000 sq. 25,000 sq. 14,000 sq. 28,000 sq. 31,700 sq. 13,000 sq. 9,500 sq. ft. ft. ft. ft. ft. ft. ft. MONAT was to be located on the block bounded by Pike, Saginaw, Lawrence and Wayne. The Phoenix Development Company was to be the developer. In the mid 1980's, the Pontiac Planning Division developed three important concepts for upgrading pedestrian circulation in downtown. These concepts all recognize the need to greatly enhance pedestrian circulation facilities. The most ambitious of three concepts incorporated an elaborate system of pedestrian skyways, outdoor pedestrian malls and indoor pedestrian malls. A less ambitious concept incorporated pedestrian skyways to integrate the Phoenix Center office towers and the Pontiac Place senior citizen high-rise with future development on vacant urban renewal land to the northwest and northeast of the Phoenix Center. In the mid 1970's, the Pontiac Planning Division also developed important streetscape concepts for downtown. These concepts called for the preservation of existing streetscapes predominated by historic facades. The buildings so recognized include those in the blocks previously identified as still having building and retail continuity. Page 13.55 �For this Comprehensive Plan, ihe PHH Fantus Company identified six types of uses which it thought downtown Pontiac had the greatest potential to capture. These targeted uses include: entertainment and restaurants, smaller "back-office" and service firms , health care services and health care related businesses, government offices, service and specialty retail, and apartments. The PHH Fantus Company studied downtown Pontiac for this plan and recommended improvements it felt necessary to overcome downtown's substantial problems. These improvements are set forth in the growth enhancement policies. They relate to: the need to correct the city's larger crime, education, and image problems; the need to correct the downtown's specific crime problems with mowited officers and/or other special patrols; the need to improve access, particularly from Wide Track into attractive parking areas; the need to improve the appearance of downtown in general ; the need to improve the appearance of the downtown's excessive open space; the need to provide renovated and new office space; the need to attract each of the targeted uses, which can then serve to attract other uses; the need to capture General Motor's and other significant employers' service and retail needs; the need to improve the connection between the Phoenix Center and the rest of the downtown; the need to maximize the image potential of downtown's historic character buildings; and the need to have some demonstrated successes. i ,. I ,. I i I -I -I I I II II Page 13.56 - .........,,==~-- - �Downtown Pontiac the night before the Super Bowl was played in the Silverdome Page 13.57 �Chapter 14 FUTURE LAND USE MAP and MAP P O L I C I E S - - - - - - - - - - with Related Explanations INTRODUCTION _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ This section is organized into policies which relate directly to the land use categories in the future land use map. Also included are tables which indicate the total land area allocated to different land use categories by this plan and by some previous plans. FUTURE LAND USE MAP POLICIES _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ In Land Use Plan areas which are designated "Low Density Residential," residential uses should be limited to residential uses with a maximum density of not more than five dwelling units per acre; different zoning districts and planned development regulations may be used to implement this density. This means minimum lot sizes of 8,700 square feet for conventional single-family subdivisions. Cluster subdivisions and similar planned developments which incorporate common open space for recreation and/or aesthetic purposes may have smaller lots for each individual home, so long as the average site area for each unit is 8,700 square feet exclusive of vehicular circulation rights-of-way. Single-family attached developments and other residential forms with an average of 8,700 square feet per unit exclusive of vehicular circulation may also be permitted. Different zoning districts and/or planned development provisions may be utilized to regulate various different sites within the "Low Density Residential Area." Zoning may be used to set aside a portion of the "Low Density Residential" area for densities lower than 8,700 square feet per unit. In Land Use Plan areas which are designated "Low-Medium Density Residential," residential uses should be limited to residential uses with a maximum density of not more than seven dwelling units per acre; different zoning districts and planned development regulations may be used to implement this density. This means minimum lot sizes of 6,200 square feet for conventional single-family subdivisions. At such densities, new single-family detached development should occur in zero lot line and related configurations as shown in Figure 14.1. Developments which incorporate common open space for recreation and/or aesthetic purposes may have smaller lots for each individual home, so long as the average site area for each unit is 6,200 square feet exclusive of vehicular circulation rights-of-way. Different zoning districts and/or planned development provisions may be utilized to regulate various different sites within the "LowMedium Density Residential" areas. Zoning may be used to set aside a portion of the "Low-Medium Density Residential" area for densities lower than 6,200 square feet per unit. Page 14.1 �Figure 14.1 ZERO LOT LINE and RELATED RESIDENTIAL DEVELOPMENT TYPES 1 4 2 3 5 1) Zero Lot-Line Lot; 2) "Z" Lot; 3) Angled "Z" Lot; 4) Wide-Shallow Lot; 5) Zipper Lot \ ■ ■ • • • • •I I I I I I I I I I I Page 14.2 �Convenience food stores may be allowed in certain Land Use Plan areas which are designated "Low Density Residential" and "Low-Medium Density _Residential" where necessary to serve the grocery shopping needs of people who do not have easy access to automobiles for trips to a supermarlzet. In order to function as intended, i_e_ in order to serve the grocery shopping needs of households with limited mobility, convenience food stores must be within walking distance of the population they serve. Accordingly, some convenience food stores necessarily must be located within residential rather than non-residential areas. Such stores should be permitted by incorporation of a special convenience store commercial zoning district to be mapped on sites where convenience stores are desired and appropriate_ Since this mapping would be done in pursuit of this specific comprehensive plan policy, it would not constitute illegal spot, zoning. Mapping should give preference to locations on arterial and collector streets. Other locations should only be considered if there is no possibility to serve a particular area from a location on an arterial or collector street_ Loitering, crime and other social problems sometimes which might be associated with convenience stores should be taken into consideration when deciding on convenience store locations_ These problems should also be addressed by appropriate zoning and licensing regulations. Land Use Plan areas which are designated "Medium Density Residential" should be limited to residential uses at a density of not more than 20 dwelling units per acre; different zoning districts and planned development regulations may be used to implement this density. This means a minimum lot area of 2,178 square feet per residential unit. Single family attached townhouse type developments are possible, but somewhat cramped if developed at the 20 unit per acre maximum density provided for by the Medium Density category. Garden apartment developments are feasible at 20 units per acre. Higher rise apartments with substantial open space are also possible. Different zoning districts and/or planned development provisions may be utilized to regulate various different sites within the "Medium Density Residential" areas. Zoning may be used to set aside a portion of the "Medium Density Residential" area for densities lower than 2,178 square feet per unit. Land Use Plan areas which are designated "High Density Residential/Office/Retail may contain high density residential uses in groupings with certain t:ypes of office and retail commercial uses. Areas designated High Density Residential/Office/Retail are located at the Clinton Valley site and in the downtown area. At the Clinton Valley site, it is envisioned that the residential/office/retail mix will occur primarily in the historic buildings on the site. In the downtown area it is envisioned that the residential/office/retail mix will occur within individual buildings_ It is also envisioned that one or two of the various uses in the mix may predominate in individual buildings, but that buildings with different dominant uses will be closely related to each other by close physical proximity and pedestrian access ways. When high density residential, office and retail uses are grouped together in mixed use developments, it is necessary that they be mutually compatible. A very limited range of office uses and a very limited range of retail uses are compatible with residential uses. However, such office and retail uses may be developed at substantial intensities so long as a desirable design relationship is maintained between them and related residential uses. The proper types and intensities of office and retail uses in mixed-use developments should be set forth in zoning regulations applicable to the Clinton Valley site and the downtown. Residential uses in mixed-use projects may be very high density. Specific densities may be spelled out in zoning regulations designed specifically for Clinton Valley and other regulations designed specifically for downtown. Land Use Plan areas which are designated "Transitional Office/Medium Density Residential/Parking" may contain medium-density residential uses, office uses and parking along with single-family residential uses so long as the physical character of the area in which they are located is preserved. The ''Transitional Office/Medium Density Page 14.3 �ResidentiaVParking" land use category is intended as a vehicle for preserving the physical character of the areas where it is mapped while at the same time allowing a certain degree of use flexibility. The category is mapped along the south side of West Huron. Here it is intended to ensure preservation of the form of large older homes which characterize this part of the city. Zoning regulations applicable to this area should permit single-family homes . They should also permit twofamily or even three-family homes , provided that a high minimum dwelling unit size is established for at least one of the units and an overall high minimum dwelling unit size is established for the average of all units. This is to encourage owner occupancy and better maintenance. Zoning regulations for the south side of West Huron could also permit office uses, but only those low intensity office uses which generate minimum traffic and parking demands. Two-family and threefamily uses and office uses should be permitted only when adequate parking is provided. Parking should be provided in the rear yard. Front yards should be landscaped and well maintained. The structural character of existing older homes should be maintained, whether used for single-family or other purposes. New buildings should be designed to have height, bulk and massing characteristics which are the same as typical of older structures on the south side of West Huron. The ''Transitional Office/Medium Density ResidentiaVParking" category is also mapped along Seneca between Perry and University. Zoning regulations for this area should be structured much like those described for the south side of West Huron, except that the requirements which apply to the massing of structures should be tailored to any differences in structure sizes between the two areas. So should minimum residential unit sizes. Special regulations may be needed governing the aesthetics of those rear yards which face on Wide Track Drive. Finally, the ''Transitional Office/Medium Density ResidentiaVParking" category is mapped in an area west of downtown between West Huron and Orchard Lake Road. Parcels fronting on Williams, Clinton, Lawrence, Pike, Exchange and Front are included in this area. Here the existing development pattern is considerably different from that on West Huron and Seneca. However, the basic concept of maintaining the existing physical character of the area while permitting some use flexibility is the same. Zoning regulations should include strict building mass and site development controls which are specifically tailored to this area. A "specific plan" may be the most appropriate way to achieve this. The "specific-plan" concept is described in another policy of this chapter. Zoning regulations should also permit a mix of singlefamily, multiple-family and non-residential uses. Land Use Plan areas which are designated "Office" should be limited to office and a very narrow range of non-office uses which directly support office uses. The plan envisions certain areas as being appropriate only for office use. Retail or other non-residential uses are deemed to be undesirably intensive for these areas. The limited range of non-office uses which might be appropriate include retail sales and service uses which cater to office uses, such as office supply stores, photo-reproduction services and quick printing services. Restaurants which do not cater to the motoring public might also be appropriate. Areas designated for office use are those where the advantages of the office designation combined with th\ existing pattern of use make the concept most obviously appropriate. The plan does not designate every area which might be appropriate only for office uses and a limited range of non-office uses. The plan envisions that other such areas should be regulated for office use via the zoning ordinance. Land Use Plan areas which are designated "Retail/Office" should allow for a broad range of retail and office uses; however, various retail and office zoning districts should be established to restrict certain areas to specific functional and development characteristics. Zoning regulations which implement the "Retail/Office" land use category should be specifically tailored for the following types of commercial development: Convenience Food Stores: There are about three dozen convenience food stores in Pontiac. These stores are located throughout the city, but in greater concentrations in the southeast and lesser concentrations in the north. This distribution is over a decade old and occurs for Page 14.4 ■ ■ • • I I I I I I I I I I I �good reason. Convenience food stores are necessary to serve a low income population with limited access to automobiles. They provide an opportunity for• walk-up trade. S trip or Thoroughfare-Oriented General Commercial Areas: As in most older cities, Pontiac's arterial streets are lined wi th strip commercial development, much of it obsolete. This strip commercial development presents aesthetic problems which are addressed in the Thoroughfare Urban Design section of this plan. It also presents land use problems because platted lots are too small for most new types of commercial development. The obsolete strip pattern, combined with the declining buying power of Pontiac residents, has produced a very high proportion of vacant commercial buildings and sites. Strip or thoroughfare-oriented general commercial areas accommodate a range of convenience, highway service, commercial recreation and office uses. General strip commercial areas are located along Auburn Avenue, Baldwin Avenue, Huron Street, Joslyn Avenue, Perry Street, Telegraph Road and Walton Boulevard. Neighborhood and Community Shopping Centers: There are more than a dozen potential local, neighborhood and community shopping center sites in Pontiac. Shopping centers, in general, function better than strip commercial development. Existing shopping centers should be improved and new ones developed when feasible. Regional Shopping Centers: Auburn Mills is being developed just off I-75 between Baldwin and Perry. Most of its 220-acre site is located in the City of Auburn Hills, but a small portion of its site is in the City of Pontiac. Auburn Mills, will have approximately 2,000,000 square feet of gross leasable area and a 40-mile trade radius. Additional retail facilities are expected to be developed on out parcels. Land Use Plan areas which are designated "Heavy Commercial/Distribution" should allow for a range of retail and distribution uses; however, various zoning districts and special land use regulations should be established to ensure compatible functional relationship and development characteristics with respect to their immediate surroundings. These areas are intended to provide direct access to major thoroughfares and freeways as required by uses such as: sales and service of motor vehicles, boats and other equipment or parts; retail sale of landscape and building materials; sales of cabinets or furnishings in which some level of custom fabrication is required; wholesalers; common carriers (i.e. U.P.S.); moving and storage operations; as well as publishing. Restaurants which cater to the motoring public would also be appropriately located in this district. Particular care is required to enhance streetscape views of related vehicular use and outdoor display/ storage areas, as well as to adequately buffer adjacent residential districts. Sites of a size or dimension which can not provide adequate screening or aesthetic improvements and satisfy the spatial demands of a proposed use should not be occupied by said use. Pennit auto repair and similar establishments only in very limited areas of the city; make such uses subject to very tight screening and other appearance regulation to ensure that they are visually inoffensive. Auto repair establishments abound along Pontiac's thoroughfares, including some which ought to be primarily residential streets. Many of these establishments are made unsightly by outdoor operations and storage. Screening and landscaping are absent. There is an evident lack of concern for appearance on the part of property owners and operators. Building and site maintenance standards are often abysmal. All of this is manifested in cracked and potholed parking areas , makeshift facing material on buildings, and ugly and excessive signage. It is Page 14.5 �particularly important that buildings and sites be maintained to good standards and that vehicles that are being stored and serviced be kept in areas which are not visible from public rights-of-way and neighboring properties. Solid, well maintained masonry walls should be used to enclose outdoor storage and service areas. Land Use Plan areas which are designated "Transitional Industrial" should allow for a very narrow range of uses which support industrial uses, but which are not themselves industrial uses or activities. The "Transitional Industrial" category is intended to facilitate and encourage land uses which can serve as a transition or buffer between industrial uses and less intensive uses. Zoning regulations which implement the "Transitional Industrial" land use category might permit by right non-industrial uses of the type permitted in adjacent non-industrial districts and permit by special use approval industrial support uses. Such uses could include: 1) employee parking, but not heavy truck maneuvering and parking; 2) offices which serve industrial uses; and 3) indoor storage facilities and other buildings housing "quiet" uses, provided that no activity is generated on the sides of buildings facing residential development. Land Use Plan areas which are designated "Industrial" should allow for a broad range of industrial and related or similar uses; however, various industrial-type zoning districts should be established to restrict certain areas to specific functional and development characteristics. Zoning regulations which implement the "Industrial" land use category should include districts specifically tailored for light industrial uses and heavy industrial uses. Provision should be made for industrial-type service uses which are too intensive to be included in "Heavy CommerciaVDistribution" areas. Land Use Plan areas which are designated "Public Service" indicate sites with existing municipal offices, fire, library and hospital facilities. In the future, such facilities may be established in other appropriate sites on an as-need basis. Sites with existing municipal office, fire, library and hospital facilities may be used for other purposes, but only subject to appropriate due process, including public hearings for plan amendments and zone changes. Zoning regulations should be designed to ensure this happens. Land Use Plan areas which are designated "Parks, Schools and Other Recreation and Open Space" indicate sites with existing parks, schools and cemeteries. In the future, such facilities may be established in other appropriate sites on an as-need basis. Sites with existing parks and schools may be used for other purposes, but only subject to appropriate due process, including public hearings for plan amendments and zone changet Zoning regulations should be designed to ensure this happens. The Land Use Plan area which is designated "Office Use Potential" indicates that an office site of unspecified size may be established at the approximate location shown. Although the size is unspecified, a facility of substantial magnitude and quality is envisioned. The location indicated merits such a facility. Until the potential for such an office facility is ripe, the site should be retained in its current use. The Land Use Plan area which is designated "Public Service Use Potential" indicates that a public service facility of unspecified size may be established at the approximate location shown. The plan makes a portion of Hawthorne Park available for a public service facility. The intent is to provide an opportunity for the relocation of the Pontiac State Hospital now at Clinton Valley, thus freeing the Clinton Valley site for private reuse. Until the potential for this facility Page 14.6 ■ ■ ■ ■ I I I I I I I I I I I I I I I �relocation is ripe, the site should be retained in its current use. The Land Use Plan area which is designated "Industrial Use Potential" indicates that the area designated may be changed from residential to industrial use, but only when the new industrial use extends to meet the adjoining industrial areas to the north, west and south. Piecemeal redevelopment or use of individual residential sites is not envisioned; such piecemeal redevelopment or use would be undesirable. The Future Land Use Plan flexible options for a mix of different downtown land uses. Among the uses suggested are the following: Medium Density Residential High Density Residential Specialty Retail/Entertainment Retail/Office/High Density Residential Office and Institutional Public Parking Open Space A mixture of complementary activities must be concentrated in downtown. The activities in such a mixture reinforce each other, but only once a "critical mass" is achieved. The mixture of uses can generate enough pedestrian activity to make public spaces secure and lively and therefore desirable. Diversity means more than one or two uses. The most important activities for downtown are: Offices and office services; Technical research functions compatible with office facilities; Retailing; Hotels and conference centers; Housing; Performing arts; Artists' studios and residences; Entertainment and recreation; and Special events. Page 14.7 �Table 14-1 _ _ _ _ _ _ _ FUTURE LAND USE PLAN TABLE of LAND USES _ _ _ _ _ __ Prepared by Robert K. Swarthout, Incorporated Acres Percent 865 7.2 3,776 30.5 723 5.8 High Density Residential/ Office / Retail 44 0.4 Transitional Office/ Medium Density Residential / Parking 67 0.5 Office 54 0.5 Retail / Office 381 3.3 Heavy Commercial / Distribution 265 2.1 1,966 13.8 28 0.2 527 4.2 1,434 10.6 103 0.9 2,311 20.0 12,544 100.0 Low Density Residential, 1 to 5 Dwellings Per Acre Low-Medium Density Residential, 1 to 7 Dwellings Per Acre Medium Density Residential, 1 to 20 Dwellings Per Acre Industrial Transitional Industrial Public Service Parks, Schools, and Other Recreation and Open Spaces Downtown Street, Alley and Railroad Right-of-Way \ Page 14.8 I I I I I I I I I I I I I I I I I II II �Table 14-2 _ _ _ _ _ _ _ _ _ _ TABLE of EXISTING LAND USES - - - - - - - - - Prepared by Pontiac Planning Division Acres Percent 2,990.9 23.8 Two Family 156.6 1.2 Multiple Family 546.8 4.4 31.0 0.2 Commercial 563.6 4.5 Warehouse&Storage 139.4 1.1 1,286.4 10.3 160.0 1.3 1,467.1 11.7 Quasi-Public (Other Non-Profit Organizations) 246.1 2.0 Recreation 405.0 3.2 Vacant (With No Land Use) 2,239.9 17.9 Street & Alley Right-of-Way 1,856.2 14.8 455.0 3.6 12,544.0 100.0 Single Family Mobile Home Park Industrial Transportation, Communication, Utilities Public (Federal, State, Municipal Organizations) Railroad Right-of-Way Page 14.9 �- Table 14-3 TABLE of LAND USES PROPOSED by the PONTIAC PLANNING DIVISION'S 1985 PLAN I I I Acres Percent 5,228 50.3 908 8.7 Proposed Industrial Areas 1,636 15.7 Public and Quasi-Public Areas 1,560 15.0 830 235 8.0 2.3 I 10,397 100.0 I I I I I I Proposed Residential Areas Proposed Commercial Areas Proposed Parks/ Open Space Areas: Existing Park Proposed Expansion/Development \ I I I I I I I Page 14.10 �'I ! i I I I 1/ on , ·= ~· ~ "".'!1 L =□ nn =--1! nri1,-,r.o □LJ .i 11 , lul: i .~= i'7 u~ ' I : ~I~~ ,w I ' ' rnoodm n ~ ! ,j ~k.';; -·t, _ c,=J· cL=,=,J -·-·-· ·-·-·- ·-· i - ·-·- ·- ·_J �""'llJLGW~J~tl l ~1. I ')b~ _ C9-::Ja7r .if--r-,,-yi ;, ll_j . l Ur;i}Jr--» ! l~ - L l; Uuoed ,r: ,i fij l iI : a: k . . . _. Oe!!1ons . ll07r9r ~Qt\~,( I\ .. ~ \I II \ \ ~ u j Ul) - -- _,.....~]1L _ 0 _. _c ., . LIi I . ' o8EE!Elc~ ~.,,.., . \ . - [ Jl~b - \'-r"""ll"".I" I , , ,.,,. , 1.J.rr - - 'l := -·_-JCT.Jr~ -;_ /'\-::-=~'f' ' ' J ,1 ? • ' - (. '· ~///)..._/~~~ -= = -=:-= :.:. .;.::_, 17 1,l)w D<?nsit.y Re~idential, I l=1 W/41 I ___ J Ll)w-Medium D!'nsity Rei1idPntial, 1 to 7 DwPlli11g« Per Acre I 1 fp ~ ~ [_ __ J .·-,..;;rttr1'-=-'I :-· c-=- ~ ft_ JC - JC - MNlium Densit.y Residf'ntial , 1 In 20 Dwellings Per Acre High Density Re~idential /Office/ Retail Transitiomt! Office/ J\Iedium Density Rrsidential / Parking OfficP I ·=- 11 --- !) ,,•n111nl~c; P '"! r f,,r?"tJ Retail/ Offic,, JJ nnvy C"ll1llll'l'Cin1 / Dist1ibution FIS??, Jr• - 1- J ~ ,,l -.1 ~_,...- -· ·- Public Service: F = Fire Department: L = Library; H = Hospital r--1 Parks, Schools, and Other Recreation and Open Space: S = Schools; R = Recreational Building ~1 ] Signifies Potential for Office Use on a site of unspecified size at approximate location shown E2l1 Signifies Potential for Public Service Use on a site of unspecified size at approximnte loca tion shown 1__3_] Signifies Potential for Industrial Use, but only if such use extends to meet adjoining industrial area to north, west rind south in accordnnce with relevnnt policies of I.he plan l11d11 s t1 ial Tr n11 «itin11:i l l11,l11 ~ti in f Figure 14.2: FUTURE LAND USE MAP ~:,,o fif!ltr<'S ii □ i i i i LJ ~~~~ ~o,;rirJ□□u ,~~ 1a\~tuL_1~----Jl]C] J. i ! i i i i i d ,, 1 . ~,1~~t~ ~~ 1 ~ t~ :- r1r_111 I ::;.--, L=-Jbf '--./, / ""J11 =~ 1l~ U~ U Q~~~;~rwn1 mn[J[J[]]aJ□□[] □ -lhL. · . 1 D\~ 14.3 for prinritizrd thoroughfare improve111r>11t nncl 14.4 for thoroughfare functional clnssificntion. ii i i --yl !_. j ! �Figure 14.3 PRIORITIZED THOROUGHFARE IMPROVEMENT See Figures 5.3 and 5.4 for unprioritized improvements .•-••-•---•1. --o (J1-. -_._w_al.to_n_B,..lv_d_.___·_-_..._-_-_·_-. .-_ -_-_·-_-_:_._·_ - _·_ •_ .. _-_-_- (/) O'l C i5 : "'C • Columbia Ave. <D o . ,,r --·- -- Montcalm St. Auburn Ave . •••.....••.....•...• !!···~~•• .• •,.11!-.~··• :..:,!.:' Thoroughfare Improvement ! First Priority ( 1990-2000) 10 I • Grade Separation First Priority (1990-2000) Intersection Improvement First Priority ( 1990-2000) Boulevard and/ or Side Landscaping First Priority ( 1990-2000) Thoroughfare Improvement Second Priority (1995-2000) Thoroughfare Improvement Third Priority (All.er 2000) 3 ...._ • : :1• i ~~1 o-·--o Page 14.13 �• • • Figure 14.4 THOROUGHFARE FUNCTIONAL CLASSIFICATION See Chapter 5 for thorough/are improvement details ■ ■ ■ -ci a: Walton Blvd. (/) Cl C '6 '"Cl Q) > ,_...,_ _ _ _ _..,<i:;;.l,_.;;c;.;; _ o;;,; lu;;,;m~b;;,;ia;;.;.;A.;;ve;.;.__ ai > ,____ 1 0 <( Svi ....,0 •■ Montcalm St. -ti a: .s= a. e Cl Q) ai M-59 Elizabeth Lake Ad. t-- Huron St. i Auburn Ave. > ai .;1 ......... Cl C ~ Qi .s= :5 ....J C ·-e "' ~ 0 South Blvd. U) 1 MILE "'""""' - - - · .£ ~ C e u. Freeway: right-of-way 250 feet ·---- I Trunklines: right-of-way 120 to 250 feet Major Arterial: right-of-way 90 to 150 feet Major Collector: right-of-way 60 to 150 feet " ~ - "'; .. ,Iii Note: Roads not shown on this map are classified local. Page 14.14 t~, o· ~ .'O I J I 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 Pontiac_Comprehensive-Plan_1990s Creator An entity primarily responsible for making the resource City of Pontiac Planning Commission, City of Pontiac, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource circa 1993 Title A name given to the resource Pontiac 2010, A New Reality Description An account of the resource The Pontiac 2010, A New Reality Comprehensive Plan was prepared by the City of Pontiac Planning Commission with the assistance of Robert K. Swarthout, Incorporated circa 1993. Contributor An entity responsible for making contributions to the resource Robert K. Swarthout, Incorporated (consultant) Subject The topic of the resource Comprehensive plan publications Pontiac (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/d4361f907353b2105e6136890823e61b.pdf 5c63bf2e98e436089b93e3392605e679 PDF Text Text . --~-\-r.-.ft.:~~::~-<9':JL:t;i . ~·...:.t.." . • r:, '-1~ . L .. ~ -·r ..._., .~·t;t~t ·,. -· .• ·.. { ( L ,_ ~ ;. ·: ·_: Polkton Township L : ..-. : .- ·- ,. . L. • I'- • •• \ • •.'I •,. • I \. . •• ~ • .. . ' • • • ' . · 1991 .: · j .. , , . . . • ., ; L . ..... . L .....• ..... '. . . ;: .. MASTER PLAN · · :. L .. ·. . . I • . .. ; • . ' L~ . .. . ·. . ~ L :_. :-._·. ''.:. ~' • , : ' ., • ., ... '\r' . -·--- L. ~~~~~~~~~~ - ===-~-~~=*~~. L ''. . •,. : . ' . '. L. ' .': .·.-' ·: ·.. . L . .. . '· , . . . I ' ' . • .. . 'I . ' ' . . I . . , :' ,• ' . ., •• ' , .• ,.. • • ~ O o . I• ' .. . ' L. . L.. L . ," WW E~gineering & Science"),.Vf �, I ·-· , .... L . (" I POLKTON TOWNSHIP r~ ·--I MASTER PLAN --- i l. r· l' l • I • L ,.., l ! ., TOWNSHIP BOARD Arthur Lucas, Supervisor Mary Ann Smoes, Clerk Merle Hecksel, Treasurer Lester Langeland Calvin Meinderstma Harold Sheridan Beverly Smoes PLANNING COMMISSION !. l f. ~ Harold Sheridan, Chairperson John S teenstra, Vice-Chairperson Suzanne Bos, Secretary David Busman Warren Walt Lyle Hanchett (former member) Melvin Veeneman (former member) -. I I L Adopted January, 1991 \ ~ Prepared with the Assistance of : WW Engineering & Science, Inc. Governmental Services Division 5555 Glenwood Hills Parkway SE Grand Rapids, MI 49588-0874 �, TABLE OF CONTENTS f Chapter 1. Page IN1RODUCTION ... ·. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 PHYSICAL DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Regional Setting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3 Natural Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 ,.... 3. SOCIAL AND ECONOMIC CHARACTERISTICS . . . . . . . . . . . . . . . .10 Population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Households . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Economic Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Occupations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 3. EXISTING LAND USE ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . .15 Agricultural Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Residential Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 Commercial Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 Industrial Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18 Public and Semi-Public Land Use . . . . . . . . . . . . . . . . . . . . . . 20 4. COMMUNITY FACil.JTIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 5. RECREATION . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . 28 • 6. PLANNING ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Population Projections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Residential Land Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Commercial Land Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Industrial Land Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Parks and Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32 .-- 7. PLAN FORMULATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33 Goals and Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Plan Concepts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37 8. FUTURE LAND USE PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 The Relationship of Planning and Zoning . . . . . . . . . . . . . . . . . 38 Development Staging . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 Land Use Categories . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40 9. IMPLEMENTATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 Subdivision Ordinance . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53 Capital Improvements Program . . . . . . . . . . . . . . . . . . . . . . . 54 Planning Education . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .54 Public Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 Revisfons to the Master Plan . . . . . . . . . . . . . . . . . . . . . . . . . 54 .... ~ 'i ,' I 1 •. I I 'I ; ,/ C • �,., I LIST OF TABLES Page Table I • 1 ,. 2 3 4 5 6 7 Population Growth 1940 - 1990 . . . . . . . . . . . . . . . . . . . . . . 10 Population Growth Comparisons - Ottawa County . . . . . . . . ... 12 Income and Poverty Comparisons - 1980 . . . . . . . . . . . . . . . . . 13 Housing Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Polkton Township Property Values . . . . . . . . . . . . . . . . . . . . 21 Polkton Township Development Activity . . . . . . . . . . . . . . . . .22 Ottawa County Population Projections . . . . . . . . . . . . . . . . . . 30 ' < I •• I I LIST OF MAPS Map 1 2 3 4 5 6 7 ' . Page Drainage Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Generalized Environmental Limitations . . . . . . . . . . . . . . . . . . 7 Important Farmlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 P.A. 116 Farmland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Parcels Created by Section: 1980-1990 . . . . . . . . . . . . . . . . . . 19 Street Classification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Future Land Use Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 �INTRODUCTION ,... POLKTON TOWNSHIP MASTER PLAN l I • l , ... i I ~ I . ..., ! I. ,- The fundamental purpose· of the Master Plan is to allow the Township to set down in a comprehensive manner the goals and objectives for its physical development. The Township Planning Ac 4 Public Act 168 of 1959, as amended, specifically gives Township Planning Commissions the authority to prepare and officially adopt a Master Plan. Once prepared, officially adopted and maintained, this Plan will serve as an advisory guide for the physical conservation of certain areas and for the development of other areas into the best possible living environment for present and future township residents. Because of the constant change in our social and economic structure and activities, the Plan must be maintained through periodic review and revision so that it reflects contemporary trends while maintaining long range goals. The Plan will be effective to the degree that it continues to: 1 • reflect needs and desires of the people; • realistically interpret the existing conditions, trends and the- dynamic economic and social pressures for change; and • inspire cooperation among the various public agencies, developers, and the citizens of the Township toward achieving common goals. I • The Master Land Use Plan provides: I I l l 1. A comprehensive means of integrating proposals that look 20 years ahead to meet future needs regarding general and major aspects of physical conservation and development throughout the Township; 2. An official, advisory policy statement for encouraging orderly and efficient use of the land for residences, businesses, industry, parks and recreation areas, and agriculture, and for coordinating these uses of land with each other, with streets and highways, and with other necessary public facilities and services; 3. A logical basis for zoning, subdivision design, public improvement plans, and for facilitating and guiding the work of the Township Planning Commission and the Township Board as well as other public and private endeavors dealing with the physical conservation and development of the Township; 4. A means for private organizations and individuals to determine how they may relate their building and development projects and policies to official township planning policies; and 5. A means of relating the plans of Polkton Township to the plans of adjacent townships and cities and to development of the region as a whole. ' DW d:'ms'i>llttn-mp 1 89374 �The final element of the plan will synthesize the recommended goals and needs of the Township and the analysis of existing conditions and trends into a general development strategy. The plan will conclude with an implementation program. f i.__ t i t • The Polkton Township Master Plan is intended to be long-range and dynamic, based on the longterm goals and objectives looking 20 years forward. With that in mind, there is an important caveat to this planning process: the Master Plan is general in scope. It is not necessarily intended to establish the precise boundaries of land use areas or the exact locations of individual future land uses. Its greater function is to serve as a decision making framework. Used correctly, the more detailed future decisions can be related to the broader community-wide perspective provided in the plan, and the decision makers will have confidence that their decisions have a clear and rational basis. i . nw d:'ms\pllctn-mp 2 89374 �·I 1 . ., PHYSICAL DESCRIPTION L Any plan for the future must be based on knowled.ge of existing conditions and the influences that have shaped the community. This chapter examines the natural influences that have worked to make the community what it is today. These include its location and natural features such as topography, soils, and water resources. REGIONAL SETTING Polkton is located in Ottawa County and consists of over 38 square miles of land area. The City of Coopersville is situated in the east-central portion of the Township. Polkton is bounded on the nonh by Muskegon County's Ravenna Township, on the west by Crockery Township, and on the east by Wright Township. The Grand River forms the Township's southern boundary with Allendale Township. Interstate Highway 96 traverses the central portion of the township in an east/west direction providing the principal access route to the community. This artery links the Grand Rapids Metropolitan area with the Muskegon/Grand Haven areas. Polkton Township is situated approximately 15 miles northwest of downtown Grand Rapids and 12 miles from Lake Michigan. NATURAL FEATURES GEOLOGY The bedrock of Polkton Township consists of the edges of bowl-like rock formations that fill the Michigan basin. The oldest/deepest rock is the Coldwater shale formation. Overlapping this shale is the Marshall sandstone formation. t - Overlying these rocks is a mass of glacial drift deposited by receding glaciers. This material ranges from less than 100 feet to more than 300 feet in thickness. The unconsolidated material as well as the Marshall Formation contains aquifers that are used for domestic water supplies. TOPOGRAPHY AND DRAINAGE Variations in the surface relief within Polkton are generally not pronounced. Because of this, the area's topography is well suited for agricultural purposes. The highest point in the Township is approximately 750 feet above sea level and is found in Section 1 in the extreme northeast. From this point, the land generally falls off to the south and southwest toward the Grand River where elevations are approximately 590 feet above sea level. The most significant factor affecting the topography of the Township is the Grand River and its associated watersheds. The river forms the entire southern boundary of the Township as it nw d:'ms\pllan-mp 3 89374 �\ .. i . ,·-· I meanders to the west toward Lake Michigan. Over time, the river and its tributaries have cut steep slopes and ravines into the otherwise gentle landscape. Many of the slopes associated with these ravines exceed 12%. Several of the ravines and stream valleys drop 50 feet in a very short distance. Many of the slopes associated with the ravines are extremely fragile and pose severe, although localized, limitations on development. As should be expected, all of Polkton Township lies within the Grand River Drainage Basin and all storm water eventually flows into the · Grand River. The eastern half of the Township is drained by Deer Creek which originates near the Township's northern boundary with Ravenna Township in Section 1. Beaver Creek contributes to the Deer Creek watershed. It enters the Township in the northeast from Wright Township and converges with Deer Creek just north of the City of Coopersville. The western one half of the Township is included in the Crockery Creek watershed. Within this area numerous small streams drain in a westerly direction to Crockery Creek which is located in Crockery Township. \ I, The southern portion of the Township drains almost directly into the Grand River through a number of small rivulets. Several formal county drains provide control of drainage within the Township. The Ottawa County Drain Commission and property owners share in maintaining this drainage system. Map 1 illustrates the watersheds and formal drains that occur in the Township. '. Portions of the Township nearest the Grand River and upstream along Deer Creek are within the 100-year floodplain of the Grand River. Upstream, the 100-year flood level roughly coincides· with the 598.5 foot contour elevation. Downstream, the 100-year floodplain extreme coincides approximately with the 594 foot contour. Due to its relatively narrow extent (50 to 1000 feet in width), only a limited amount of land area is contained within the Grand River's floodplain. Narrow floodplains also exist along Deer Creek and many of the smaller streams in the Township. The width of floodplains along the upper drainage network of the Township generally range from 100 to 200 feet. Along Deer Creek, flood plains range from 400 to 600 feet in width within Coopersville to as wide as 1,000 feet in width where Deer Creek converges with the Grand River. Most of the creeks, as well as the Grand River, will flood the low lying areas along their banks in times of heavy rainfall and also during the springtime snowmelt. These flood areas have several implications for planning, such as consideration in the construction of structures, the planning and design for new roads, including bridges and culverts, and the location of recreational and other open space areas. At the present time, very little development has occurred within the areas of the Township that are floodprone. As a result, little flood damage has been experienced, and the Township does not participate in the Federal Flood Insurance Program. The hydrographic features have had a ow d:'ms\pl.kln-mp 4 89374 �I • L ' . DAMIAGE NETWORK ------- POLKTON TOWNSHIP OTTAWACCUITY,IKIWN --wwma..,...... --~..._..,,.,,.aca-. - ~ . . . . IIIVM:a•Aa ---N- - - an• coor--.&a ~ .. Map 1 �definite bearing on existing land use and their consideration is of primary importance in developing a future land use plan that makes use of and promotes the continuation of existing drainage patterns. Every effort · must be made to preserve and maintain the floodplain, the woodlands, and pasture lands along the streams in their natural state. In so doing, the potential long-term adverse environmental and economic impacts · that development of these fragile corridors brings can be avoided. SURFACE WATER QUALITY I L Generally speaking, the quality of surface waters in and around the Township are rated as good and meet Federal Clean Water Standards. One area of particular concern, however, is the Grand River which receives periodic discharges of raw sewage from the City of Grand Rapids. During these occurrences, which correspond to periods of high rainfall and runoff, users of the Grand River are warned by public health officials to avoid contact with the Grand River's water. Measures are being taken to alleviate this problem and should be implemented in the next few years. ! . i ,, Another source of potential pollution for streams in any farming community is agricultural runoff. Fertilizers and sedimentation are a major source of water pollution in Ottawa County, and care must be taken to by farmers to avoid these types of non-point pollution in their land management practices. Retention of natural vegetative strips along the drainage courses is one way that agricultural runoff into surface waters can be minimized. SOILS Existing development patterns reflect, to some extent, the suitability of the soils to support various land uses without extensive modifications such as public sewers or dewatering systems. Map 2 has been prepared based on soils and their suitability for residential development without major engineering considerations. The factors considered include hazards of flooding, depth to water table, bearing capacity, percolation rate, and slope. It should be noted that the soils with "severe limitations" will, in most cases, present problems for the efficient operation of individual septic systems. Because of high water tables or rapid lateral movement of subsurface waters in these areas, the use of septic tanks and drainage fields provides increased potential of pollution to wells and surface waters. In addition, there is a potential for seasonal flooding of basements. Intensive development in such areas will often lead to increased demands for public sewer and/or water systems to compensate for environmental and health hazards created by failed septic systems. •· By mapping these soils according to their limitations, patterns are identified which make it possible to determine the development potential of specific areas. Although the map is not intended as a substitute for on-site investigation or detailed engineering studies, it does generally define those areas that should be considered as prohibitive to intensive development. nw d:\ms\pllcm-mp 6 89374 �... \ Il - ' ~ \., J, GENERALIZED ENVIRONMENT AL LMTATIONS _ -__ .......... _. ... __ ,.,.....,_"1IIIMIIT _,..... - - ,,_"' 111111 POLKTON TOWNSHIP OTTAWA COUNTY, iliKHGAH ,.,,.M:8 ~ - - ~ G&l.l'IL .11"9~ . . . . of' CDOf9lln'l.1& L8CM. ...., - - cm m ~:, ~ ~-= .,,. .... M ~ ,a ..., !lsvaa Ulllill'Atm• ova 1'I OKI oa • • o, n. _,..._ : ~ - : ~ - - - - lfflMar sousa ltffAh covwn NIL .svwrn. una Map 2 ----~ - ....................r �'·-' .... 1 1 I ' I I__ .-. r • t L..s l,. IIIFORTANT FARMLANDS POLKTON TOW~NSHIP OTTAWA COUNTY ' IIICHQj Map 3 �Map 3 delineates the soils within the Polkton Township that are considered as prime agricultural soils by the United States Department of Agriculture. As can be seen, the majority of the prime soils follow the upland areas of the Township and with some exceptions, generally coincide with the soils that are not severely limiting from a developmental standpoint. As a result, future nonfarm development is likely to compete with farming for suitable land area. VEGETATION The vegetation patterns in Polkton Township quite closely reflects local topography, hydrology, and soils patterns. The rich loamy soils have been cleared and used for farming, while the poorer soils and steep slopes have been left undisturbed. Included in the naturally vegetated, undisturbed portions of the Township are those areas that generally have one or more characteristics such as slope and wemess that make them less than desirable for development purposes. The natural vegetation is quite varied and ranges from ash, willow, and poplar in the lowlands to oak-pine wood lots in rolling, gravelly, sandy soils and beach-maple-hemlock in the loamy to sandy steep slopes and seasonal wetland areas~ Areas of Hawthorne can also be found in some of the idle farmlands that have reverted back to a more natural condition. AIR QUAL17'Y The atmosphere over Polkton, as with all the southwest Michigan, meets all EPA ambient air standards except that set for ozone. Ozone is directly caused by automobile and industrial emissions. The MDNR predicts that southwest Michigan will met ozone standards in a few years. Odors, dust, and airborne pesticide contamination caused by agricultural practices can become an air quality issue, especially where residential land uses abut farmland. Farmers are normally protected by the State of Michigan's "Right to Farm" law; however, conflicts between farm operators and residents can become problematic and should be a valid consideration in the development of the Township's long-range Master Plan. nw d:'ms\pllctn-mp 9 89374 �' _..,; SOCIAL AND ECONOMIC CHARACTERISTICS Understanding the people in Polkton Township will help establish the basis for developing the Master Plan. This discussion will review the Township's general population characteristics and trends, its composition, and the basic housing characteristics of the community. ) I f 7· POPULATION A fundamental element of developing a good understanding of the Township and the needs of its residents is the study of population growth and important indicators such as age, education, income, and employment. Such analysis allows decision makers the ability to assess the impacts of changing conditions, and to better formulate solutions to existing and future problems both in terms of supply of services and in formulating the policies for proper land development. I I ' ·" From Table 1, it can be seen that Polkton Township experienced. an increasing growth rate for the period between 1940 and 1960. Between 1960 and 1970, growth continued but due to annexations to the City of Coopersville, the T~wnship lost population. Between 1970 and 1980, growth slowed somewhat; but based on figures provided by the West Michigan Shoreline Regional Development Commission (WMSRDC), the growth rate from 1980 to the present is nearly as rapid as rates experienced prior to 1970. One indicator that can be used to substantiate the estimates of population growth and which provide further support for the conclusion that the Township's growth rate has increased is building permit data. This data indicates that since 1985, approximately 56 new dwelling units have been erected. Based on conversations with Township officials, residential building activity for the years 1980 to 1985 stood at between 5 and 7 new homes each year. Collectively, these increases would represent a total of between 81 and 91 new homes, bringing the total to roughly 720 dwellings. By applying an estimated vacancy rate of 3% and multiplying the estimated number of occupied dwellings by the 1980 average household size of 3.21 persons, an estimated population of 2,242 persons for 1990 can be derived. This estimate is very close to the 1990 estimate supplied by the WMSRDC included in Table 1. r I TABLEl POPULATION GROWl'H Year c~ r . 1940 1950 1960 * 1970 1980 1990(est.) -------Source: 1980 U.S. Census Population 1,572 1,759 2,075 1,962 2,027 2,299 (1940-1990) Numerical Change 187 316 -113 65 272 Percent Change 11.9% 18.0% -5.4% 3.3% 13.4% 1989 Estimates prepared by WMSRDC. • Reflects population loss due to annexations to the City of Coopersville. nw d:'m9'i>lkm-mp 10 89374 �Table 2 compares the past and present population trends of the Township with the other communities within Ottawa County for the same time period. These figures indicate that recent growth in Polkton Township has been among the slower in Ottawa County. ...... , One of the factors that may have influenced the growth rate in the Township is the lack of utilities throughout the Township and the resultant inability of large-scale development to occur without public sewer and water sy~tems. As a result, much of the development which has occurred in the 1970's and 80's has been on large-acre lots in rural settings. I \,, One important factor of the Township's 1980 population that should not be overlooked is its age breakdown. In 1980, 10.1 % of the population was 65 years old or older, 57.7% were aged 18 years to 64 years and over, and 8.4% were under 5 years. For Ottawa County as a whole, these figures were 8.7%, 59.4%, and 8.4%, respectively. In 1980, the median age residents in Polkton was 29.1 years as compared to 27.4 years for the county, and 28.8 years for the State of Michigan. I . '. These figures and other census data reveal that in 1980, Polkton had a population profile that is symptomatic of an aging population in which young people in the family-forming years are moving away. Given the increased amount of building activity within the community in recent years, that trend may have slowed and future population gains are likely to be significantly influenced by in-migration patterns. It is expected that because of overall growth in the Grand Rapids Metropolitan area, future rates of in-migration are likely to exceed out-migration. ' \ HOUSEHOLDS , ,, L ,... In 1980, there were 612 households in Polkton Township. This figure represented an increase of 23% over the 1970 figure. Toe average number of persons per household in 1980 was 3.21, down from 3.8 in 1970. The average number of persqns per household in Polkton remains higher than Ottawa County as a whole (3.04) and consistent with the surrounding Townships with similar rural/agricultural characteristics. ECONOMIC CHARACTERISTICS Table 3 shows that in 1980 the median household income in Polkton Township was $18,175 as compared to $20,232 for all of Ottawa County. Eight percent (8%) of the Township's population lived on incomes under the poverty level compared to 6% for Ottawa County as a whole. These levels are reflective of the local agricultural based economy of the 1970's. 1985 statistics provided by the U.S. Census show that the per capita income of Polkton Township was $9,552 as compared to $10,397 for Ottawa County. These statistics would indicate that Polkton Township incomes still lags behind most communities in the County. ·~- .,.I OW d:'ma'f,llttn-mp 11 89374 �,... TABLE 2 ,-·· OTTAWA COUNTY r "', ;u·\-,,..,~t.,.:· ~-:...-·\·-: .:'1........ lirt~ij::::; "P-OPULATION GROWTH COM P"ARISO NS 1t-%it11t·:;r' :• ·"" . . \ ,....., I; '~ i , ·~, '' t _1 I 1980-90 1970-80 CITY & VILLAGE Coopersville Ferrysburg Grand Haven Holland* Hudsonville Zeeland Spring Lake Percent est• Change 1990 Percent Change 1940 1950 1960 1970 1980 1,083 1,371 1,584 8,799 14,616 837 3,007 1,329 9,536 15,858 1,101 3,075 1,824 11,066 22,140 2,649 3,702 2,063 2,129 2,196 11,844 22,991 3,523 4,734 3,034 2,889 2,440 11,763 21,767 4,844 4,764 2,731 36% 11% -.7% -5% 37% .6% -10% 3,185 2,836 13,353 26,046 6,132 5,463 3,026 10.2 16.2 13.5 19.6 26.6 14.6 10.8 1,572 1,377 1,709 1,243 1,412 2,592 1,185 4,913 1,928 1,304 1,974 416 1,041 2,063 1,728 1,653 1,879 1,759 1,663 1,849 1,343 1,763 3,990 1,997 6,224 2,049 1,460 3,295 473 1,281 3,700 2,240 2,139 2,194 2,075 2,238 2,237 1,492 2,402 7,989 3,479 6,498 2,258 1,755 4,043 750 1,618 5,953 3,243 2,507 2,655 1,962 3,554 2,927 1,786 2,861 17,615 5,489 8,455 2,926 2,072 6,461 1,078 2,051 4,979 4,883 2,983 2,934 2,027 6,080 3,763 2,034 3,536 26,104 7,238 13,739 3,546 2,449 10,354 2,206 3,018 6,857 5,927 3,387 3,711 3% 71% 29% 14% 24% 48% 32% 62% 21% 18% 60% 104% 47% 38% 21% 14% 26% 2,299 7,307 4,602 2,173 3,941 31,180 8,651 16,618 4,290 2,919 12,227 2,841 3,773 8,011 6,525 3,795 4,319 13.4 20.1 22.3 6.8 11.4 19.4 19.5 20.9 21.0 19.2 18.1 28.8 25.0 16.8 10.1 12.0 16.4 59,660 73,751 98,719 128,181 157,174 22% 178,356 18.0 1 t • .i .. 1~ TOWNSHIP** Polkton Allendale Blendon Chester Crockery Georgetown Grand Haven Holland Jamestown Olive Park Port Sheldon Robinson Spring Lake Tallmadge Wright Zeeland TOTAL COUNTY • Onawa County Only ••Township totals do not include city or village totals Source: U.S. Census & W .M.S.R.D.C. gscfldtarts\p<>pchart2 12 89374 �Table 3 Polkton Township 1980 Income and Poverty Comparisons ] Polkton Twp 612 $18,175 546 $19,031 8% 787 $20,270 9% ,i-----------4-----+------+----~~----+--------1 l ; ~J Coopersville $18,387 963 ·--------+-----+------+------1-----t-------, ': ) l Allendale Twp 1661 $17,525 1274 $20,154 15% Crockery Twp 1149 $16,800 974 $17,562 7% Wright Twp 913 $18,500 791 $20,318 17% Tallmadge Twp no $21,937 1563 $23,653 5% Ottawa Twp 50449 $20,232 41356 $22,059 6% 1--------+-----+------+--------4-----+------i ' ,-.1 LI ,l ~ - I •. nw d:'ms\plktn-mp 13 89374 �OCCUPATIONS > j l \ Polkton Township has a diverse occupational profile t,hat reflects the fact that relatively few employment opportunities exist within the Township itself. This tends to broaden the character of the workforce as many residents must work outside of the Township in a wide variety of jobs. Census data also reveals the average travel time to work for employed persons in the Township is over 20 minutes. This substantiates the obvious conclusions that for persons in the .Township that do not f ~ Polkton is a bedroom community. ,.,., l I ,. ,.._ l L '. i '\ nw d:'ms'i>llttn-mp 14 89374 �I: \ :l • l I. ' t • L r . . ' -, PA-111 FARMLAND - POLKTON TOWNSHIP .ni.,""'!:::cT OTTAWA COUfTY, aac:HUN Map 4 �... . Very little farmland in Polkton goes unused. For the most part, wooded areas are now confined to the areas directly associated with drainage courses where terrain is too steep or soils are poorly drained. Aside from poorly drained or other difficult to cultivate areas, most. of the idle farmland is deliberately left uncultivated for cropland rotation and other soil and farm management purposes. The Township's current zoning ordinance establishes_ an agricultural district to encourage cropland, horticulture, dairy, poultry, and livestock farming, as well as a number of associated agricultural uses. Nonfarm single family uses are not permitted as principal uses and are only approved on a case-by-case basis (special uses) when they are not found to negatively affect large tillable areas of the township. RESIDENTIAL LAND USE In 1980, there were 633 housing units in Polkton Township, all were single family homes. An average of 3.2 persons lived in each unit , I ', l , Single-family homes in Polkton can be categorized into three groups. The first group is farmhouses located on agricultural land. Most of these homes are older, built before 1940. Second, there are non-farm houses built along the Township's rural roads on relatively large parcels of land. The age of these homes is mixed, ranging from old farmhouses that have been converted to non-farm residential uses to modem homes built on land that has been split in more recent years. Finally, there are homes built on smaller land parcels concentrated in areas of higher densities. These areas include the settlement of Eastmanville, areas in the vicinity of the Oeveland Street/88th Avenue, and areas west of Eastmanville along Leonard Street A small resort type mobile home park is located in the southern portion of the Township. I, The age of existing housing units in Polkton Township is shown below. A majority of the units have been built during the period from 1940 to 1970; 32% of the units have been built since 1970. ,. TABLE4 1 HOUSING UNITS L > Year Built Before 1940 1970 *1980 - • * 1940 1969 1980 1990 Age (years) over 50 20-50 10-20 under 10 Number % of Total 279 206 148 87 38.7 28.6 20.5 12.0 Estimates based on recent building permit data. ow d:'ms\plkm•mp 17 89374 �.. - Being that Polkton Township is a rural community, residential uses comprise a relatively small percentage of the total land area (2.5% ). It is estimated that single family homesites occupy approximately 620 acres of land. The Township's only mobile home park occupies approximately 12 acres . i . f ' '- i l. f . l' • Information regarding property splits, supplied by the Ottawa County Property Description and Mapping Department for the period of 1980 to date, is quite revealing with respect to current and future residential development trends. During this period, 164 new parcels of propeny were created. Map 4 illustrates the number of parcel splits that occurred by section in the Township. The highest percentage of new parcels (47%) were created in the band of sections paralleling Leonard Street in the southern portion of the Township. Add to this figure the number of parcels created in the next northerly tier of sections we find that 55% of the splits occurred south of Garfield Street and nearly 78% of the splits occurred south of the State Road/I-96 corridor. These figures illustrate the existing location trend of residential development in the Township as well as foretell of a continuati9n of this trend. Based on residential building activity, it can be assumed that only approximately 50% of the new parcels have been built upon leaving at least 70 to 80 vacant parcels of land of less than 10 acres in size to erect single family homes. It can further be assumed that based on existing residential zoning classifications and the locations of parcel split activity that the vast majority of residential development will occur in the southern one half of the township. The Leonard Street corridor which includes the Grand River and associated varying topography promises to attract the highest number of new residences. f ; i. COMMERCIAL LAND USE At the present time, there is very little commercial acttvity within the boundaries of the Township. However, increased commercialization at the Township's boarders with the City of Coopersville is readily apparent The two major focal points are the I-96/68th Avenue and I96/48th Avenue interchanges. It is likely that some pressure to commercially develop Township land in these areas will increase. The Township currently provides commercial zoning along State Road west of Coopersville and at the I-96/48th intersection. This locality presently supports a propane fuel distributor. Commercial zoning is also in place in the southern portion of the Township to accommodate the existing resort oriented mobile home park. INDUSTRIAL LAND USE • There are at least four uses located at the I-96/68th avenue interchange area which can be classified as industrial. The most significant of these are an asphalt plant, a wood products enterprise, and a sanitary landfill. Collectively, these uses occupy approximately 100 acres of land with the landfill being by far the most prominent and the largest consumer of land. nw d:'ms\pllctn-mp 18 89374 �I". j' l • , I i... ( . .. 31 r ----·-·--t--~,_:;.........__,_-!---'-~""'°!!..!!.. "'· -+-I- ~ 8 52 I i .- -___ __ . ..._ - , 1HIIII~_,..- _......, .... _YC.a._... M:a .... .. --.ta ... -~~ - Clff w coo.....U UICM. . . . POLKTON TOWNSHIP ~ OTTAWA CCUfTY , .:HUN PARCELS CREATED BY SECTION 1980 -1990 Map 5 �PUBLIC AND SEMI-PUBLIC LAND USE . ;' ; Public and semi-public uses include land and facilities available for use by the general public or specific interest groups. Included are schools, churches, cemeteries, Township facilities, and public parks. The largest public facility in the Township is the County Farm. It consists of nearly 220 acres. Other major public/semi-public uses include Deer Creek park (4.5 acres) and the Township Hall and Fire Barn. Several churches are located in the Township. Collectively, it is estimated that public and semipublic uses comprise over 245 acres of land. i I ,-1 nw d:'cns'i>Uctn-mp 20 89374 �.... - .. ~ I .. ~--·• '. ,.. . _ - ......_ ., • . .._ ,--·~ ' i'... f~. . - ; ~--,•--.---: Yabl . . ; J Polkton Township Property Value Major Class Comparisons Classifications #of Parcels Cash Value -- %of Equal. Value #of Parcels Cash Value %of Equal. Value # of Parcels Cash Value %of .E9_ual. Value Real Property 430 23 0 592 8 26,889,017 1,816,132 0 25,675,458 421,000 47.4 3.25 0 45.3 .76 430 26 0 624 8 26,972,564 1,819,667 0 28,876,737 418,100 43.76 2.99 0 46.96 .69 425 28 0 632 10 25,519,871 2,115,612 0 32,248,909 422,075 40.42 3.42 0 50.65 .67 1053 $54,801,607 96.72 1088 $ 58,087,068 94.40 1095 $ 60,306,467 95.16 Agriculture Commercial Industrial Residential Utility 0 19 0 0 4 0 716,110 0 0 554,090 0 1.29 0 0 1.19 0 20 0 0 4 0 2,099,674 0 0 1,303,366 0 3.45 0 0 2.15 0 21 0 0 4 0 1,602,868 0 0 1,431,868 0 2.56 0 0 2.28 Total Personal 23 $912,145 3.28 24 $3,403,040 5.60 25 $3,034,736 4.84 Total Real and Personal 1076 $ 56,625,897 100 $61,490,108 100 1120 $63,341,203 100 Agriculture Commercial Industrial Residential Developmental Total Real . ) Personal Property Source: Ottawa County Equalization Reports: 1987-1989 I 1112 I :,_ · ·:-- > .I �. ,,,. ~,. .., r .......... _.. J - Table - , ; " ---- ...... Recent Polkton Township Development Activity a E "" a -6' I Polkton Township Building Permit Activity 19.65 198.6 19.BZ 19.68. 1989 Imitl 13 0 56 0 2 0 1 6 14 Single Family Homes Churches Industrial Buildings Banks or Offices 7 0 0 0 3 19 0 0 0 1 1 0 14 0 1 1 Other Non-Residential Buildings 0 0 5 3 N N Parcel Splits Number of New Parcels Created 1980-1990 (pt) !I ,---..L. ... 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 Total 17 24 8 5 15 19 13 36 7 15 5 164 1 ~-;7 - .... i I •• J �COMMUNITY FACILITIES The Township's community facilities are those which provide tangible services to the residents. A well rounded set of services is necessary to meet the needs of a growing community like Polkton Township. The services provided are discussed briefly below: Township Offices - The Township Hall is located at 6900 Arthur Drive in Coopersville. The building, erected in 1980, consists of a fire barn housing the three fire vehicles, a meeting room, two offices, and a restroom. The Hall provides meeting space for various Township committees. Elections are also held in the fire barn portion of the building. Space is currently adequate for Township needs, given the present part-time nature of office hours. I l l ~ I> ., Fire Service - The Township maintains a joint, all-volunteer fire department with the City of Coopersville. The fire barn at the Township Hall is the only site in the Township that houses fire vehicles. Public Safety - General police protection is provided by the Ottawa County Sheriffs Department. While the Township does not formally contract with Ottawa County for police protection, the County assigns one patrol person per twenty-four hours to an area that includes Polkton, Chester, Tallmadge and Wright Townships. Library - The Coopersville District Library is located at 333 Ottawa in Coopersville. Polkton Township levies financial support for this library, and elects members to the library's board. The library is part of the Lakeland Library Cooperative. Cemeteries - The Coopersville Polkton Cemetery is located on Cleveland Road, partially within the city limits of Coopersville. The Cemetery is maintained jointly by Polkton Township and the City of Coopersville. A second Polkton Township cemetery is located in Eastmanville. Educational Facilities - All of Polkton Township is located in the Coopersville School District which serves seven townships plus the City of Coopersville. The district maintains all instructional facilities at a main campus at 198 East Street in Coopersville. Besides Senior High and Junior High buildings, two elementary buildings are located on the site; one new elementary school building with seventeen classrooms was constructed in 1989. Coopersville schools have experienced an 18.25% increase in enrollment over the last ten years, bringing this year's total enrollment for K-12 grades plus Community Education to 2,556 students. Growth in the schools can be described as slow but steady, and current facilities are adequate for the next six to ten years. As the large numbers of students now in third and fourth grades reach high school age, facilities at that level will have to be re-evaluated. Also within the Township, Lamont Christian School and St Michaels Catholic Church provide private elementary schools for grades K-6. St Michaels parochial school is located on 88th Avenue in Dennison. The Lamont Christian school is located on Leonard Street near the east boundary of the Township nw d:'ms'plltln-mp 23 89374 �I ' . Public Utilities .,. Potential Systems - At the present time, there are no areas of Polkton Township that are served by public water or sewer utilities. Following is a brief discussion of current efforts and future considerations with regard to the provision of these facilities within portions of Polkton Township. Public Water ' ,.. ' J The City of Coopersville provides a water distribution system that consists of over 12 miles of watermain. All of these watermains are within the boundaries of the City and generally .are not presently within easy reach of adjacent property located within Polkton T<?wnship. This system's water supply is provided via a six-mile long connection with the City of Grand Rapids' water system. The connection consists of a 16-inch transmission line extending southward along 60th Avenue to a primary transmission line extending along M-45 in Allendale Township. Although the transmission line serving Coopersville passes through the Township, there are presently no service agreements between the Cities of Grand Rapids or Coopersville which enables Polkton Township to utilize the system. The Township is currently participating with Tallmadge Township in exploring the feasibility and desirability of pursuing watermain extensions to serve the Eastmanville and Lamont areas of Leonard Street The extensions would be intended to improve domestic water quality for residents in the Eastmanville area who, in some cases, have experienced problems with high mineral content in their private wells. In the Lamont area of Ta11madge Township, the more serious problem of high nitrates in private well water would be alleviated. At ·this point, decisions have yet to be made as to whether to proceed with this project Assuming that a design is selected and system costs are acceptable to residents, an increase in the water flow within the 60th Avenue transmission line would have to be made. Service agreements between the Township and the City of Grand Rapids would also have to be executed. Similar considerations would be necessary if areas of Polkton Township situated on the outskirts of Coopersville were to be served by the Coopersville water distribution system. Public Sewer A public sewage collection and treatment system serves the City of Coopersville. The lagoon treatment facility for this system is located in Polkton Township on the south side of I-96, west of 48th Avenue in Section 25. This facility has been recently expanded to serve the expected needs of the City for a period extending to the year 2000. No service agreements between the City and Polkton Township currently exist. Such agreements would have to be negotiated before areas of the Township could be served and both short and long range collection and treatment capacity modifications would be required to satisfy expanded service areas. nw d:\ms'lplkln-mp 24 89374 �No formal discussions between the City of Coopersville and the Township have taken place on this issue in recent years. Because of the apparent availability of substantial amounts of developable land within the City, provision of sanitary sewer service in support of intensive development within Polkton Township does not appear warranted at this time or for the near future. •It is suggested, however, that the City and Polkton Township should cooperate to ensure that long range (10 to 15 years) sewage collection and treatment facility plans ultimately reflect an expanded service area that includes the logical and timely extension of sewer services into those portions of Polkton Township that are immediately adjacent to the City. Transportation Facilities - The street system forms the most basic framework for growth and development of a community. By providing a means for internal and external circulation, it serves the community by helping shape the intensity of land use. Thus, this costly and longlasting element becomes one of the most dynamic forces of the community. I - .. i ' ( i' , I' The street system serving Polkton Township can be classified as follows (Refer to Map 6 on page 27): Controlled Access Arterials - These facilities (I-96) perform little or no land service function but instead are devoted entirely to the task of traffic movement by providing for large volumes of traffic at relatively -high speeds. It is characterized by limited access, multi-lane, divided highways. Major Rural Arterials (inter-county) - This class of street serves major movements of traffic within or through the area. Mainly designed to move traffic, the secondary function is to provide land service. This class of street typically interconnects major state arterial highways. There are 2.8 miles of this type of roadway in Polkton Township (56th Avenue). Minor Rural Arterials (county primary) - This class of street primarily serves local or shorter distance traffic and provides a limited degree of continuity. Their principal function is providing local access to major arterials. , I t ' ' Collector Streets - These streets provide internal traffic movement within specific areas and connect those areas with the major and minor arterial system. Generally, they are not continuous for great length. The rural collector street is intended to supply abutting property with the same degree of access as a local street, while at the same time carrying the "collected" traffic of local streets. Traffic control devices may be installed to protect and facilitate movement of traffic; however, these devices would not be as elaborate as those on arterial streets. In rural areas like Polkton Township, rural collectors typically represent the highest percentage of street miles. Within Polkton there are currently 12 miles of paved collector streets and 48 miles of gravel surface collectors. Local Feeder Streets - The sole function of these streets is to provide access to immediately adjacent property. nw d:'ms"i>Uctn-mp 25 89374 �,~...., i I; 'I • \ I In developed areas, they make up the major percentage of the streets of the community, but carry a small proportion of the vehicle-miles of travel In Polkton Township there are only approximately four miles of local feeder streets. Polkton is generally well served by its system of roadways and they operate at high levels of service. The following map illustrates the road network by the various functional classifications described above. The major and minor arterials illustrated are classified by the Ottawa County Road Commission as primary roads. The Road Commission has total responsibility for maintaining and making improvements to these roads. The collectors and local feeder streets are classified as local roads by the Road Commission, and the responsibility for making improvements to these streets is primarily that of the Township. The Township currently levies 2 mils for road improvements. These funds are used for general maintenance items such as dust control and graveling as well as the upgrading of gravel roads to hard surface. It is the informal goal of the Township Board to achieve having a hard surfaced road within one mile of each Township resident. The Township establishes its road maintenance and improvements schedule on an annual basis. The current millage used for local road improvements is scheduled to expire in 1993. At the present time there are approximately 50 miles of unpaved collector streets in the Township and many are likely to remain in this state for an extended period of time. Because these roads are not designed to efficiently handle traffic volumes that exceed 100 vehicles per day, a land use plan which attempts to avoid placing additional burden on these roads is an important consideration. Most of the streets_that are paved have been maintained in good to excellent condition. While traffic volumes on many of these streets have increased in the past and can be expected to increase in the future, all of the streets are operating at high levels of service. Only the most heavily traveled roads experience volumes estimated to approach 4,000 vehicles per day. With design capacities that range from 8,000 to 10,000 vehicles per day, it is expected that traffic volumes on most road segments will remain within design limitations throughout the 20-year planning period. Where problems do arise, relatively minor intersection improvements such as four-way stops, left-tum lanes, and deceleration lanes can be expected to adequately address deficiencies. nw d:'ms\pllttn-mp 26 89374 �. ' ) . .t.lllllill. • • FRU11'4Y .umR14L POLKTON TOWNSHIP ■-- IU..rOR RUJW. ARTZRl~IIITU COUNTY) MINOR Rua4.L .um:aw.(COI/IITY PllllWIY) 1111111111111 Rua4.L COLLIICTOR(P4VID) - ~ OTTAWA CCUlf1"Y . a:tlUN Rua4.L COLLIICTOR(UIIPAVSD) •••••••• LOCAL r&ID&a S'T1lDT STREET CLASSFICATION . Map 6 �RECREATION 'I' • J ·) I • ''H '.' I • While Polkton Township maintains no recreational facilities independently, it is a participant in the Coopersville area Recreation Advisory Commission. This Commission was created in 1985 to coordinate the organization of recreational facilities between the City of Coopersville and the Coopersville Area Public Schools. An important concept of the Commission is that the schools will be the principal provider of recreational facilities and programs for the area within the City and school ~strict. Programs are administered by the Community Education Department The 100-acre central campus for the Coopersville Area Public Schools provides the majority of recreational facilities for Polkton Township. The Junior and Senior High Buildings each contain a full size gymnasium, and the elementary and community education buildings contain a total of three multi-purpose rooms. The Senior High School also has an auditorium. Also found on campus are two playgrounds, one hard-ball diamond with a second being restored, two softball diamonds, six tennis courts, a football field, several practice fields, a nature cent~ with a pond, cross-country ski-ttails, and a trail system soon to be improved as a fitness trail with asphalt paving. The City of Coopersville maintains two City Parks. Deer Creek Park is located on 35 acres of woodlot along Deer Creek which flows through the center of the City. Facilities include a lighted softball field, two lighted tennis courts, one basketball court, picnic area, playground equipment, playfield, and restrooms. Veterans Memorial Park is located on 17.5 acres of Randall Street. The park contains two little league ballfields and a picnic area. Within the Township, Ottawa County maintains Deer Creek County Park. It is located where Deer Creek empties into the Grand River between Eastmanville and Lamont. This four-acre park contains a ball diamond, two tennis courts, a basketball court, play equipment, picnic area, play fields, restrooms, and Grand River access for small boats. .. . Semi-public recreation facilities available to Township residents include indoor basketball and multi-purpose rooms at Church of the Savior, Coopersville Reformed Church, and Coopersville Christian Reformed Church. A ball diamond is located at the Coopersville Reformed Church. The Coopersville Seaville Swim Oub is a private organization that provides an outdoor seasonal swim program through community recreation programs. nw d:'ms\plktn-mp 28 89374 �PLANNING ANALYSIS 1- This section of the plan examines the various components which have previously been described and undertakes an analysis of planning indictors and growth trends. This analysis will provide a more complete understanding on how the Township has developed and with this knowledge the goals and objectives for future development can be established. 1 I ' By looking at population projections, the existing land use mix, and basic planning assumptions, the guidelines for determining the various land use needs can be determined. Through this process, the Township Board and the Planning Commission will know if it is reasonable to accommodate development of several thousand acres or a few hundred acres for a specific type of land use. POPULATION PROJECTIONS ·, By their very nature, population projections are only refined estimates of what the future might hold. It is clearly impossible to forecast the end result of untold individual and public decisions. Assumptions must be based on sound judgement and historical information. By necessity, they must be tempered by local opinions or they will certainly be unreasonable. There are numerous methods of estimating future populations growth of a community; some are: (1) the cohort survival method, (2) average percentage growth rate, (3) average numerical growth rate, and (4) geometric progression. Any of these methods could be utilized depending on the available background information required. WMSRDC has developed projections for each of the minor civil divisions in Ottawa County. Those projections are an average of two methods. The first is a proportional method based upon the percentage of county population at each civil division represented during the period of 1977 through 1986. The second approach is based on historical growth rate from 1970 to 1986. The Regional Planning Commission estimates are illustrated on Table 7. RESIDENTIAL LAND NEEDS With an expected population increase of nearly 400 persons or 130 new homes (at three persons per home), an estimated quantity of land area needed to accommodate this growth can be determined by making a few assumptions. First of all, because public sanitary sewer is necessary to support multi-family developments, and high concentrations of certain types of single family developments and the provisions of sanitary sewer is not foreseen to occur within at least the first five to ten years of the planning periods, it can be assumed that the vast majority of the 130 dwellings will be low density single family detached units. Given a predominance of single family detached homes, it can be assumed that the average lot size for each future dwelling unit will be between one half acre to one acre. This assumption is based on several considerations: nw d:'ms\pllcm-mp 29 89374 �I Table 7 • OTTAWA COUNTY 1980 - 2010 :£:'.;,: ¢,: : ~:: Pu,:, P_,: }K:: tt :1:::,c>.LZ19'. , ,: :· : e:: i (:.:o: : I ?J~L:: ~.: =tr.:' .'.r 'b _. · ·N_:-• smSl!t@Jl'.1.fT] CITY & VILLAGE ,-. Coopersville Ferrysburg ;·,- Grand Haven i Holland* (Region 14) L~... Hudsonville ,... Zeeland I. , , Spring Lake 1980 1990 1995 2000 2005 2010 2,889 2,440 11,763 21,767 4,844 4,764 2,731 3,185 2,836 13,353 26,046 6,132 5,463 3,026 3,460 2,899 13,953 27,234 6,861 5,706 3,117 3,727 3,048 14,489 28,293 7,614 5,924 3,196 3,985 3,184 14,969 29,242 8,388 6,121 3,266 4,232 3,309 15,401 30,091 9,179 6,300 3,334 . 2',4]'3/;: ::) \ ' 2;515 9,437 5,542 2,398 4,504 38,392 10,411 19,637 5,085 3,414 15,253 4,141 4,803 9,633 7,415 4,256 5,065 2;607 10,621 6,010 2,496 4,760 42,120 11,286 21,083 5,468 3,648 16,848 4,986 5,362 10,438 7,816 4,459 5,419 2,691 11,886 6,470 2,584 4,999 45,900 12,149 22,486 5,840 3,871 18,488 5,993 5,947 11,233 8,188 4,646 5,756 218,192 234,582 250,972 .. f- : i•. ' , 1 _ Blendon Chester Crockery eorgetown Grand Haven Holland Jamestown Olive Park Port Sheldon Robinson Spring Lake Tallmadge Wright Zeeland 2'tP27!':'?:t :: : I: 7;ig9)< 6,080 7,307 4,602 3,763 2,034 2,173 3,536 3,941 26,104 31,180 7,238 8,651 13,739 16,618 3,546 4,290 2,449 2,919 10,354 12,227 2,206 2,841 3,018 3,773 6,857 8,011 5,927 6,525 3,387 3,795 3,711 4,319 8,333 5,071 2,291 4,231 34,741 9,532 18,140 4,691 3,170 13,712 3,434 4,274 8,822 6,985 4,035 4,697 ..' COUNTY TOTAL • 157,174 201,802 185,412 Source: West Michigan Shoreline Regional Development Commision, 1988 30 89374 �1. The cmrent minimum lot size in the agricultural zoning district is one acre. Although some development will occur under such regulations, because of strict zoning limitations, only a relative small percentage of the total number of new dwellings will occupy such parcels. 2. Much of the land area of Polkton Township has soils that are unsuitable for on-site septic systems. As a result, lots and parcel sizes larger than the 15,000 square feet presently required in the residential districts are needed to safely provide for private septic systems. This most likely has resulted in the past trend for virtually no subdivision platting activity and minimal unplatted land divisions consisting of parcels in the range of one half to one acre in size. ' I l - ~ I ' - Based on the above assumptions, the range in the amount of land needed to accommodate the projected number of new homes can be determined as follows: . -, I 130 x 0.5 acres = 65 acres 130 x 1 acre= 130 acres Thus without the provisions of the public utilities or other forms of collective sewage treatment to allow higher densities in a more compact residential land use pattern, a minimum of 130 acres of land will be needed. Based on the amount of vacant lan~ that is presently available in the Township, it appears that there is sufficient land available to handle this projected growth, in a fairly dispersed fashion. Because future growth trends cannot be totally predicte~ it is advisable to rely on the higher figure for planning purpo~s. ' . It becomes apparent that if a more compact residential pattern of growth is to be achieved, the majority of growth should be directed toward areas having soils capable of supporting the higher densities or in the alternative, the provision of a public water and/or sewer system in at least a portion of the Township. If provid~ public water and sewer could be used by the Township to direct future growth and development in a much more systematic and concise pattern. I•• i i - ' I COMMERCIAL LAND NEEDS 'i' Because the two I-96 interchanges shared by the Township and Coopersville are expected to be attractive to businesses desiring good access for an expanded regional market and/or high visibility for high volumes of through traffic, it is suggested that 20 to 30 acres of land in these areas could be allocated for eventual commercial development. It is also suggested that between 5 and 10 acres of Neighborhood Commercial land could be identified in other areas of the Township to accommodate the convenience needs of residents. Such allocations would be sufficient to suppon a variety of small commercial lots as well as a large neighborhood or community oriented service center. It is not anticipated that a major shopping center will be located in Polkton Township within the planing period since areas of Coopersville appear much more desirable. nw d:\ms\plkm-mp - -- - - -- --- --- -- --- 31 89374 �,, INDUSTRIAL LAND NEEDS Based on existing trends and exisnng population increase within the Township and the surrounding communities and given the fact that industrial facilities require good highway access. I-96/68th interchange area could be expected to be an attraction for industrial growth. However, because of the present lack of utilities, the Township does not have an abundance of raw land suitable for intensive industrial uses. It is therefore recommended that the land use plan identify areas that could potentially be developed at relatively low intensities of industrial use. Should utilities become available, the amount of land allocated for eventual industrial use could be increased. PARKS AND RECREATION The following standards for parks provide some guidance that would determine the future recreational needs for Polkton Township residents: Type Acres Needed/100 Population 0.5 Mini-park (specialized facilities that serve a limited population or groups such as the elderly or small children). 2.0 Neighborhood playground (tot-lot, swings, field and court game area, picnicking, ball fields, wading pools, toilet facilities, etc.) 3.0-8.0 Community park/playfield (athletic field. area of court games, swimming pools, etc.) Total 10.5 acres per 1000 people --------Source: Recreation Parle and Open Space Standards and Guidelines - National Recreation and Park Association (1983). Based upon the current estimate of nearly 2,300 people, approximately 24 acres of recreational land is needed to satisfy the above recreational standards. At the present time, there is no park land within the Township that can be classified in the three categories of mini-park, neighborhood playgrounds, or community park/playfield facilities. The 24.0 acres therefore represents a current shortfall. With a 2010 projected population of approximately 2,691 people, 27 acres of park land will be needed to satisfy the national standard. It should be noted that these standards are based on national averages and Polkton Township should use these standards only as guidelines. However, in light of the above comparison to national recreational standards, it is suggested that the Township seriously consider the need to provide additional recreational facilities within the Township. nw d:'ms~lktn-mp 32 89374 �.PLAN FORMULATION r • It is apparent that in many ways, Polkton Township is inextricably linked to the City of Coopersville and the nearby Grand Rapids metropolitan area. To a somewhat lesser degree, the tri-cities area of Spring Lake, Ferrysburg, and Grand Haven are also important factors in the comm.unity's long-term development. The linkages that exist include inter-relationships between land use, recreation, shopping, employment, transportation, and at least in the foreseeable future, solid waste disposal. Development of the Township has been and will continue to be greatly influenced by these various relationships. The Township, therefore, cannot plan for its future development in complete isolation of the needs and growth trends of the balance of the area. With the acceptance of this interdependence, however, the Township also recognizes and values the fact that it is a separate and unique community and is obligated to plan for its future in accordance with the needs and desires of its residents. GOALS AND POUCIES Planning goals are statements_that express the comm.unity's long-range desires and serve to provide direction for related planning activities. Based on previous analysis of the community, each goal's accompanying policies reflect the general strategy that the community will pursue to attain its goals. The following set of goals and policy statements have been developed for use in shaping the Polkton Township Master Plan, and are in response to many of the development issues that either exist or will come into play in the future development of the Township. Goal #1: The Environment To insure that new development takes place in an environmentally consistent and sound manner and that the potential for flood hazard, soil erosion, disturbances to the natural drainage network and surface and groundwater contamination are minimized, thereby protecting natural resources and preserving scenic and environmental quality, as well as minimizing the public burden. Policies • Implement zoning and related development review tools that encourage approaches to land development that take natural features such soils, topography, steep slopes, hydrology, and natural vegetation into account in the process of site design. • Participate in regional and state-wide programs to monitor the quality of surface and groundwater. • Encourage soil conservation practices and the wise use of fertilizers and pesticides. nw d."'ms'i>llon-mp 33 89374 �Agriculture Goal#2: To preserve the agricultural economic ba_se of the Township. Policies • Support the Farmland and Open Space Preservation Act. P.A. 116 of 1974, by encouraging and approving preservation agreements by area farmers that are consistent with the land use plan. • Through zoning, restrict non-farm development in areas consisting primarily of prime farmland. ~- • Through zoning regulations and utility extension policies, cause lands which are less suitable for agriculture use to be more attractive to develop than prime agricultural land, thereby encouraging the majority of development to occur in areas less suitable for agriculture. Goal #3: Balanced, Orderly Growth Maintain a predominantly agricultural and low density residential pattern of development as a means of perpetuating the rural/agricultural character found in most areas of the Township while accommodating other forms and intensities of land use in appropriate locations. Policies • Discourage strip development patterns which limit access to interior parcels and lead to unnecessary traffic hazards. • Establish density standards that are consistent with the natural capacity of soils to handle on-site septic systems and which promote the preservation of the Township's rural and agrarian qualities. • Encourage the highest concentrations of development to occur in locations where there are existing public utilities and where future public utilities and services can be most economically and efficiently provided, when they are needed. • Protect natural elements which contribute to the overall aesthetic qualities of the Township such as trees, wildlife, the natural lay of the land, green spaces, wetlands, and open views. • Encourage the preservation of farmhouses, barns, fence styles, and other architectural and landscaping forms which symbolize the Township's agricultural heritage. • Foster quiet. family-oriented neighborhoods. nw d:'ms\plktn-mp 34 89374 �Goal#4: Commercial Development Provide for the basic service and shopping needs of the Township's residents by directing commercial development to take place in suitable areas but in a manner which limits commercial strip development, minimizes conflicts with surrounding land uses and prevents unnecessary conflicts with the movement of traffic along streets and highways. Policies • Limit commercial development to a few concentrated areas, rather than allow strip development. • Discourage commercial development in areas that would lead to the need for public utilities and services that cannot be economically and efficiently provided in the foreseeable future. • Encourage the shared use of commercial driveways and limit the number of spacing of driveways. Promote uncongested commercial thoroughfares by encouraging the sharing of commercial drives and increasing the spacing distance between such drives. • Promote high quality commercial development through local site plan reviews. Goal#S: Industrial Development Provide for limited light industrial development in areas that are easily accessible· by major transportation facilities. Policies • Establish and reserve suitable land for future industrial purposes. • Promote the development of industrial plats rather than piece-meal single lot development. • Promote high quality industrial development through local site plan review. Goal#6: Economic Development To increase the tax base of the Township and the availability of jobs within the community, thereby increasing the ability of the Township to provide services, bettering the economic well being of residents and improving the overall quality of life in the area. Policies • Protect the agricultural economic base by minimizing farm versus non-farm conflicts. • Accommodate limited, high quality commercial development • Accommodate limited, high quality industrial development. ow d:'ms'-plk1n-mp 35 89374 �Land Use Conflicts Goal#7: Discourage and avoid conflicts between incompatible land uses. Policies • Prevent the wide scale scattering of intensive and high density non-farm land uses in the rural country-side. • In areas of higher density, provide for the separation between conflicting land used by designating suitable transitional districts or requiring greenbelt or buffer areas. Roads Goal#8: To maximize the efficiency, safety, and ease of maintenance of the road system. Make provisions for road improvements that will promote growth in a ~ay that is consistent with adopted goals and policies relating to land use. Policies • Limit the number of driveways along major highway arterials by encouraging the shared u_se of driveways by commercial establishments through site plan review. • Encourage clustered development. • Adopt subdivision regulations in support of land use goals. • Where non-farm development is appropriate, encourage the integrated development of a public and private local streets network to avoid strip development along collectors and to foster the development of land internal to section lines; adopt minimum standards for private streets. • Systematically improve Township roads giving priority to roads in areas intended to support the highest concentrations of development. GOAL#9: Housing To provide a wide range of housing opportunities within the Township. Policies • Provide the construction of single family homes, placement of contemporary quality mobile homes and construction of multiple family housing in appropriate locations and at acceptable densities. Special attention should be given to the needs of senior citizens, young couples and low/moderate income households. • Encourage the maintenance and preservation of the existing housing stock through code enforcement and _through participation in State and Federal housing rehabilitation programs. nw d:\ms\pllctn-mp 36 89374 �GOAL #10: Public Facilities and Services Including Recreation, Police and Fire Protection, and Transportation F acuities. Policies • Maintain a close, cooperative relationship with the Ottawa County Sheriff Department to ensure adequate police protection. • Maintain the Township's voluntary fire department • Develop active outdoor recreation facilities to meet the needs of existing and future residents. • Require residential developers to set aside suitable pockets of land for parks and road easements. PLAN CONCEPTS The goals and policies previously outlined. and analysis of the Township's physical, social, and economic makeup have allowed the formulation. of four broad concepts that will be used in the development of a long-range plan. These include: • While the Township recognizes the need to accommodate future growth and development, it is not the desire or goal of the Township to encourage development for the sake of development alone. • In recognition of the current general lack of public utilities and only modest levels of other public services and facilities, the natural capabilities of the land to support development along with the services and facilities that can be provided by and shared by the City of Coopersville must comprise the primary building blocks on which future development will be based. • Polkton Township is blessed with irreplaceable natural resources and amenities which combine to give it a desirable rural character. The Township recognizes that the loss of such attributes as prime farmland are losses not only to local residents but to the region, state, and to future generations. It is therefore the intent of Polkton Township to promote the preservation of farmland by directing future growth and land uses considered incompatible with agricultural practices to those areas of the Township considered to have a higher suitability for such uses. • There is a strong desire on the part of residents to preserve the Township's rural character and to promote agricultural preservation. In addition, growth trends and population projections indicate that there will not be sufficient pressure during the foreseeable future to warrant large scale development of the Township. It is therefore appropriate to determine development priorities for the various lands within the community. The staging of development will promote more orderly and concentrated development versus expensive sprawl development. nw d:'«ns\pilttn-mp 37 89374 �I FUTURE LAND USE PLAN I I This chapter contains descriptions and recommendations for future land use in Polkton Township. These recommendations will provide overall framework for the management of growth and resources and the regulation of future development to a large degree these planning recommendations will serve as the basis for evaluating individual zoning requests as to their appropriateness in achieving community goals. .. t The future land use program is general in scope. It is not always intended to establish precise boundaries of land use categories or exact locations of individual future uses. It is also important to note that there is no precise schedule to implement many of the recommendations contained here. Inste~ the timing of rezoning to accommodate a particular land use should be dependent upon factors such as availability of public utilities, provisions for adequate roadways, effect on public services, and the demand for 1a particular land use versus the available land presently zoned for this use. A general description the various land use recommendations is described in this section. These recommendations are best illustrated on the future land use map found inside this document. As background information to the planning process, the following narrative provides an explanation of the relationship of land use planning to zoning. THE RELATIONSIIlP OF PLANNING TO ZONING '. , .. The relationship between land use planning and zoning is an important one. Planning is basically the act of planning the uses of land within a comm.unity for the future while zoning is the act of regulating the use of these lands by ordinance. The laws of the State of Michigan require that a community engage in land use planning activities, including the preparation of a comprehensive plan, prior to the initiation of zoning ordinance within the community. Because communities are dynamic in nature and the pace of growth is not always foreseeable the periodic updating of a comm.unity's comprehensive plan is a necessity in order to make the plan and its zoning ordinance realistic and in tune with ever-changing demands of modem day society. In order to provide a better understanding of the terms of planning and zoning, the following definitions are provided: LAND USE PLANNING "Land use planning" may be defined as the process of guiding the future growth and development of a community. Generally a document known as the Comprehensive Plan or Master Plan is prepared which addresses the various factors relating to the growth of a community. Through the process of land use planning, it is intended that a community can preserve, promote, protect and improve the public health, safety and general welfare. Additional considerations include: comfort; good order, appearance; convenience; law enforcement and fire nw d:'ms\plkm-mp 38 89374 I I �, .. protection; prevention of the overcrowding of land; avoidance of undue concentration of population; facilitation of adequate and efficient provision of transportation, water, sewage requirements and services; and conservation, development, utilization and protection of natural resources within the community. ZONING •~, The process of partitioning a community into districts each of which permits certain uses of land for the purpose of conserving and promoting the health, safety, convenience and general .velfare of the people within the community. A zoning ordinance is often adopted which contains regulations controlling land uses, densities, building heights and bulk, lot sizes, yard and open spaces, setbacks and accessory uses. A zoning ordinance consists of two distinct parts: a written text and a district map. The text sets forth the purposes, uses and district regulations for each district and the standards for special land uses and the administration of the ordinance. The map denotes a specific zoning district for every parcel of land within the community. Zoning is one instrument, along with capital improvements programming and the administration of local subdivision regulations, which implements the goals and policies of the comprehensive plan. The enactment and administration of the zoning ordinances are legislative and administrative processes conducted by local units of government relating to the implementation of the goals and policies of the Master Plan. DEVELOPMENT STAGING The demand for additional developable land and demands for utilities and other public services go hand in hand. Because of this, a major objective of the Master Plan is to direct development into the areas best able to suppon it and conversely to delineate the areas that are not suited for major development within the planning period. To promote the efficient provision of public services, maintain rural character, and to control sprawl development situations, it is necessary that the highest densities of future development be encouraged to locate within areas that are most capable of being economically served by public utilities and services in the future. To that end, it is imponant that rezonings and the provision of utility services necessary to suppon new development be incremental and based on need and cost feasibility. In consideration of the anticipated practical limits of utility and public services, future highway improvements, existing development patterns, anticipated land needs, and the goal to conserve and preserve certain natural elements, the boundary of the Agricultural Conservation District represents the approximate maximum extent to which urban and suburban types of services and/or development should be considered within the foreseeable future. It is recommended that major developments and/or the extension of public utilities within or in close proximity of this boundary should be avoided until such time that it becomes apparent that growth demands can no longer be met within the other planning districts. By staging development in this manner, nw d:"ffls\plktn-mp 39 89374 �,- growth will be encouraged to occur in a logical progression outward from existing development concentrations. LAND USE CATEGORIES AGRICULTURAL CONSERVATION ; ' ..' As a means of promoting and protecting the majority of the Township's important farmland, the Future Land Use Plan map proposes the designation of an Agricultural Conservation District. This district would encompass over 75% of the Township's land area. Within the planning area, non-farm development would be discouraged and rural land uses such as open space and farming would be promoted. The Agricultural Conservation District contains the majority of soils that have been classified as "prime agricultural" soils by the U.S.D.A and also contains the majority of land that is presently I enrolled in the P.A. 116, "Farmland Open Space Preservation Program". Many soils in this district also pose severe limitations on development due to their inability to accommodate on site septic systems and/or other building limitations. The existence of "prime agricultural soils", the concentration of P.A. 116 enrolled land, severe environmental limitations, the existing farming activity and the large amount of unfragmented parcels suitable for farming activity are the principal parameters used in defining the general boundaries of the district. The primary objectives of this planning district are: 1. To promote farming activities as the primary land use in the areas of the Township best suited for such use; 2. To preserve woodlands and wetlands associated with farms which, because of their natural characteristics, are valuable as water retention and ground water recharge areas and as habitat for plant and animal life and which have an important and aesthetic scenic value which contributes to the unique character of the agricultural preservation district 3. To prevent the conversion of agricultural land to scattered non-farm development, which when unchecked, unnecessarily increases the cost of public services to all citizens and results in the premature disinvestment in agricultural. Implementation Measures Recommended mechanisms and guidelines for use in achieving objectives of the agricultural preservation district include: 1. Continue to encourage the enrollment of farm lands in the Farm Land and Open Space Preservation Program and the dedication of conservation easements to land trusts. nw d..\rns\plktn-mp 40 89374 �- ----------------------------------- 2. Through zoning regulations, discourage residential development that does not directly serve farm families and farm workers. Review and monitor the effectiveness of current zoning regulations in conserving imported farmlands. 3. Encourage the majority of residential development to occur in areas less suitable for farming activities and near public services and utilities. 4. Avoid the extension of public utilities into agricultural areas as a means of discouraging intensive non-farm development ' 1•• - J WATERFRONT RESIDENTIAL DISTRICT rI ~ I I • 1 The Waterfront Residential District has been assigned to the land area lying between the Grand River and Leonard Street Within this area, it is intended that low density residential uses, various recreational types of uses, farming (when properly practiced), and natural wildlife habit be the primary uses. The primary intent of this district is to ensure the prevention of economic and environmental damage due to flooding or intensive development patterns. In line with these objectives, it is necessary that land use controls that ensure the preservation of the value and character of the Grand River corridor and the river's natural floodplain be utilized. Implementation Mechanisms { 1. Consider the imposition of a large minimum residential lot size to avoid intensive, haphazard development, and through optional flexible zoning provisions encourage the clustering of development on soils best suited to support the development 2. Consider properties within this district as the highest priority for public acquisition in the . location of new parks and recreation areas. 3. Develop a floodplain overlay zoning district which imposes strict zoning regulations on uses that would fall within the Grand River's 100-year floodplain. 4. Avoid the installation of public utilities within the district unless they are needed to solve existing dangers to public health problems. . Low DENSITY RESIDENTIAL The Low Density Residential Planning area is applied to several areas of the Township that contain soils generally amenable to single family residential development at densities of approximately one unit per acre without the provisions of public utilities. Much of this area has experienced some development pressure, as witnessed by the number of existing homes and parcels of less than 10 acres that already exist within the areas. The boundaries, therefore, generally reflect the emerging pattern of rural non-farm development The primary role of these areas is the accommodation of future development that is predominantly residential in nature in a manner that still preserves the area's rural and unique -- - ---~- 89374 41 nw d:'ms'plktn-mp - ---- - - _- _----= -_ �p. environmental qualities. It is also intended to ultimately serve as a transitional area between the areas devoted more exclusively to agriculture and the higher concentrations of non-farm, suburban type development. In considering zoning requests for Low Density Residential, the township should avoid situations that would result in scattered or leapfrog development. IMPLEMENTATION MECHANISMS . I _,,, The following mechanisms are intended for use in achieving the objectives of a low density residential district. 1. Due to the existing lack of utilities and generally heavy soils, amend the current Single Family Residential Zoning District regulations to restrict the minimum lot size within the district to approximately one acre for unplatted and platted parcels without public utilities, and 20,000 square feet for platted parcels if public water and/or sewage utilities are made available. 2. Permit duplex dwelling units as special uses within plats at the time of plat approval, thereby controlling their location and number, and ensuring their compatibility. 3. Future zoning to the Low Density Residential Classification is recommended to only occur incrementally, based upon the demand for development of the type that would be all9wed in the Low Density Residential district and it is demonstrated that the appropriate infrastructure is available to support the higher intensity of development. r. \ '' ,-, ,i. .- MEDWM DENSITY RESIDENTIAL i - ' ,_ ' . This classification is designed to accommodate single family development at densities of two to three dwelling units per acre and preplanned multi-family developments of a density, of up to six dwelling units per acre. By adherence to stringent site selection and design standards, multifamily developments are intended to co-exist with existing single family homes and new single family developments that may locate in the same planning district. The types of dwelling units and densities envisioned in the MDR area can serve as transitional uses between non-residential uses and low density residences or between high density residential uses and low density residences. Because public sewer and water is necessary for these densities of development in order to assure long-range public health, such developments should not be approved until proper public sewer and water service is available. For this reason, the MOR designation has been allocated primarily only to the area around Coopersville. As a sub-category of the MDR District, the Manufactured Housing Planning area has been allocated to an area in Section 26, south of I-96. This area is intended to satisfy the land needs for additional manufactured home parks within the Township. This location was selected because of its proximity to existing utilities, its location along an improved street, and good nw d:'ms'pllctn-mp 42 89374 �access to the expressway. Given the concerns that typically arise over manufactured housing parks with regard to increased traffic volumes and reduction of adjoining property values, this area offers a viable mobile home park setting while minimizing the potential for land use conflicts. ...... i't ,.~ The Plan also recognizes the existing mobile home park in Section 8. However, because of the distance to community services, shopping, and fire protection, the Plan does not support major expansion of this park or the development of additional mobile home park since this area or similar locations throughout the Township. Limited expansion of the existing mobile home park should only be considered if health issues relative to sanitary sewage disposal can be adequ.ately addressed. ' [. 1' L. I I '; I Within the planning horizon, the conditions necessary to support high density residential developments do not appear feasible or desirable from a planning standpoint. Therefore, no high density residential areas are proposed here. It is recommended, however, that the need and location for high density residential uses be periodically re-examined as growth in and adjacent to the City of Coopersville occurs. Implementation Measw-es 1. Develop and implement zoning and subdivision design standards appropriate for the regulation of single family developments at densities of 2 to 3 du/acre. 2. Develop and implement Planned Unit Development zoning provisions to accommodate multi-family and manufactured housing developments and which allow flexibility in their design. 3. Limit the density for areas designated as Medium Density Residential to no more than six units per acre and require provision of public sewer and water. 4. Defer the rezoning of identified Medium Density Residential lands until specific applications are made. .. ,i L_; r - COMMERCIAL LAND USE Typically, commercial establishments seek out major streets with high traffic volumes to maximize their visibility and encourage drive-in trade. However, when a major street begins to develop commercially, traffic congestion too often occurs and conflicts result between through traffic and the vehicles entering and existing driveways. • This plan recognizes that demands for a wide variety of commercial development in the Coopersville/Polkton Township area are likely to increase within the planning period. These deman~ are most likely to be greatest near the I-96/68th Avenue interchange where traffic volumes are greatest and the new businesses can take advantage of the more concentrated consumer market in and around Coopersville. MShd4\plk1n-mp\aca 43 89374 �.·-. One imponant factor that warrants limiting the allocation of land for future commercial use within the Township is the availability of planned and zoned commercial areas within the City of Coopersville. Because nearby areas of Coopersville are better served by utilities and other infrastructure, it is logical that the most intensive commercial activities should be concentrated within the City. However, in recognition of the locational qualities of certain areas for ultimate commercial use and the advantages of allocating lands for long-range planning purposes, the plan identifies three areas in Polkton Township for the suppon of future community/highway oriented types of commercial activity. These areas are located along Arthur Street and State Road both near the I-96/68th Avenue interchange and at the I-96/48th Avenue interchange. L. The types of businesses that are expected to find potential Polkton Township sites attractive include lumberyards, mobile and motor home sales lots, and similar uses that require relatively large acreages and few utilities. More intensive commercial uses such as supermarkets, banks, restaurants, and other retail uses are not recommended to be located in these areas until such ti.me that adequate areas within the City of Coopersville are no longer available and appropriate public utilities are provided to serve the areas. In addition to the two 1-96 interchange commercial areas, the 68th Avenue/Leonard Street intersection is identified as a planned location for a neighborhood convenience commercial businesses. This planning area is limited in size and intended to accommodate small retail and service types of establishments catering to the needs of nearby residents in the Eastmanville area. Implementation Measures Unless careful site planning and access controls are instituted, conflicts between uses can occur, opportunities for integrated uses loss, and the capacity of streets can be greatly reduced. It is therefore recommended that the rezoning of land designated by the Land Use Plan for commercial purposes be done cautiously to help assure that development does not occur prematurely or haphazardly, with disregard for the lack of utilities or the uses that are in existence or could develop on an adjoining site. Implementation of the commercial land use plan should therefore include the following recommendations: I L r , 1. Utilization of flexible planned unit development zoning provisions that would allow the revi~w and approval of proposals incorporating integrated mixed uses, joint access, and alternate access characteristics. 2. Utilization of zoning standards and a site plan review process which promotes desirable objectives and the careful scrutinization of such site plan features such as: • Water Supply, Wastewater Collection, and Storm Drainage: Until public systems for these utilities are provided, it is recommended that major development not be permitted unless careful consideration is given to the ability of individual methods to handle the expected water demands, wastewater generation, and stormwater runoff. MShd4\plkm-mp\aea 44 89374 �• Driveway Location and Spacing: Driveways should be located as far from street intersections as possible to avoid left turn conflicts and businesses should be encouraged to use joint driveways whenever possible. Driveways should be at least 200 feet apart to reduce conflicts and provide gaps in traffic for safer ingress and egress. It is recommended that commercial parcels located on arterials have a minimum of 200 feet of street frontage to promote adequate driveway spacing. • Landscaping: Commercial development should provide landscaping along the street edge to enhance aesthetics and screen parking areas. Specific landscaping requirements should be incorporated to ensure adequate and uniform landscape treatment among businesses. ' ' • Alternate Access: A secondary means of ingress and/or egress should be provided, if possible. Such alternate access could take the form of access to an intersecting street for comer parcels, access across adjacent parking lots, access to another street to the rear of the property, a frontage road or service drive parallel to a major street, or a similar alternative. • Signs: The number, size, and locations of signs should be controlled and kept to a reasonable minimum to avoid motorist confusion and to ensure individual business identities. • Pedestrian Access: Where and when appropriate, sidewalks or paths should be provided to link businesses with each other and residential areas. .' ,- INDUSTRIAL LAND USE PLAN '. The Industrial Land Use classification as depicted on the Land Use Plan is fairly extensive and is intended to identify and reserve land for "potential" industrial development far into the future. . Intensive industrial development within the area shown would require the provision of public sewer and water. Therefore, only light industries that require very little demands for such uses should be considered in the near future. ' / The illustration of the large expanse of area is intended to provide flexibility in site selection for those who may desire to develop industrial parks or those requiring large industrial sites. However, once a more concise pattern of industrial development has been established, it is recommended that the Township re-evaluate the demands for industrial growth and taylor future master plan updates to reflect more precisely a desirable concentrated pattern of long-range industrial development. The following guidelines are intended for use in implementing the industrial land use plan: 45 nw d:'ms\plklD-mp -- - 89374 �1 • Encourage industrial development to be concentrated in one or two areas by withholding the rezoning of parcels to industrial unless they are contiguous to existing parcels of industrially zoned land or are of a size intended to support a pre-planned industrial park. r~ 1• r 2. Incrementally expand the availability of industrial zoned properties within the planning period based on demonstrated need rather than speculation, keeping in mind that development without public utilities should be carefully monitored. 3. Improve plan site review standards relative to industrial uses to ensure building and site design quality and that those industries being proposed without public sewer and water facilities will not jeopardize environmental quality. 4. Encourage the creation of indusf!ial subdivisions rather than piecemeal development to help assure coordinated development and collective use of necessary roads, drainage and other improvements. 5. Incorporate provisions in the zoning ordinance that would discourage extensive outdoor storage and activity areas that would detract from the character of _the Township. 6. Encourage the landscaping of industrial sites through site plan review. 7. Discourage the development of heavy industries which because of their scale or type of operation could have severe environmental implications or overburden public services. 8. Incorporate access control mechanisms similar to those recommended for the commercial areas into zoning provisions relative to the industrial zone. NATURAL FEATURES PRESERVATION 1 ·, l 1 t .•: The following objectives and guidelines should be applied throughout the Township, and coupled with recommended land uses and densities outlined in the previous sections, are intended to promote a balance between the accommodation of future development and the need to protect the natural environment In order to preserve the rural character of the Township and protect the quality of the environment, the Plan makes the following recommendations: Through site plan review, subdivision regulations and a public education program: - Encourage the construction of roads that follow contours rather than running against them. - Encourage minimum grading and cut fill activities on steep slopes. - Encourage the concealment of buildings located on prominent hillsides. - Discourage the filling of wetlands. - Evaluate soil suitability for the proposed use. - Discourage the over improvement of building sites in rural areas that would replace natural vegetation with large manicured lawns, and other forms of urban landscaping. ow d:'ms\plk1n-mp 46 89374 �JO .••••• 11 1~1 I '\._ I l2B ~I ....~ HAYES ST. LEGEND: c:::=J AGRICULTURE CONSERVATION PLANNING DISTRICT ~ WATERFRONT RESIDENTIAL PLANNING DISTRICT LOW DENSlTY RESIDENTIAL PLANNING DISTRICT ezzz::a UEDJUM DENSITY RESIDENTIAL PLANNlNG DISTRICT ~ MANUFACTURED HOUSING PLANNlNG DISTRICT ffiGHWAY COMYERCIAL PLANNlNG DISTRICT alfBi NEIGHBORHOOD COWERCIAL PLANNlNG DISTRICT ~ INDUSTRIAL PLANNlNG DISTRICT +,. .... ~ POLKTON TOWNSHIP OTT A WA COUNTY , aactlOAN FUTURE LAND USE PLAN JANUARY, 1991 Map7 L --~ :Iii\ -_......................... -......_.,,..~ .... _,. ................ _.,... ____ �~ ~-J 5 4 Tl>FT Sf. LEGEND: C:=:J AGRICULTURE CONSERVATION PLANNING DISTRICT ~ WATERFRONT RESIDENTIAL PLANNING DISTRICT ez'ZZ1 LOW DENSITY RESIDENTIAL PLANNING DISTRICT MEDIUll DENSITY RESIDENTIAL PLANNING DISTRICT ~ MANUFACTURED HOUSING PLANNING DISTRICT - afm IDGHWAY COMMERCIAL PLANNING DISTRICT NEIGHBORHOOD COMMERCIAL PLANNING DISTRICT ~ INDUSTRIAL PLANNING DISTRICT + ---- b5iz." POLKTON TOWNSHIP ,.. OTTAWA COUNTY • MCHIGAN FUTURE LAND USE PLAN JANUAP.Y, 1991 Map7 . - ..____. - ... •........... .. _ ..... .T ~ _.........................-... ..... �- Encourage the use of natural drainageways versus channelization or underground drains. ... ., e 2. Cooperate with the Ottawa County Drain Commission to ensure strict enforcement of the Soil Erosion and Sedimentation Control Act If necessary, adopt and enforce a local ordinance. 3. Inform residents and farmers of the problems of over fertili~tion of lawns and fields near water bodies and drainageways. 4. Inform residents of measures that should be taken for proper septic tank and drainfield maintenance and operation. 5. Inform residents with livestock and other domesticated animals of the hazards of locating feeding areas and animal runs w~ere nutrients from animal waste can readily enter surface waters in the form of runoff. 6. Support State and County laws and administrative programs which help to protect natural resources. The following list of State and County approvals is directed toward the major environmental protection needs of the area. FEATURE OF CONCERN · AGENCY OR APPROVAL REQUIREMENT Wetlands State wetlands permits issued by the Michigan Department of Natural Resources are required for alteration of any wetland contiguous to lakes, streams, and other water bodies, and for wetlands classified by the DNR. Proper septic system location and installation for surface water and groundwater quality protection Permit required from the Ottawa County Health Department Erosion control during construction An earth change which is within 100 feet of a lake or stream or is one or more acres in size requires a construction permit from the Ottawa County Drain Commission. This agency presently administers the provisions of the Michigan Soil Erosion and Sedimentation Control Act within Polkton Township. Adequate drainage facilities minimize flooding The Otta-wa County Drain Commissioner reviews All subdivision plats to assure adequate drainage facilities. Proposals for developments with storm water outlets to county drains, as well as mobile home park proposals, are also subject to approval by the Drain Commissioner's office. On-site retention of stormwater is often required. nw d:'ms\pllttn-mp 48 89374 �Roadside drainage . ~-. , I ' ' I The Ottawa County Road Commission reviews all subdivisions for conformance with Road Commission standards. For large lot developments, surface drainage to roadside ditches is allowed. If the development is not a subdivision but results in a drainage discharge to a roadside ditch, approval from the County Road Commission is required. Runoff must be restricted and retained on-site to assure an agricultural rate of runoff. • Spill prevention plans at industrial sites The Michigan Department of Natural Resources reviews and approves Pollution Incident Prevention Plans submitted by businesses. Businesses are required to submit such a plan if they store or use critical materials on the "Critical Materials Register", salt, or large quantities of fuel. Wastewater treatment systems with discharges of more than 10,000 gallons/day of sanitary sewage The Michigan Department of Natural Resources issues groundwater discharge permits when discharges of more than 10,000 gallons/day, of sanitary sewerage (or other discharges) are proposed. The provisions apply to large-scale septic systems and other types of wastewater facilities. Proposed discharges must meet require ments of the Part 22 Rules of the Water Resources ·- . - ( .i ' Commission Act. \ ' Wastewater treatment systems which discharge into lakes and streams require a federal NPDES permit (National Pollutant Discharge Elimination System permit), which is issued by the Michigan Department of Natural Resources. .. 8. Developers should be encouraged to contact state and county agencies at the earliest possible point in the site plan preparation process and to incorporate state and county agency requirements for resource protection into site plans presented to the Township. PUBUC UTILITIES ·tJ In areas such as Polkton Township where heavy soils restrict the utility of private on-site septic systems and deep, quality groundwater aquifers are expensive to tap for domestic water use, the availability of public sewer and water systems are essential to the support of urban densities and types of land use. Because of this, Polkton Township, through its future policies to provide or not provide public utilities has the ability to greatly influence the timing, location, and intensity of most types of intensive future development. aw d:'ms'illlctn-mp . 49 89374 �r l . ! ' ' r. I ' I ' I i. As a major tool in the implementation of the Master Plan, it is recommended that the Township weigh such policies carefully. When and if utility agreements and extensions are made, they should be done in a manner consistent with the Master Land Use Plan. Based upon current growth rates and the logic of encouraging the majority of intensive growth to occur first within the City of Coopersville, it is suggested that the provision of public sewer within the unincorporated areas of Polkton can and should be avoided until well into the 20-year planning period. Nonetheless, it is recommended that the Township and the City of Coopersville work together to plan the timing and scale of collection and treatment facilities based upon longrange service boundary agreements. To facilitate the future expansion of the City's current lagoon site, it is recommended that the Township encourage the reservation of existing vacant lands east of the site. It is therefore suggested that negotiations between the City and Township for the establishment of long-range service agreements and boundaries be commenced prior to any major expansions to the City's current treatment capacity or prior to the extension of major sewer trunklines to within reach of the existing City/fownship boundary. '·· It is also recommended that similar discussions occur relative to the provision of public water in the areas immediately surrounding the City of Coopersville. • As previously discussed, a water distribution system along Leonard Street in the southern portion of the Township is currently under study. In support of the land use recommendations for the Riverfront Residential Planning Area, it is recommended that the service area for this potential system be limited in extent to serve primarily those properties lying north of Leonard Street and those others, which because of current well water problems, are in need of the alternative water supply. TRANSPORTATION The road system serves as the backbone for growth and development of any community. By providing a means for internal and external circulation, it serves the community by helping shape the intensity of land use. Thus, this costly and highly visible element of the community's infrastructure is one of the most dynamic features of the community's on-going development. Problems The major problem with the street system is increased traffic volume on unpaved rural collectors. Other factors that may become increasingly 'significant as growth continues include the need for better traffic and access controls along primary roads to avoid traffic and land use conflicts, and the incomplete grid pattern of the street system. nw d:'mslpllan-mp 50 89374 �Recommendations The following transportation related recommendations are intended to address existing problems and to avoid problems in the future: - Within zoning and subdivision regulations institute access controls intended to reduce traffic conflicts along the major and minor arterials thereby preserving their volume and function. : . , \. I. · - Establish road improvement priorities. Through cooperation with the Ottawa County Road Commission and City of Coopersville, monitor traffic volumes and road conditions as part of the program of establishing road improvement priorities. In this way, the Township can objectively allocate its limited resources to those areas having the greatest need. - Consider the ability of existing roadway conditions to handle projected traffic volumes resulting from new development when reviewing site plans and rezoning requests. .',: - Implement the Land Use Plan. This document contains specific land use recommendations which reflect the adequacy of the existing roadway system. Taken collectively, the incremental implementation of the various land use proposals will, over the long term, mini.mize the need for road improvements. - It is recommended that zoning and subdivision controls officially recognize the hierarchy of the road network by taking into consideration the traffic volume, noise, speed and clear vision requirements of each roadway class. Such requirements should translate in larger minimum lot frontages and building setbacks along major streets than those along local residential streets. COMMUNITY FACILITIES AND PUBUC/SEMI•PUBUC LAND RECREATION Analysis of local recreational opportunities within the Township shows that Township residents presently must rely on, and at times, compete with others for the use of facilities located in other nearby communities. While these facilities are adequate for their intended use, it must also be recognized that as the area's population increases, Polkton Township must become increasingly responsible for providing additional opportunities for its residents. While it does not appear that the needs identified in the preceding chapter are critical at the present time, it is important that planning and decision making for the ultimate provision of additional recreational facilities begin at an early stage. This is especially important in terms of land acquisition, where early acquisition can greatly reduce overall costs and better assure the ability to acquire land in the most desirable location. It is therefore recommended that the Township take the following measures in establishing a parks and recreation program, in fulfillment of the above objectives. nw d:'m1'1illt1n-mp 51 89374 �1. Appoint a "Park Commission" under the provisions of P.A. 271 of 1921, or an "Ad-hoc" Citizen's Committee to: Identify potential future park sites Prepare a Parks and Recreation plan capable of qualifying the Township for the receipt of various grant funds available through the Michigan Department of Natural Resources. Identify and pursue other potential funding sources such as private foundations and other local, state and federal programs. Work with the Ottawa County and adjacent communities and school districts to ensure a coordinated approach to providing facilities with organized recreational activities. Monitor citizen needs and concerns. Make necessary recommendations to the Township Board with respect to on-going parks and recreation needs in the areas of administrative, budgeting and operation and maintenance. SCHOOL F ACIUTIES It is recommended that the Township work closely with the various school districts in their efforts to assure that the necessary educational facilities are provided. Should new school sites in Polkton Township be considered, it will be important that the Township have adequate lead time to consider possible land use and development related implications. PUBUC!SEMI-PUBUC LAND The plan recognized that a variety of public and semi public uses such as churches, parks, cemeteries, schools and others need to be located in rural and residential areas. However, in permitting such uses, measures must be taken to insure compatibility with nearby residential uses. Traffic, noise, lighting, and trespass should therefore be carefully controlled in order to mitigate the negative impact on residential uses. nw d:\rns'lpllctn-mp 52 89374 �Th1PLEMENTATION In }' ' • I \ I• L ,•· · ; I } l order for the Master Plan to serve as an effective guide to the continued development of Polkton Township, it must be implemented. Primary responsibility for implementing the Plan rests with the Polkton Township Board of Trustees, the Planning Commission, and the Township staff. This is done through a number of methods. These include ordinances, programs, and administrative procedures which are described in this chapter. It is important to note that the Master Plan itself has no legal authority to regulate development in order to implement the recommendations of the Plan. This implementation must come from the decisions of the Township Board and Planning Commission to provide needed public improvements and to administer and establish regulatory measures relative to the use of the land. The private sector, including individual home and land owners, is also involved in fulfilling the recommendations of the Master Plan by the actual physical development of land uses and through the rezoning of land. The authority for this, however, comes from the Township. Cooperation between the public and private sectors is therefore important in successful implementation of the Master Plan. ZONING Zoning represents a legal means for the Township to regulate private property to achieve orderly land use relationships. It is the process most commonly used to implement community Master Plans. The zoning process consists of an official zoning map and zoning ordinance text. The official zoning map divides the comm.unity into different zones or districts within which certain uses are permitted and others are not. The zoning ordinance text notes the uses which are permitted and establishes regulations to control densities, height, bulk, setbacks, lot sizes, and accessory uses. The zoning ordinance also sets forth procedures for special approval regulations and sign controls. These measures permit the Township to control the quality as well as the type of development. Subsequent to the adoption of this Plan, the Township Planning Commission and Township Board should review and make any necessary revisions to the zoning regulations to ensure that the recommendations of the plan as outlined in the previous section are instituted. SUBDIVISION ORDINANCE Currently, the Township does not have its own subdivision control ordinance. Thus, any requests to plat property or create a subdivision would be done so according to the provisions of the Subdivision Control Act, Act 288 of 1967. This provides adequate but limited authority for the State to regulate new subdivisions. Site condominiums are a relatively new form of land 1 :'ml\pllan-mp 53 89374 �• ; .... ownership that is not regulated under the Plat Act It is recommended that adoption of a sulxlivision control ordinance and regulations governing site condominiums be considered in the near future. CAPITAL IMPROVEMENTS PROGRAM Capital Improvements Programming is the first step in a comprehensive management system designed to relate priorities and programs to community goals and objectives. It is a means of planning ahead for the funding and implementation of major construction and land acquisition activities. The typical CIP is six years in length and updated yearly. The first year in each CIP contains the capital improvement budget The program generally includes a survey of the longrange needs of the entire governmental unit covering major planned projects along with their expected cost and priority. The Township Board then analyzes the projects, financing options, and the interrelationship between projects. Finally, a project schedule is developed. Priority projects are included in the Capital Improvement Program. Low priority projects may be retained in a Capital Improvement Schedule which may cover as long as 20 years. The CIP is useful to the Township, private utilities, citizens, and investors, since it allows coordination in activities and provides the general public with a view of future expectations. PLANNING EDUCATION l , Planning Commissions should attend planning seminars to keep themselves informed of planning issues and learn how to better carry out their duties and responsibilities as Planning Commissioners. These seminars are regularly sponsored by the Michigan Society of Planning Officials (MSPO) and the Michigan Township Association (MTA) and are a valuable resource for Planning Commissions. There are also several planning publications which are a useful information tool for Planning Commissioners. The main publications are Plannine and Zonine ~ and Micbiean Planner Maeazine. PUBLIC INFORMATION It is important that the proposals of this Plan be discussed and understood by the citizens of Polkton Township. Acceptance of this Plan by the public is essential to its successful implementation. Steps should be taken to make Township residents aware of this Plan and the continuing activities of the Planning Commission. This can be accomplished through newspaper reports of Planning Commission activity. Contact with local civic and service organizations is another method which can be used to promote the Township's planning activities and objectives. REVISIONS TO THE MASTER PLAN .e The Master Plan should be updated periodically (minor review every one to two years, major review every five to ten years) in order to be responsive to new growth trends and current Township attitudes. As growth occurs over the years, the Master Plan goals, land use information, population projections, and other pertinent data should be reviewed and revised as necessary so the Plan can continue to serve as a valid guide to the growth of the Township. nw d:'ms\plk1n-mp 54 89374 � 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 Polkton-Twp_Master-Plan_1991 Creator An entity primarily responsible for making the resource Polkton Township Planning Commission, Polkton Township, Ottawa County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-01 Title A name given to the resource Polkton Township Master Plan Description An account of the resource The Polkton Township Master Plan was prepared by the Polkton Township Planning Commission with assistance from WW Engineering & Science, Inc. and was adopted in January 1991. Contributor An entity responsible for making contributions to the resource WW Engineering & Science, Inc. (consultant) Subject The topic of the resource Master plan reports Polkton Township (Mich.) Ottawa 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/94843bb12261dcd5620fee68c327b491.pdf 0d922cdfa1347743be4e8a476d233920 PDF Text Text IL __ ,- ~ .,1 1 I I if I I J PLAINFIELD TOWNSHIP I I COMPREHENSIVE PLA.N I :I tI II lI,I , I I: I! I I I I I I i i Ii I I II I JULY, 1988 \ i__;_ _,, ; -- I !I! I I �■ ■ FROM THE LIBRARY QFj Planning & Zoning Center, Inc~ ACKNOWLEDGt1ENTS Plainfield Township Board: Beverly R. Rekeny Susan L. r1orrow John Goodspeed David Groenleer t1ary J. tlalkewitz George K. 11eek Ted Vonk - Supervisor Clerk Treasurer Trustee Trustee Trustee Trustee Plainfield Township Planning commission: David Groenleer - Chairman Arthur Spalding Robert Heindricks 11a ry Holmes Sam Kovalak Karl Koster Cathy Vandert1eu1 en Thomas Doyle - Former 11ember Plainfield To1-mship Planning Director: Theodore J. Wilson Planning Consultants: 11i 11 er Associates Larry D. t1iller, P.C.P Mark A. Sisson, Associate Special Thanks: The Plainfield Township Parks and Recreation Committee is acknowledged for their primary role in the preparation of the Parks, Recreation And Open Space component of this Plan. The Grand Rapids consultant, The of the Plainfield cerpts from that Plan. Environs Transportation Study (GRETS) and their WBDC Group were responsible for the preparation Avenue/Northland Drive Corridor Study. Exstudy have been edited and incorporated in this This Project was funded through the Kent Count Community Development Program. i �TABLE OF CONTENTS Fo,~-.Jard ........................................................ 1 v Introduction .................................................... v Chapter I - Description of Plainfield Township ................ I-1 Chapter II - Basic Studies ................................... II-1 Existing Land Use Inventory ............................. II-1 Socio-Economic Characteristics ......................... II-12 Summary Of Existing Conditions And Trends ..•........... II-20 Chapter III - Planning Dimensions .................•......•.. III-1 General Growth Policy .................................. I I I-1 Goal s .................................................. I I I - 2 Population Projections ....................•............ III-4 Land Needs ...............•...........•................. III-6 Chapter IV - General Development Plan .............•.•...•.... IV-1 Residential Land Use Plan ....................•.......... IV-3 Commercial Land Use Plan .............................•. IV-16 Industrial Land Use Plan .........................•..... IV-22 Belmont Special Development Area ....................... IV-27 Chapter V - Connnunity Facilities Plan ......................... V-1 Churches ................................................. V-1 Fire Stations ............................................ V-1 Libraries ................................................ V-3 Refuse Disposal ..•..........•...............•...........• V-4 Educational Facilities ..•..........•............•..•.•... V-5 Chapter VI - Utilities Plan ......•••.••...•...••..•...•...... VI-1 Chapter VII - 11ajor Street Plan ............................. VII-1 ~1ajor Streets .......................................... VII-3 Collector and Local Streets ............................ VII-6 Special Problem Areas ....•..••••....••...•••.•...••.... VII-8 Plainfield Avenue/Northland Drive Corridor •••••....•..• VII-9 Chapter VIII - Parks, Recreation and Open Space Plan ....•.. VIII-1 Analysis of Needs ....•.....•....•....•..•............. VIII-1 Goals and Objectives ••.•..................•..•..•...• VIII-22 Plan Statement ....................................... VIII-26 Program .•.................•••.....•....••..•..•....•. VIII-27 Chapter IX - Implementation •....... y························IX-1 Appendix List Of Maps Map Map Map Map t1ap t1ap Map 11ap Map t1ap 1 - Regional Location ....•...•.....................•....•. I-2 2 - Topography & Soils .................................... I-3 3 - Existing Land Use .......................•.....•..... II-10 4 - Sub-Areas ................•.......................... II-13 5 - Environmental Limitations ........................... II-21 6 - Development Staging .................................. IV-2 7 - Rural Conservation Area .............................. IV-6 8 - Rural Estate Residential Area ........................ IV-7 9 - Low Density Residential Area ......................... IV-9 10 - l1edium Density Residential Area .................... IV-10 �• • • : :: II II • • • • • TABLE OF CONTENTS - CONT . f1ap t·1ap Map t1ap Map Map f1ap flap Map Map 11 12 13 14 15 16 17 18 19 20 - High Density Residential Area ...................... IV-12 Prime Agricultural Area ............................ IV-15 Commercial Land Use Plan ........................... IV-21 Industrial Land Use Plan ................. ·.......... IV-25 Belmont Special Development District ............... IV-29 Community Facilities Plan ............................ V-7 Water And Sewer Utilities ........................... VI-7 Major Street Plan ....•..........•....•............. VII-7 Potential Regional Park Land ..................... VIII-17 Parks, Recreation and Open Space Plan ............ VIII-30 List Of Tables Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table 1 - Single Family Residential Zone Land Use Analysis ..• II-2 2 - Agricultural Zone Land Use Analysis •.•............. II-5 3 - Existing Land Use Summary .......................... II-9 4 - Construction Activity ............................. II-11 5 - Value of Construction ............................. II-11 6 - Population Change By Sub-Area ...........•.•....... II-12 7 - Population By Type of Housing •.•.•.........•...... 11-15 8 - Housing Types ..................................... II-15 9 - 1980 Age Group Comparisons ...•••..•.••..•.••...... II-17 10 - Age Group Comparisons By Sub-Area ••........•..••. 11-18 11 - 1970-1980 ~1igration .............................. II-19 12 - Projected Population By Sub-Area .••..•....•.•.••. III-5 13 - Projected Residential Land Needs •.••.••.......•.. 111-6 14 - Projected Land Needs •••..••....•.•..•...•.••..... III-8 15 - Shopping Center Characteristics ...••.........•... IV-16 16 - Desirable Separation of Adjacent Driveways ..•..• VII-11 17 - Facilities Most Used - Facilities Requested •.... VIII-1 18 - Existing And Projected Local Park Land Need •...• VIII-4 List Of Figures Fig. Fig. Fig. Fig. 1 2 3 4 - Land Use Recommendations .•••....•.....•.•......... VII-12 Verner To Grand River ............................. VII-15 Plainfield Ave./East Beltline Intersection ........ VII-17 Proposed Service Drive ............................ VII-20 �PLAINFIELD TOWNSHIP 1988 Cot1PREHENSIVE PLAN FORWARD Michigan law enables the Plainfield Tovmship Planning Commission to adopt and periodically update a basic plan for the development of the Township. The Plan must contain the Planning Commission's recommendations for the physical development of the Township. The 1988 Plan is designed to provide direction for future grm'lth and developr.ient in accordance vdth Township goals and objectives. Future development is intended to be in accordance \lith these goals and plans. Although the Plan is enabled by f1ichigan law, it does not have the force of statutory law or ordinance. It is an official advisory policy statement for encouraging orderly and efficient use of the land for residencP.s, business, industry, community facilities, parks and recreation areas, and for coordinating these uses with each other and vdth the development and use of streets, utilities and other public facilities and services. Once adopted it is the Township's intent to implement the Plan's recommendations until such time that specific modifications or deviations are deemed appropriate and the Plan is ammended as a result of the Tm·mship's on-going long range planning program. \ iv �HJTRODUCTI ON Plainfield Township is one of the fastest grm·ling suburban communities in the Grand Rapids metropolitan area. This has been the case since the mid 1960's. Pl ai nfi el d Township has many attributes and opportunities which wi 11 continue to make the community an attractive and desirable place to live. Hov1ever, due to continued growth the Township is also faced \'tith numerous problems. The responsibility of making various policies and decisions regarding growth and development is therefore an important one. The on-going need for such things as public utilities, new and improved streets, parks and recreational areas and community facilities are generally recognized, but few persons realize the hard work and effort necessary to fulfill these needs. Equally important are the decisions made regarding the various spatial relationships of the major land use types - residential, commercial, industrial, and public. These are important in providing a harmonious pattern of land use and in the economics of providing community services. Attractive and desirable communities are difficult to achieve and even harder to maintain. Conscientious and deliberate long range planning is required. It is this basic premise which has prompted the Plainfield Township Planning Commission to update its 1975 Comprehensive Plan. The Planning Process The planning process can most basically be divided into four major phases, described below. 1. as Understanding the Corrrnunity - Basic Studies The purpose of this phase is to obtain knowledge of the existing situation, of changes that have occurred, trends that gave rise to the present situation and trends that are likely to persist. 2. Planning Dimensions With a clear understanding of existing conditions and trends, planning dimensions setting forth the basic parameters for development of the Comprehensive Plan are enunciated. 3. Plan Formulation Various elements of the Comprehensive Plan are formulated which are designed to guide the community towards its long range goals. 4. Plan Implementation and Maintenance This phase outlines the various controls and programs necessary to implement and maintain the Comprehensive Plan in recognition of fact that the Plan is not an end in itself. V �The plan components or elements include a wide range of subject areas, which have a significant bearing on community growth and development. all of Included in this report are discussions and recommendations regarding the following individual plan components: Demographics Land Use Community Facilities Utilities Transportation Parks and Recreation Each of the above elements was studied and the resultant assumptions and mendations have been incorporated into the overall Comprehensive Plan. \ vi recom- • • • • • • • • • • • • �• • • • I CHAPTER I DESCRIPTION OF PLAINFIELD TOWNSHIP Regional Setting Plainfield Township is located in Kent County on the northern boundary of the city of Grand Rapids. Since the mid 1960's it has been one of the fastest grm·1ing s.uburban communities in the Grand Rapids Metropolitan Area. Climate The climate of Kent County and Plainfield Township is affected by _ three major influences. These include general latitude, the lack of major natural barriers to affect weather patterns and the modifying influence of Lake r1ichigan. These three factors combine to give Plainfield Township and the surrounding areas somewhat cooler su11111ers but milder winters than other areas i'lithin the snowbelt. Historical records show that on an average the area will experience a wide range of temperature extremes along with moderate amounts of precipitation. The average high in January is 30.3 degrees fahrenheit and the average low is 16.0 degrees. In July, average highs and lows are 83.3 and 59.6 degrees respectively. During the winter, nine days with temperatures below zero are expected and during the sunrner, eleven days with temperature of 90 degree or greater are expected. Average annual rainfall amounts are 33 inches and snowfall is 76 inches. The average date of the first killing frost is October 12th, and the average date of the .last frost is April 25th. Thunderstorms occur on average 37 days per year and are most prevalent during June, July and August. Topography and Soils The topography of the Township is generally rolling in nature with pronounced hills being prevalent in the northcentral, northeast and in the southeast areas. Total relief within the Township is over 330 feet from a high point of over 940 feet in the northcentral area to approximately 610 feet along the Grand River. In the southeast relief approaches 220 feet. A significant portion of the Township lies within the floodplain of the Grand River. Map 2 classifies the topography and soils of Plainfield TO\lrnship into four general physiographic districts. Beginning in the southeast and running along the Grand River through the southcentral and southwest portion of the Township are nearly level poorly drained loamy and mucky alluvial floodplain soils. These areas are submarginal for agricultural purposes and because of the flood hazard, are not suited for intensive development. They are 1'iell suited forcertain recreational uses (golfing and open space) and considerable portions are presently utilized for these purposes. The second major physiographic division is characterized as being nearly l e vel 1-1 �! ~- . - - ----- ' ' --- -=+:.------- -------------- II II II LAKE ! -· ;.' ·------ -:' --········ I C.OTTVli..LC ------ ·"--. ·-----·' ,. __ _ '' -------:' I ' I : : II ! 'I ' : -► ' -------- I I f"EWAn;t7 - ---- -- : I MECOSrA -------t··---, -~------;-----o I I I -· ----------{- _______ .., ____ ____ ,-- ----I • _ _ _ .,.,_ _ _ ___, o o ' -------,----- -"H T I :' i ocEANA : I .... . - - - - ' ' I o ' ' : · -- - . -------- ,--: I ,. --------"·' ·----~------' ! ; I ' --•------1..-, I ' I AfONrCA~ : : ,. IONIA . z<( C) :i: u 2 ~ ...J ,ALLEGAl't .. ,I REGIONAL LOCATION MAP PLAINFIELD TOWNSHIP KENT COUNTY, MICHIGAN I- 2 MAP 1 • • �_j "' I • • • • • • • • // // // // / / PLAINFIELD TOWNSHIP TOPOGRAPHY & SOILS GENTLY ROLLING TO VER Y STEEP , ExCESSIV EL Y ORAINED TO WELL D"RAINED , SANDY AND LOAMY SOILS ON MORAINES, OUT WASH PLAINS, AND Till PLAINS NEARLY LEVEL TO GENTLY ROLLING , EXCESSIVELY DRAINED TO POORLY DRAINED , SANDY AND LOAMY SOILS ON OUTWASH PLAINS , TERRACES, AND Till PLAINS MarleMe-Perrinton -Metea association · Gently roll ing to very steep , Oakville -Thetford -Granby association : Nearly level to gently rolling. well drained to poorly drained, sandy soils lormed ,n S<>ndy materia ls well drained , loamy and sandy soils formed 1n loamy, s,lty, and sandy deposits D Chelsea -Plainl1eld -Bo) er association · Gently rolling to very sleep, ucess1vely dra ined to we ll drained , sandy sods formed ,n sandy and loamy materials NEARLY LEVEL , VERY POORLY DRAINED TO SOMEWHAT POORLY DRAINED . MUCKY AND LOAMY SO ILS IN BOGS OR ON FLOOD PLAINS ~ ~ Pla1nfield -Oshtemo-Sp1nks association : Nearly level to gently rolling , excess,vely drJ 1ned and well dra ined , sandy and loamy soils formed 1n sandy and loamy ma terials Marlette-Chelsea -Boyer association : Gently roll1 n;: to very steep, somewhal eicess1ve ly dra ined and well dra ined , loamy and sandy soils formed in loamy and sandy deposits Houghton-Cohoctah Ceresco assoc1allon: Near ly level. somewh<>t poorly dra ined to very poor ly dra ,ned. mL.cky and loamy soil s formed m herbdc.eous organic material or loamy alluvial deposits NEARLY LEVEL TO GENTLY ROLLING, WELL DRAINED TO SOME WHAT POORLY DRA INED, LOAMY AND SANDY SOILS ON TILL PLAINS , OUTWASH PLA INS. ANO MORAINES [Zj llhau -R1mer -Pemn!on association: Nearly level lo gently rolling , well drained to somewhat poorly dra ined, loamy and sandy soils formed 1n loamy, sandy , silty, and clayey deposits £~ MILLER ASSOCIATES MAP 2 W 2~N . MONROE,ROCKFORO,M l 4934 616·866-1183 1987 �II to gently rolling, consisting of outwash plains, till plains and terraces. The largest area is located in the extreme southcentral to southwest portion of the Township. Other areas are found north of the Grand River east and \'lest of the Rogue river and south of the Grand River in the same general area. Soils are excessively drained and well drained sands and loams. Large deposits of gravel are also found in areas of oub-1ash. t1uch of the Tovmships existing residential and commercial development are situated in these areas. The third physiographic division consists of gently rolling to very steep moraines and outwash plains. This division includes most of the Tovmship north of the Grand River, a small portion south of the Grand River in the southcentral region and all of the southeast portion of the Tovmship. It is characterized by knobs and basins and is broken by sharp draws and ravines. Soils are classified as being generally \'/ell drained sandy, silty and loamy soils. Ho111ever, many inclusions of poorly drained soils within drainage courses and depressions which severely limit development. Nonetheless, this district in general provides many extremely attractive homesites and is seeing increased development pressure. It is also generally suited to such forms of recreational development as hiking, cross country skiing, camping and picnicking. The fourth physiographic district is located in the westcentral part of the Township. It is nearly level to gently rolling. It consists of moraines, till plain and outwash plain. Soils include \'/ell drained to poorly drained loams and sands. This area includes the largest remnants of USDA designated "Prime Agricultural Land" and much of it remains under cultivation. Water Resources The \later resources of the community are numerous and varied. The Grand River flows from east to west through the southern one third of the Township. The Rogue River, flows from the north through the northcentral portion of the Township and empties into the Grand River. The Rogue River is a designated "Natural River" (P.A. 231 of 1970). Boating, canoeing and fishing are activities \lell suited to these rivers and their use has increased significantly in recent years. There are also numerous lakes within the Tovm,hip. They include Dean Lake in the south and Little Pine Island, Freska, and Clear Bottom Lakes in the northwest. Versluis Lake, a manmade lake located long the Grand River, serves as the Township's primary water based activity center for public swimming and picnicking. Forest Cover There remain many forested areas in the Township especially in the northwest, northcentral and southeast portions of the community. The higher, \·1ell drained areas consist predominantly of oaks, sugar maple, beach and white pine. Areas of low relief and poor drainage support white pine, aspen, basswood, oaks and llcples. The floodplain areas consist of ash, maple, silver maple and oaks. 1-4 -I I I I I I -~ �• • Preservation of forested area ~Ii thin the Tol'mship shoulrJ be encouraged as they greatly contribute to the aesthetics of the community and have a definite ecological function. Fish and Wildlife A wide variety of wildlife species inhabit the forests, rivers and lakes of Plainfield Tm·mship. In the forest and fields are found v1hitetail deer and many smaller mammals including squirrels, rabbits, raccoons and opossums. Game birds include ducks, grouse and pheasants. In the rivers and lakes are popular game fish such as bass trout, walleye, perch, bluegills and sunfish. Steelhead trout and salmon also migrate up the Grand River and Rogue River in the fall. As a result, the Rogue River sees a tremendous amount of sport fishing activity by fisherman from around the metropolitan area and region. There exists, however, no formal publicly owned access points to the Rogue River within the Township. To gain access, fisherman are required to use the road right-of-ways at three bridge crossings and private lands. An exception to this is the Rogue River Park operated by Kent County. This park has approximately 1000 feet of river frontage but access to the river within the park is very difficult. ■ 1-5 �I I I I I I • • • • • •■ ■ ■ ■ ■ ■ ■ CHAPTER II BASIC STUDIES At the present time relatively large portions of Plainfield Township remain undeveloped. This being the case, the To\'mship has the opportunity to direct future development in a manner that will be desirable and economical to serve with public utilities and community facilities. However, in order to develop a realistic plan for the future development of the community, decision makers must have a clear picture of the conmunity as it is now, for it is on this foundation that future growth will occur. EXISTING LAND USE INVENTORY Plainfield Tm-1nship forms the major focal point for development on the north side of the Grand Rapids Metropolitan area. Awareness of the types and patterns of existing land use is a key factor in assessing the community's character, in identifying problems and opportunities and in establishing future goals and objectives. The following is an inventory of existing land uses in Plainfield Township. Single Family Residential Single family residential land uses have consumed the largest amount of acreage of any of the land uses found in the Township, accounting for over 30 percent of the total. The primary concentration is in the broad band south of the Grand River between Coit Avenue and the East Beltline. This general area accounts for 56 percent of the population residing in single family homes. The second major concentration lies north of the Grand River in the Belmont/Blythfield area. This area, bounded by Samrick Avenue on the west, West River Drive on the south and Northland Drive/Kuttshill on the east accounts for approximately 28 percent. In recent years this area has seen the Township's largest increases in ~·fogle family home development. · A third significant concentration of single family home development lies in the area bounded by Division Avenue, West River Drive and Seven t1ile/Buth Drive. This area along with Comstock Park and large lot developments in the northern one third and southeast corner of the Township account for remaining 16 percent of the Townships single family population. Of the roughly 5700 acres of land devoted to single family use, approximately 3470 acres have developed in areas presently zoned for that use, and 2200 acres have been developed in the agricultural zone. The remainder or approximately 30 acres exist within other zoning districts. There presently exist approximately 7800 acres of land within the R-1 Single Family Residential District. Follo1-1ing is a breakdown of the uses included in this zone. II-1 �T/\BLE 1 R-1 Single Family Residential Zone Land Use Analysis ACRES PERCENT Single Family 3,469 Agricultural 710 Extraction 140 Public-Quasi Public - Outdoor Rec. 730 Commercial 5 Industrial 15 44-. 3 Total Committed 5,069 64-.8 Vacant 2,754 35.2 Total 7,823 100 % USE 9.1 1.8 9.3 .1 .2 The majority of vacant land zoned for single family use south of the Grand River is located between the Grand River and Coit Avenue. Development potential in this area is hampered by the flood plain of the Grand River. There also exist numerous other undeveloped parcels or groups of parcels south of Coit Avenue. They range in size from a few acres to up to 80 acres. While many of these vacant parcels hold potential for future development, limitations such as steep slopes do pose obstacles and will tend to limit their full development potential. The largest single undeveloped area within the single family zone south of the River is found north of Woodworth Avenue. While much of this area is devoted to agricultural and extraction purposes, its future development to residential use appears likely since there are relatively few natural limitations. \ P1ost of the developed areas south of the River have been provided with sewer and or water. With the exception of a small area near Four Mile Road and the East Beltline all of the uncommitted and undeveloped areas appear to be capable of being served with relatively minor expansions to the water and sewer system. The Four 11ile Road/East Beltline area appears to be somewhat limited by a lack of water storage capacity and the absence of major sewage transmission lines. The areas of uncommitted and vacant land north of the Grand River which are presently earmarked for single family development are considerable. T!1e major physical limitations that are seen being imposed on this area are the steep slopes. The soil survey for the area also indicates that the combination of steep slopes, high water tables and porous soils, and in other cases heavy soils make urban densities of residential development without public sewer and or water inadvisable. 11-2 '~ ~ �I I I I I • • • • • • • •■ ■ ■ ■ ■ I Two Family Residential Two family residential uses comprise less than 1 percent of the total residential land area and consist of thirty acres which are committed and 42 acres zoned. The zone is found in four different locations. The first is located along Northland Drive north of Wolverine Blvd, the second is found, south of Airv1ay near Boyd, the third along Mayfield and the fourth at the north~'lest corner of Five Mile Road and the East Beltline. There are approximately 8 acres of vacant two family land with 6.5 acres of this being at the Five f1ile/East Beltline location. Approximately 6 acres of the land zoned for this use now exists as single family. Sewer and or water is available for all of the land presently included in this zoning classification. Multiple Family Residential Multiple family residential land use comprises nearly 5 percent of all residential lands and includes structures having three or more housing units. The R-3, R-4, R-5 and Residential P.U.O.S are included in this classification. In total there are 255 acres of developed multiple family and 375 acres included in the various zones . The highest concentration of multi-family housing is in the Five f1ile Road area bounded by Plainfield Avenue and the East Beltline. Individual complexes include the Rockhill Condominiums, North Valley Condominiums, Northview, Hidden Valley, Pine Ridge, Northwood Hills and Rolling Pines Apartments. Others include the Franklin t1ills Apartments near t1ayfield and Woodworth, the Condominium project off Jericho south of Rockford, and the Cardinal Industries Complex off Division near US-J31. Vacant lands zoned for multi-family use total 100 acres and include: Ten acres adjacent to the Northview Apartments off Sawkaw, t1ile Road. south of Fi~e Approximately 15 acres -0n Northland Drive, south of Kuttshill . 20 acres on Five Mile Road, east of the East Beltline. 54 acres between the Grand River and U.S.-131 from the south Township line to Abrigador in Comstock Park. With the exception of the R-3 zone located on Northland Drive, all of the vacant multiple family lands are included in Planned Unit Developments. Each, with the exception of the land along the Grand River in Comstock Park, are expected to be developed in the near future. The physical constraints imposed by the Grand River's flood hazard area appear to have reduced the viability of developing the 54 acre PUD along the Grand River as originally planned. All of the vacant lands zoned to permit multi-family development are capable of being tied into the public sewer system. Only the R-3 zone located along Northland Drive is without public water. II-3 �Mobile Home Parks Lands devoted to mobile home parks comprise a total of 224 acres and include 7 parks. In the eastern portion of the Township, two parks are located off Chauncey near Cannonsburg Road and t1"10 are off Northland Drive. In the southv,est, one is located on 11ayfield near Plainfield Avenue and one is located on West River Dr. near Wakefield. The Township's largest mobile home park is located on Post Drive just v1est of U.S.-131. A 93 acre mobile home park is now planned directly north of this site on the north side of Post Drive. The total amount of land zoned for mobile home parks is 423 acres. Of the 199 acres zoned but not used, roughly 20 acres is located off Northland Drive and is associated with the existing Woodland Estates Development. Roughly 80 acres of R-6 land is located off Cannonsburg Road near the existing Leisure Village t1obile Home Park. t1uch of this land is presently being used for gravel extraction. The proposed site off Post Drive has received a PUD zoning designation and its near term development appears imminent. At the present time the vacant R-6 zoned land on Northland Drive appears capable of being served with public S61er. Public water is not yet available. Neither utility is within reach of the Cannonsburg Road site. Plans to extend public utilities to the Post Drive site are presently under consideration. Agricultural Land Use There are approximately 2600 acres of land devoted to agricultural use. Most of the actively farmed land is located in the northwest portion of the Tovmship, west of U.S.-131. Less expansive farming activity is still seen north of Belmont, the Kroes/Brewer Avenue area, in the Seven Mile/Cannonsburg Road area, and between Woodworth and Coit in the southwest. Farm types include, field crops and orchards. While most of the agricultural activity taking place is within the existing agricultural zone, considerable ammounts still take place in the less developed areas of the R-l's Residential zone. \ Approximately one half of the ified as prime agricultural land Conservation Service. These general farming areas within the Township's active and fallow farmland is classby the U.S. Department of Agriculture and Soil lands to varying degrees coincide with the four Tovmship as previously described. Agricultural zoning as it presently exists in Plainfield Township is a broad land use classification intended to allow low intensity rural residential development, farming, outdoor recreation and a variety of other compatable uses. It is also intended to serve as a land reserve for those areas not intended for near term development or intense development due to the difficulty and expense of providing urban services. Following is a tabulation showing the various land uses and acreages encompassed within the Agricultural zoning classification. II-4 • • • ~ ~ ~ ~ ~ �• • • • • • •I I I I I I I I I TA!3LE 2 Agri cu ltu ra l Zone Land Use Analysis USE ACRES PERCENT Agriculture 1,976 18.0 Single Family Res. 2,215 20.5 Outdoor Rec. 575 5.2 Landfi 11 250 2.3 Public 225 2.0 Quasi Public 120 1.1 Extraction 135 1.2 Industrial 25 .2 Total Connnitted 5,521 51.1 Open 5,260 48.9 Total 10,811 100 % •~ Il-5 �Industrial Land Use Plainfield Tovmship contains approximately 270 acres of land committed to industrial development. Of this amount lll,5 is actually developed and the remainder is theoretically available for expansions or accessory uses of existing businesses. The majority of the industry is situat2d along West River Drive beginning in Comstock Park and continues intermittently to just east of Samrick Drive. Other areas include the north side of Plainfield Avenue west of Northland Drive, Belmont Avenue south of Ten Mile Road and the Rockford Paper t1ill, south of Rockford on Childsdale. Several light industries are found elsewhere in the Township with several being in the Belmont area on West River and Rogue River Drives. Of the 270 acres of land committed to industrial use, 30 acres is located in areas not presently zoned or planned for industrial use. There are approximately 615 acres of industrially zoned land. Of this amount 238 acres is committed to industry and 65 acres developed for uses other than industrial. These include older residences, retail and office uses and a few farming operations. There remains approximately 310 acres of uncommitted vacant industrially zoned land. The major holdings are located in two planned industrial districts. These include 66 acres on Safety Drive and 32 acres in the P.I.D. off Belmont Avenue south of Ten Mile Road. Other major vacant tracts include 55 acres near the Rockford Paper Mill and 120 acres within the flood plain between West River Drive and the Grand River, north of Abrigador Trail. Scattered parcels ranging in size from 1 to 4 acres and totaling 29 acres are found along West River Drive. There are approximately 5 acres of vacant industrially zoned land on the north side of Plainfield Avenue west of Northland Drive. Approximately 30 percent of the vacant industrial land is within the West river Drive Corridor and is presently capable of being served by public sewer and water. This area holds 10 parcels in the 1 to 4 acre range and the 66 acre parcel off Safety Drive. The vacant land on Plainfield Avenue is also serviceable by these utilities. The property adjoining the Rockford Paper Mill is served by public sewer but must rely on the Rogue River ind wells for its water supply. Neither water nof sewer are available to the developed and undeveloped industrial land on Belmont south of Ten 11ile road. · The approximately 120 acres of industrially zoned land along the Grand River is within reach of existing water and sewer utilities. However, this land lies 1'/ithin the 100 year flood plain of the Grand River and the majority is vlithin the River's flood way zone. The physical limitations and resultant high development cost that the flood hazard zone imposes tend to make this area less attractive for industrial develop~ent than other existing industrially zoned properties. The property adjoining the Rockford Paper Mill is also viewed as being generally undesirable for additional industrial development due to its proximity to the Rogue River and poor highway access. This land is presently targeted for acquisition by Kent County for future park development. II-6 = " "- �I I I I I I I I I I I I I I I I I I • Corrrnercial Land Use There are an e<;timated 335 acres of land devoted to commercial use within the Tovrnship. The major areas of commercial activity are along the Plainfield Avenue Corridor from Four f1ile Road to Airway and from Coit to Northland Drive. This same commercial corridor extends from Pl ai nfi el d Avenue to the Grand River along Northland Drive. Additional areas of commercial activity lie along West River Drive in Comstock Park, as well as near Wakefield and Abrigador Trail. Less significant commercial areas in terms of spatial extent are located in Belmont and on Ten Nile road near U.S.-131. Of the 335 acres of developed commercial land, approximately 50 acres have developed in areas not presently zoned or planned for commercial use. Several of the uses are located in the industrial zone in Comstock Park and along West River Drive. The largest single holding of non-conforming commercial land is the Drive-In-Theater complex off Plainfield Avenue. This complex involves approximately 30 acres and is located within a single family residential district. The Townships Parks and Recreation Plan s11ggests that this site be considered for future community park development. Excluding areas zoned exclusively for office 445 acres of land zoned for commercial use. mercial use and 95 acres are devoted to residential. Roughly 65 acres remain vacant use, there is an estimated total of Of this, 285 acres are put to comother uses, such as extraction and or uncommitted. Of the acreage within the various cof!l11ercial zones that are devoted to uses other than commercial, the majority are used for residential purposes. f1any of these residences are older homes which, over time, can be expected to be adapted or redeveloped to commercial use. The major areas of residential/commercial land use mix include areas along Plainfield Avenue from Coit to Northland Drive, along West River Drive near Wakefield, in Comstock Park, and to lessor degree in Belmont. Several public and quasi public uses such as churches, fire stations and parks are also located within commercial districts. The inventory of vacant commercially zoned land is comprised of approximately 10 acres of highway commercial land in the U.S.-131/Post Drive interchange area, 17 acres at U.S.-131/Ten t1ile Road and 4 acres at the Division St./West River Drive intersection in Comstock Park. Other vacant commercial land includes approximately 6 acres on West River Drive near Wakefield and 25 acres within the Plainfield Avenue/Northland Drive corridor. The majority of vacant land in the Plainfield/Northland Drive corridor lies east of Coit Avenue and coincides with many of the older residential uses presently located in this commercial area. A11 of the existing commercially zoned 1and with the exception of the tlirn northern highway commercial zones have been provided with public sewer and or water. II-7 �-,' Office Land Use Office uses are provided for througllout much of the commercially zoned areas of the Township as well as in exclusive office zones. The office zone consist of approximately 73 acres distributed in several locations throughout the urbanized area of Plainfield Tovmship. They have been established primarily as transitional areas between more intensive commercial uses and residential areas as \t/ell as between heavily traveled arterials and residential areas. Approximately 20 acres of the office zone has been developed and put to office use and 9 acres to residential or other use. There remains approximately 44 acres of vacant office land. The largest parcel of vacant land consist of 32 acres located adjacent to U.S.131 at West River Drive and Wakefield. Other vacant office land is located in two locations off Plainfield Avenue. These include roughly 4 acres adjacent to the Meijers Thrifty Acres store and approximately 4 acres just south of the Rockhill Condominiums. There are approximately 3 acres along Division Avenue in Comstock Park and roughly 5 acres on the East Beltline north of Grand River Drive. With the exception of the East Beltline site, all of the vacant office land is presently serviceable by public water and sewer. Surrmary Table 3, summarizes the existing land uses in Plainfield Township by total acres. Map 3, graphically depicts existing land use. Tables 4 and 5 illustrate the relative magnitude of recent construction activity within the Township. \ II-8 II II II II II II �I I I I I I I I I I I I I I I I I I I PLAINFIELD TOWNSHIP TABLE 3 Existing Land Use Summary USE ACRES PERCENT Open Agri cultura 1 8,792 2,611 42 12.9 Residential One-Family Two-Family Multi-Family Mobile Home Park 6,199 30 27.4 .1 1.2 1.1 5,700 30 255 224 91.1 .5 4.7 3.6 100 % Mixed Commercial Office Industrial Mineral Extraction Sanitary Landfill Public (Exel. Parks) Outdoor Recreation Quasi-Public (Church) TOTAL* * 1.6 335 20 268 1.3 1.7 1.2 356 250 1,063 235 3.4 4.6 1.1 20,800 100 % ** 710 Numbers are approximate. Total does not include \tater bodies but may or may not include highway rights-of-way, which account for approximately 2000 acres. Total area of Township is 22848 acres. ** Total does not equal 100 due to rounding. II-9 �l"""! II II II PLAINFIELD TOWN~HIP EXISTING LAND USE C==1 LOW DENSITY RESIDENTIAL (UP TO 3.5DU/AC) ~ MEDIUM DENSITY RESIDl!NTIAL(3 . 5-6DU/AC) ~MH-MOBILE HOME PARK c:::J HIGH DENSITY RESIDENTIAL (7+DU / AC) ~ MIXED COMMERCIAL l-:•:•:•:-:l OFFICE IIBID INDUSTRIAL c=J OPEN E? AGRICULTURAL ~ b·-P.;~ I OUTDOOR P7,u.iZ;J ~ O RECREATION IC SEMI PUBL / PUBLIC S- SCHOOL ~ EXTRACTION ~ LANDFILL ~MILLER ASSOCIATES f' MAP 3 28 N . MONROE, ROCKFORD, Ml 49J41 616-866-1183 1987 " "II - �I I I I I I I I I I I I I I I I I I - PLA INFIELD TOv/fJSHIP Construction Activity 1980 - 1986 TABLE 4 Type of Bldg. 1980 1 Single Family 95 Two Family 8 8 !1ul ti-Family Mobile Homes N/A Amusement & Rec. Church & Religious Bldgs. 5 Industrial Office, Banks & Professional Bldgs. 2 Service Stations & 0 Auto Garages Public Works & Utilities 0 Store & Other !1ercantile 6 Note: 1981 1982 1983 1984 1985 1986 Total 59 24 26 45 83 2 89 6 116 6 153 26 136 1 5 3 1 1 4 2 8 7 -5 640 70 186 0 6 4 33 2 5 1 7 1 18 3 1 2 21 2 2 36 1 2 1 1 5 Does not include additions to existing structures, private garages and miscellaneous structures. Source: U.S. Dept. of Commerce, U.S. Census Bureau Plainfield Twp. Building Dept. PLAINFIELD TOWNSHIP Value of Construction 1980 - 1986 TABLE 5 Total Permits 1980 1981 1982 1983 1984 1985 1986 Total 1980 - 1986 Total Value 333 311 231 296 336 434 527 $ 8,563,200 $ 9,784,100 $ '1,675,150 $ 7,687,800 $12,831,416 $18,282,388 $23,420,532 2,468 $85,244,586 Note: Includes all new construction, remodeling, additions etc. Source: Plainfield Twp. Building Dept. II-11 �-II SOCIO-ECONffi1IC CHARACTERISTICS To further the understanding of Plainfield Tovmship as it exists today and its future prospects, the fo 11 owing demographic profi 1e has been provided. The analysis has been presented for the community as a whole and for sub-areas to help further distinguish population, economic and social patterns. Sub-areas are delineated on 11ap 4. II Ill Population The 1980 Census recorded a population of 20,611 persons in Plainfield Township. A special census conducted by the Tovmship in 1987 shows an increase of 3,885 persons and a total of 24,496. This in an increase of 18.9 percent. Figures for the Plainfield Township Sub-Areas are shown in the following tab}e. PLAINFIELD TOWNSHIP Population Change by Sub-Area TABLE 6 1970 Total Area Area Area Area #1 #2 #3 #4 Source: 1980 1970-80 # Inc. 1970-80 % Inc. 1987 16,915 20,611 3,696 21.8 3,195 3,123 4,403 6,194 4,252 4,237 4,085 8,037 1,057 1,114 - 318 1,843 33.1 35.7 -7.2 29.7 1970 and 1980 US Census and 1987 Special Census by Plainfield Township \ 1980-87 # Inc. 1980-87 % Inc. 24,496 3,885 18.9 4,800 5,600 4,219 9,889 548 1,363 134 1,852 12.9 32.1 3.3 23.0 Ill Ill Ill Ill 1111 1111 II-12 • • �I I I I I I I I I I I I I I I ~ SUB-AREA +2 .__.,-, I ' "' l I 'n 8-AREA +1 ~J l - ='I .. . II ~ -- ,'--, +4 . PLAINFIELD CHARTER TOWNSHIP H ' ,,, ~ V8 ~ V2 MIL ES SUB-AREAS . - �These figures indicate that the overall grm,,th rate for the Tovmship has been healthy and relatively consistent during the last t\-10 decades v!ith the 1980's showing an increase of 0.5 percent in the average annual rate of growth (2.7 percent vs. 2.2 percent) The figures also indicate that relative growth in the areas south of the river is continuing to be out paced by the grm,th in the north. In the 1970's the annual grov1th rate in the south \'las 1.4 percent compared to 3.4 percent in the north. The present growth rates stand at 2.3 percent per year in the south and 3.2 percent in the north. Further analysis shows that three of the four sub-areas of the Township have actually experienced what can be termed rapid growth rates. The exception is area #3 in the south portion of the Township. During the 1970's this area experienced a population loss. Recent years have, however, shown a reversal of this trend and the population is once again increasing at a slow 0.5 percent annual rate. The highest grm·1th rates for the sub-areas are in areas two and four. Area Two has seen its annual rate of grmtth increase from 3.3 percent in the 1970 s to nearly 4.6 percent in the 1980's. Area four's rate of growth has increased from 3.0 percent to 3.3 percent. A modest decline has been seen in area one where the growth rate no1:1 stands at 1.8 percent as compared to 3.3 percent in the 1970's. 1 In terms of actual numerical increases, population gains north and south of the Grand River have been nearly identical with the southern area still supporting the highest number of people (57 percent). Nonetheless development trends indicate that the percentage of people residing north of the Grand River should be nearly equal to that in the south by the end of the 20 year planning period. Housing Table 7, sho\'Js the estimated number of persons residing in the various housing types represented . in the Township by sub-area. It shows that in 1987 approximately 84 percent of the population resided in single and two-family dv1ellings, 9.5 percent in multi-family dwelling units and 6.4 percent in mobile homes. \ Table n, compares the composition of the types of housing units for the years 1980 and 1987. It shows that during this time period the housing mix for the Township as a whole has remained relatively constant. • • • •II Ill Ill .. 'IIII II II Ill 11111 11111 Ill II-14 • • �I I I I I I I I I I I I I I I I PLAI~FIELD TOWNSHIP Population By Type Of Housing 1987 TABLE 7 Single &Two Family 11ultiFami ly t1obi 1e Home 24,496 20,599 2,332 1,571 4,800 5,600 4,219 9,889 4,093 4,910 3,599 7,997 440 1,892 100 84.1 9.5 Total Area Area Area Area #1 #2 #3 #4 % Of Total 1987 Source: 707 690 174 6.4 1980 U.S. Census & 1987 Plainfield Twp. Special Census PLAINFIELD TOWNSHIP Housing Types 1980 - 1987 TABLE 8 1980 1987 % Inc. % Of Total # # Inc. Single Family (2) 5,398 Two Family (2) 214 t1ulti-Family (2) 995 Mobile Homes (1) 601 75.5 3.0 14.0 8.4 6,038 284 1,181 601 640 70 186 0 11.8 32.7 18.6 0 74.5 3.5 14.6 7.4 Total 100 8,104 896 12.0 100 # (1) Source: 7,150 1980 U.S. Census & Plainfield Twp. Building Inspector (1) 1980 U.S. Census Total Count (2) 1980 U.S. Sample Count II-15 % Of Total �Age Composition As in most areas of the county, the population of Plainfield Tm-1nship is grmJing older. During the 1970's the median age rose from 23.5 years to 28.2. Table 9, illustrates this point and shov,s that v1hile the overall 1980 population was still comprised of a high percentage of adults in the family rearing year, the percentage of preschool and school age children declined considerably and the percentage of middle ciged and senior citizen's rose. Table 10, shm-1s the age breakdown by sub-area. Although current data estimates of the age mix are not available, it is assumed that given the high percentage of population that was in the family forming years in 1980, the Township is now in the midst of a mini baby boom that will serve to temper the increase in the median age through the rest of the 20 year planning period. II II II II 11111 11111 II Migration General migration rates can be determined by taking the 1970 age groups and shifting them ten years. For example, a person in the 20-24 age group in 1970 would be in the 30-40 age group in 1980 if they stayed in Plainfield Tm•mship. The total for each age group shifted ten years can then be compared with the actual numbers for 1980. The difference in these numbers generally represent either a net in-migration or net out-migration as illustrated in Table 11. The results pinpoint the 1980's trend of young families moving into the Township by showing sharp increases in the number of children under 9 years of age as v1ell as for adults in the family forming age bracket of between 25 and 44. The results for Kent County are somev1hat similar. Interestingly, the net increase in the number of adults age 25 to 34 in Plainfield represents nearly one half of the increase in the same age bracket for the entire County. II 1111 I II II 1111 Race Ninety-nine percent of the residents in Plainfield Township in 1980 were of the white race. About seven tenths of a percent were black and the remainder were of Spanish, Asian decent. \ ll-16 " I �I I PLAINFIELD TOWNSHIP 1970 - 1980 Age Group Comparisons I TABLE 9 I I I I I I I I I I I I I Age Groups Plainfield Township 1970 1980 1970 Number 1980 % Number % % % Under 5 1,668 9.8 1,504 7.3 9.1 8.1 5 - 9 2,335 13.8 1,671 8.1 10.6 7.5 10 -14 2,108 12.4 2,053 9.9 11.2 8.3 15 - 19 1,697 10.0 2,251 10.9 10.1 9.9 20 - 24 939 5.5 1,726 8.3 7.9 10.4 25 - 29 1,231 7.2 1,669 8.1 6.5 9.4 30 - 34 1,126 6.6 1,677 8.1 5.3 7.5 35 - 44 2,296 13.5 2,771 13.4 10.9 10.5 45 - 54 1,600 9.4 2,307 11.2 10.6 9.5 55 - 64 1,120 6.6 1,553 7.5 8.3 8.6 782 4.6 1,399 6.8 9.3 10.2 65 - Over Median Age Source: 23.5 28.2 1980 U.S. Census I I - Kent County 11-17 25.8 28.0 �PLAINFIELD TOWNSHIP Age Group Comparisons By Sub Area - 1900 TABLE 10 Age Gr~p_ -I ►-' 0:, 1980 AREA# 1 1980 1970 # % % Under 5 282 5.9 0.5 5 - g 334 7.1 10 - 14 415 15 - 19 1980 # AREA I! 2 1980 1970 1980 # AREA# 3 1900 1970 AREA# 4 1980 % % # 251 6.1 9.3 11.2 279 6.8 13.4 349 441 10.4 · 10.4 4.7 433 10.2 13.6 13.8 729 574 12.2 13.0 45 - 54 478 10.1 55 - 64 370 65 - Over 463 l1edi an Age 31.5 % % 371 8.7 9.3 13.9 368 8.6 8.8 12.9 387 9.1 440 9.3 9.3 20 - 24 272 5.8 25 - 34 642 35 - 44 Source: 1980 U.S. Census 1980 .,, 1970 -- % 597 7.9 9.9 12.6 658 8.7 13.1 8.5 12.4 859 11.4 13.1 479 11.7 9.8 055 11. 3 9.7 6.4 396 9.6 8.3 594 7.8 6.1 17.1 12.1 610 15.1 13.0 1,292 17.1 13.9 539 12.7 12.4 471 11.5 12.7 1,138 15.1 13.7 10.6 425 10.0 11.4 499 12.2 10.7 853 11.3 10.0 7.0 4.5 319 7.5 4.3 389 7.0 3.6 435 5.7 3.5 9.8 8.8 243 5.7 372 9.0 7.6 278 3.8 7.0 ., 26.5 9.1 29.6 26.8 IO �~~~---------------PLAINFIELD TOWNSHIP 1970 - 1980 tligration TABLE 11 PLAINFIELD Age Group 1970 Population Shifted 10 Years 0 - 9 TOWNSHIP KENT 1980 Population Increase Decrease 3,175 + 3,175 1970 Population Shifted 10 Years COUNTY 1980 Population I ncrease Decrease 69,463 + 69, 463 ..... ..... 10 - 14 1,668 2,053 + 385 37,499 3G,756 - 743 ►~ 15 - 19 2,335 2,251 - 84 43,845 43,970 + 125 20 - 24 2,108 1,726 - 382 45,902 46,305 + 403 25 - 34 2,636 3,336 + 700 74,012 75,520 + 1,503 35 - 44 3,357 2,771 + 414 48,767 46,751 - 2, 01G 45 - 54 2,296 2,307 + 11 44,824 4-2, 129 - 2, 695 55 -64 1,600 1,553 - 47 43,843 38,1 98 - 5, 695 65 - Over 1,902 1,399 - 503 72,251 45, 414 - 26,837 16,935 20,611 + 3,676 411,044 444,506 + 33 , 462 I 1.0 Total Source: 1980 U.S. Census �SUMMARY OF EXISTING CONDITIONS AND TRENDS The observations listed below are presented as a broad overvie~, of the conditions, both natural and man made which must be considered in establishing a long range development plan. Based on these factors and limitations as well as other planning dimensions, recommendations relating to the desired long range pl an a re ma de. Environmental Limitations The areas depicted on t1ap 5 are characterized by excessive topographic conditions, flood hazards and high ground water v,hi ch make urban type of development very costly, and in many cases unfeasible. They also represent many of the nautural features contained 1-lithin the Township which give it its unique environmental quality and appearance. Natural Resources 1. The Grand River and Rogue River and their floodplains are valuable assets which are considered irreplacable from an environmental standpoint. In addition, and potentially equally important, they are attributes which, from a community development standpoint, should be protected for their existing and potential value in providing extensive green areas and buffers to development. 2. The northwest portion of the Township with its several inland lakes, together with the topography in several other portions of the Tovmship offer abundant natural, scenic opportunities. 3. The majority of the Townships prime agricultural land has been lost to urban and suburban development. The largest areas of prime agricultural lands not presently experiencing suburban encroachment are in the northwest portion of the Township. Bui 1ding Trends ~ 1. From a numerical standpoint the area south of the Grand River is no longer experiencing the greatest amount of new residential construction. 2. t1ost apartment construction is occurring south of the Grand River. 3. Most new single-family housing is being built north of the Grand River. Land Use Trends 1. The majority of new construction is residential. 2. Over 70 percent of the residential construction is single-family homes. 3. Urban type growth is generally confined to the Belmont area the Grand River west of East Beltline Avenue. II-20 and south of �I I I I I I ·- ,r -- I I I - I I I I I I ~. ~ '"!I PLAINFIELD CHARTER TOWNSHIP I I I I 1/8 112 MILES ENVIRONMENTAL LIMITATIONS AREAS CONTAINING SLOPES OF 18% OR GREATER c=J AREAS OF POTENTIAL FLOOD HAZARD AND/OR HIGH GROUND WATER .....~MILLER ASSOCIATES SOURCE: KENT CO . SOIL SURVEY, 1983 , ISS. 1986 MAP 5 -.,., 2~ N. MONt<OE, ROCKFOl<ll, MI 493~ 616-Boo-lltll 1987 �4. Floodplain areas are remaining relatively undeveloped. 5. Industrial development is occuring but not at the rate being experienced in other sectors of the metropolitan area. 6. There is considerable demand for one acre or larger homesites . Streets and Highways 1. Traffic flow crossings. across the Grand River is impaired due to a lack of bridge 2. The Plainfield Avenue/Northland Drive corridor suffers use and traffic conflicts. 3. Travel from east to west at desirable intervals is interrupted by an incomplete pattern of major streets thus causing increased congestion on those routes which must be used. \ 11-22 from intense land �I I I I I I I I I I I I I I I I I I I CHAPTER III PLANNING DH1ENSIONS Planning dimensions are guidelines which become the basic framework for the development of the Comprehensive Plan. For plans to be ~eaningful and valuable in guiding future growth and development, they must first represent the needs and aspirations of the community's citizenry and, second, they must be realistic and within the community's financial capability. This is assured by the use of planning dimensions which set forth both the qualitative and quantitative requirements of the community for the planning period. Planning dimensions include a General Grm·tth Policy, Goals, Population Projections and an estimate of Future Land Needs. In preparing these Planning Dimensions, the Plainfield Township Planning Commission has relied on several types of information. The Commission has undertaken a number of basic studies which, together, provide a factual background relating to the past and present development of the Township. These studies also are of value in determining the physical limits and opportunities of future development. All of this data is reflected in the following Planning Dimensions. GENERAL GROWTH POLICY It is recognized that Plainfield Township is an integral part of the Grand Rapids f1etropol itan Area. t1any i nterrel ati onships exist and these, most importantly, include land use, transportation, including the freeway system and major highways, recreation and employment centers. Past and future development of the Township has been and wi 11 continue to be greatly influenced by these various relationships. Plainfield Township, therefore, realizes that it cannot plan for its future development in complete isolation of the needs and growth trends of the balance of the metropolitan area. Within this general framework, ho\'tever, the Township also realizes that it is a separate community and is obligated to plan for its future in accordance with the needs and desires of the local residents. The following brief statements form the overall growth policy and are based on recognition of both the Township's areawide responsibilities as \•tell as responsibilities to the residents and landmmers within the Township. * While the Township recognizes the need to accommodate future growth and development, it is not the desire or goal of the Township to encourage development for the sake of development alone. * All future development should be long-range plan for the Township. * All development should consider available services and facilities necessary to assure the continual protection of the public health, safety and welfare of all Township residents. in accordance \'lith the goals and The following specific goals and objectives further define policy of the Township. III-1 the overall growth �GOALS Planning goals are statements that express the community's long-range desires and, therefore, provide direction for planning activity. In the preparation of the Comprehensive Plan, various plan alternatives were evaluated on the basis of ho\'/ well they could contribute to the achiever.ient of thesP. goals. The goals that are considered most important include the following: General To establish a pattern of land uses Hhich will promote the highest degree of health, safety, and general v,elfare for all segments of the community. To preserve and protect the natural resources of the area 11hile maintaining necessary balance between the social and economic needs of the region. the To encourage planned grov,th in order that facilities and utilities may be logically programmed. To promote, develop and maintain a transportation network 1·1hich provides for the safe and convenient movement of people and goods. To maintain the residential character of the community while providing adequate employment, shopping and service opportunities for the residents. To coordinate region. land use decisions with adjacent communities and with the entire To provide a balanced range of housing types while maintaining a relatively lm1density but non-sprawling environment. To maintain and enforce restrictions necessary to insure proper maintenance property values. of To provide a range of high quality and effective public services and facilities for the residents of the Township. To assess the environmental impact of all characteristics of the area. \ developraent based on the physical To maintain the natural beauty of the area by preventing floodplain development and by preserving existing woodland areas to the fullest extent possible. Further, 1-1hile the economic benefits of mineral resources within the Township must be recognized, it is equally important that these areas be properly contoured and readied for a desirable ultimate use once the minerals have been extracted. In addition to the above general goals the following relate specifically to major functional components of the community. the Corrmercial Land Use It is the goal of Plainfield Township III-2 to permit commercial development in �planned, logical areas which are i ntended to primarily serve residents of the surrounding area. It is specifically not the goal of the Township to encourage additional regional shopping f acilities th at would conflict with or duplicate existing regional facilities located along Plainfield Avenue and Northland Drive. It is the goal of Plainfield Township to limit cor.1mercial development to concentrated areas which are best suited to satisfying shopping needs. a fev, It is the goal of Plainfield Tovmship to prevent strip commercial de velopment along major thoroughfares that would conflict with the movement of traffic or other land use. It is the goal of Plainfield Township to provide separation betv,een commercial areas and low density residential uses by permitting transitional uses such as offices and/or higher density residential uses. Industrial Land Uses In Plainfield Township, there are few large undeveloped areas which, or ideal sites for industrial development. I -I I I I I II' II II are prime It is the goal of Plainfield Township to discourage industrial development in certain areas previously planned for industrial development but now considered undesirable for such use and to encourage industrial development in the remaining previously planned, strategic locations. Residential Land Use It is patible limited density the goal of Plainfield To\'mship to continue a residential pattern comwith existing development. Higher density residential uses should be to areas that have been previously planned but not developed for high use and to areas requiring a transitional use. It is the goal of Plainfield Township to ensure that residential uses requiring public utilities are planned and located where these services can be economically and efficiently provided. It is the goal of Plainfield Township to ensure that future residential developments consider the natural 1imitations ,mposed by existing topography, and that filling, grading and erosion are minimized. Transportation It is the goal of Plainfield Township to promote an efficient network of streets consisting of the following elements. 1. Freeways and controlled access arterials providing little or no land access devoted entirely to the task of traffic movement at relatively high speeds. 2. t1ajor arterials designed to serve major traffic movements with a secondary function of providing land access. III-3 �3. t1inor arterials to serve local or shorter distance traffic 1-1ith ciple function of providing local access to major arterials. 4. Collector streets to serve internal traffic movements and land access within specific areas and to connect those areas with arterials. 5. Local streets with the sole function mediately adjacent property. of the providing land access prin- to im- It is the goal of Plainfield T0vmship to ensure the capacity and function of ex- isting arterials and collector streets and to minimize the conflicts between their functions, by regulating land uses, building setbacks anrt driveway openings and 1-1here appropriate by encouraging the development of front or rear access service drives. It is the goal of Plainfield Township to prevent traffic conflicts along proposed new major arterials by promoting controlled access provisions as part of their design. It is the goal of Plainfield Township to discourage extended through traffic movement on local streets by promoting the development of curvilineal and culde-sac streets. Public Facilities It is the goal of Plainfield Township to provide an adequate level of public services and facilities to protect the public health, safety and welfare. An orderly land use pattern will permit the economic and efficient provision of police protection, fire protection and public sewer, water and storm drainage systems. It is the goal of Plainfield Township to make a wide range of leisure tivity centers residents. and recreational facilities available for use time acby Township It is the goal of Plainfield Township to acquire public facility sites for use in advance of actual need to assure that sites will be available as the need for additional facilities arise, and to minimize public expenditures. ~ POPULATION PROJECTIONS Determination of reasonable future population growth is important in a planning program as it provides a general basis for determining land needs for future development and future corrnnunity facility and improvement needs. The 1975 Comprehensive Plan projected that the Township population would be approximately 23,700 persons in 1980, 26,200 in 1987 an~ 27,300 by 1990. The 1987 population based on the recent special census is 24,502. This figure is approximately 7 percent less than projected. This slower rate of growth can be explained by the downturns in the national economy which occurred in the mid seventies and early eighties. The growth rate nm·, being experienced in the Township is, hm·1ever, sharply increased from the average rate of growth witnessed in the last decade. Indications are that this rate of growth is likely to continue over the next few III-4 I I I I �• • • • "I I I I I I I I I I I I - years, and place the Township's projected in the 1975 Plan. 1990 population 1·/ithin close range of that In tracing the historical growth rate of the Township and comparing it with the grm·1th rate of Kent County as a \'/hole, a clear pattern in the relationship between the tv,o populations is evident. This pattern shows that beb,een the years 1960 thru 1987, the population of Plainfield has risen at a higher rate in proportion to that of the County. During this period, Plainfield's share of the total County population increased from 3.2 percent to 5.2 percent. This trend, when plotted, shol'IS remarkable consistency and if projected to the year 2010 would result in a Tovmship population of 7 percent of the County 2010 population. This rate of growth would be equivalent to adding approximately 555 new residents per year, and a 2010 population of 37,300 persons. It is expected that major influences such as the Steelcase expansions and the proposed Southbelt will have the effect of reducing the number of people moving into Plainfield Township that might otherwise do so. Table 12, takes these factors into consideration and indicates a 2010 population of 36,000 people. The projection assumes adding 800 persons per year until 1990 (1985 to 1987 growth rate) and an average of 455 persons per year thereafter. As a benchmark the growth rate projected between 1990 and 2010 v,ould be almost identical to the average historical rate witnessed in years 1970 to 1987. PLAHJFIELD TOI-IIJSHIP Projected Population By Area TABLE 12 1987 1990 1993 1995 2000 2005 2010 Area #1 4,800 5,560 6,310 6,544 7,246 7,948 8,650 Area #2 5,600 6,410 6,732 6,975 7,666 8,358 9,050 Area #3 4,213 4,280 4,403 4,520 4,950 5,343 5,700 Area #4 9,889 10,650 10,834 11,136 11,588 12,076 12,600 24,496 26,900 28,279 29,175 31,450 33,725 36,000 Total Source: t1i 11 er Associates III-5 �I LAND NEEDS Based on the Land Use Survey, approximately 12,000 acres in Plainfield To\'mship are committed to a specific use. Of this amount roughly 2,600 acres are devoted to agriculture and 2,600 acres to a variety of public, semi-public uses and mineral extraction. The balance, 7,400 acres, is devoted to the three development categories of residential, commercial and industrial land use. The combined developed acreage of residential, commercial and industrial land uses for the year 2010 is expected to be approximately 10,700 acres. A breakdown of the projected residential, commercial and industrial land needs is as follows. Residential Land Needs Table 13, illustrates the projected land needs to satisfy an increase of 11,500 persons by the year 2010. The estimates are based on several assumptions which include; 1. That the present mix of the various residential tively constant during the planning period. types vlill remain rela- 2. That persons per household will rise from the present estimate of 3.02 P/H.H. to 3.2 in 1995 and taper off to 2.9 P/H.H. in 2010. 3. That densities per acre for the various housing types will tent with existing densities. remain consis- TABLE 13 Projected Residential Land Needs Dwe 11 i ng Uni ts Single-family (74.5%) 3232 Acres \ 2991 (1.08 DU/AC) Urban ( 89%) 2877 1783 ( 1.6 DU/AC) Rural ( 11%) 355 1208 (.29 DU/AC) Two-family (3.5%) 151 40 (4 DU/AC) Multi-family (14.6 %) 630 84 (7.5 DU/AC) 318 64 (5 DU/AC) 4331 3179 f1obi le Home TOTAL (7.4%) III-6 I I I II I - �• -I I I I I I I Coll'lllercial and Office Land Needs The existing commercial developr.,ent within Plainfield Tmmship presently serves a market area holding approximatley 60,000 people. By the year 2010 this population is expected to increase by roughly 27,000 people, with the majority of that increase being in or closely associated with southern Plainfield Township, Comstock Park and Belmont. This increase in population l~ill result in the need for 80 to 135 additional acres of commercial land, or 3 to 5 acres per 1000 people. Because of its location and where growth is expected to occur, Plainfield Township can expect to see a demand for approximately 75 percent of the total market area's commercial land needs. Plainfield Tovmship should therefore see between 60 and 100 additional acres of land put to commercial use by 2010. The demand for office space within Plainfield Township is difficult to predict. One measure of need is to determine the amount of acreage now devoted to office use on a per capita basis, and simply project future need based on expected population increase. Using this method would result in the need for an additional 9 acres of land. However, given the national and regional trends toward economies based more on personal and professional services, the demand is expected to be some\'1hat greater. Added to this trend are more local influences such as the proposed improvements to the East Beltine betv1een I-96 and Plainfield Avenue which could make the corridor an attractive setting for planned office parks. The occurance of new office complexes already being located along this corridor in Grand Rapids Township give credence to this observation. It is therefore anticipated that if allowed to occur in a planned office park fashion, there could be a demand for approximatley 50 acres of office space. Industrial Land Needs I I I Based on existing trends and population increases in surrounding areas it is estimated that Plainfield Township could accommodate a demand for well over 70 acres of industrial land if this type of activity is promoted. However, because the Township does not have an abundance of raw land considered to be prime for industrial development the demand within the Township is not considered high. Therefore, it is estimated there will be a need to accommodate between 40 and 50 acres of nevi industrial development. I I The amount of land that will be devoted to mineral extraction is difficult to predict. Hm·1ever, based on the existance of desirable sand and gravel deposits within the Township and a high metropolitan demand for these resources, it is expected that additional mining operations will be started to replace some of the operations which overtime vlill become depleted. For the purpose of estimating a projected land allocation for these uses, it is assumed that depleted operations will be converted to an alternative use and that a similar amount of new land area made available for extraction. It is therefore estimated that approximately 350 acres of land will remain devoted to mineral extraction. I - Other Land Needs III-7 �Ill Ill Ill Ill Ill The land needs for the various public and semi-public uses such as schools, community facilities and outdoor recreation are addressed in Chapters V thru VI I I. Sull111ary The following Table summarizes the projected land needs for residential, commercial and industrial uses. Excluded are public, and recreational land needs. the various semi-public TABLE 14 PLAINFIELD CHARTER TOWNSHIP Projected Land Needs* 1987 Acres Developed Residential 6,199 Si ngl e-fami ly 1987 - 2010 Additional Acres Needed 3,179 2,991 5,700 1987 Acres Zoned ~ 19,456 ~ 18,709 Urban (R-1) 3,470 1,783 7,823 Rural (Ag) 2,230 1,208 10,811 30 40 42 • 255 84 375 224 64 423 Two-family Multi-family f1obi 1e Home Cornnercial & Office 355 60 - 100 518 Industrial ** 145 (268) 40 - 50 615 Total ~ ~ 3,329 * Excludes lands devoted to or held for public and semi-public uses such as recreation and landfills and private lands devoted to mineral extraction and sanitary landfill. In 1987 these uses collectivley represented approximately 2,600 acres of developed land. ** It is estimated that of the total amount of committed industrial land acres), 145 acres are developed and the remainder is considered residual, in association with existing establishments. 111-8 ~ (268 held ~ �I I I I I I I I I I I I I I I I I II CHAPTER IV GENERAL DEVELOPMENT PLAN Plan Concepts Research described in previous sections of this report has concluded will not be sufficient growth during the foreseeable future (15 to 20 warrant complete development of the entire Township. Therefore, it sary to determine development priorities for various lands within the that there years) to was necesTownship. A second major concept of the Plan is that ample areas should be proposed for a balanced variety of residential types including rural, rural estate, low, medium and high density. The third major concept of the Plan involves the goal to discourage additional regionally oriented types of land use, while accommodating the demands for additional locally oriented shopping, service and employ~ent opportunities. By limiting new commercial and industrial development to a fev-1 strategically located areas it is envisioned that an overall balance in the orientation of businesses located within the Township can be achieved and future traffic increases and conflicts along arterial streets minimized. Plan Proposals Based on the three major Plan Concepts - coordinated development in certain areas as opposed to scattered development throughout, balanced residential character rather than strictly suburban residential growth, and locally oriented future commercial and industrial growth, the follm'ling maps graphically illustrate the specific orientation and distribution of the various proposed land uses. The General Development Plan depicts both desirable and anticipated locations for general land use categories over the long-range planning period. It is in effect a means of illustrating hov, the community can best be developed to provide harmony between its major functional components of housing, commerce, industry and open space. It is designed to achieve a practical and functional relationship between the various land uses in the hopes of promoting a high standard of livability. Its utility is in its ability to be used as a guide for determining the appropriate locations for new private developments and public facilities and for making public improvements in an economically efficient manner. The following illustrated. text describes and explains the proposals and recommendations Development Staging The demand for additional developable land and utility services within Plainfield Township will continue. Because of this, a majo~ objective of the General Development Plan is to direct development into the areas best able to support it and conversely to deliniate the areas that are not suited for major development within the planning period. To promote the efficient provision of public IV-1 ~ ------ -- services, maintain the rural �-~ ..l!..!J""v""'~)----_;;;;;,_.-1------1 PLAINFIELD TOWNSHIP DEVELOPMENT STAGING PLAN ,,--v·-,,-:-:,···ec;;-w 20 YEAR URBAN GROWTH BOUNDARY {.K,;~i1,~~~ CONSERVANCY AR EA S :s: . ,,, ~ rve- 112 MILES .#,~MILLER ASSOCIATES °W MAP 6 2b I< "40NROE, ROCKfORO,M I ◄ 93 ◄ 616•666•11fj3 19B7 �I I I I I I I I I I I I I I I I I I ~ character and to control sprawl development situations, it is necessary that the highest densities of future development be encouraged to locate within areas already served by utility services or which are capable of being economically served. To that end it is important that the extension of utility services to accommodate new development be incremental and based on demand. Furthermore, in consideration of the anticipated practical limits of utility extenti ons, future hi ghv,ay improvements, existing development patterns, anticipated land needs and the goal to conserve certain natural land eleMents, the Development Staging Plan establishes an urban growth boundary. It epresents the approximate extent to which urban types of services and or development should occur within the planning period. Within this area it is anticipated that sufficient land exists to meet the projected demands for most types of future development. Also included on the Development Staging Plan is the delination of lands which should appropriately be left in a natural or semi-natural state. The conservancy area designation has been given primarily to the floodplains of the Grand and Rogue Rivers. These areas are generally intended to support only the least intensive types of development activity, such as very low density residential, recreation and conservancy uses. RESIDENTIAL LAND USE PLAN Plainfield Township is presently witnessing and has witnessed in the past a healthy rate of residential growth. Based on studies of the local and metropolitan area there is no reason to believe that future growth will be diminished. As Plainfield continues to grow, the greater portion of the developed land \'lill be taken up by residential uses. In itself this fact is an important planning consideration, however, the primary concern must be the realization that the living environment is the real heart of the community, and, therefore, a major basis upon which to formulate major land use decisions. The Residential Land Use Plan is a set of gui-delines which if implemented are capable of producing safe, convenient, and pleasant neighborhoods for the mutual benefit of all Township residents. The Plan is based on the following objectives and influence factors. Objectives 1. To offer a broad range of choice among the living areas; 2. To utilize natural features to create attractive residential areas; 3. To allow the development of different housing types to accommodate varying lifestyles. 4. To assure traffic safety and privacy of residential design of streets that discourage through traffic. 5. To locate residential areas through the areas in such relation to other land use types and IV-3 �community facilities as will best contribute to the overall desirability of the community. 6. To stablilize property values by protecting encroachment of imcompatible land use types. residential areas from the 7. Assure public health and safety by permitting intensive residential growth in only those areas which can be adequately served by either private or public utilities. 8. Provide a variety of lot sizes and shapes to meet the varing desires of all persons in the community. Influence Factors In every community there are various factors that influence and in some instances dictate how land can be developed. In Plainfield To\'mship, these most importantly include the following: Public Utility Systems. As in many rapidly urbanizing areas one of the largest limitations to development is the inadequacy or lack of public utility systems. Soils. Soil characteristics are extremely important when considering residential development. Soils must be capable of supporting urban structures, and in areas where public utilities are not available, they must be conducive to the safe and efficient operation of private utility systems. Plainfield is fortunate in that much of the Township has sandy soil, well suited for the operation of private utility systems. Hm-1ever, because of excessive soil permeability in some areas, local ground water contamination by septic systems is a hazard to be guarded against. Relief. 11uch of the land area in Plainfield is made up of very steep hills and deep river va 11 eys \'thi ch pro vi de many extremely attractive homes i tes. Because of these factors, however, the density of development in much of the Township will be very low. Rivers. Lands in Plainfield Tm-,nship are divided to the north and south by the Grand River and to the east and v,est by the Rogu~ River which create accessibility problems within the Township. There is only one bridge within the To\'mship which provides access across the Grand River. While a need already exists for a second bridge, it will greatly increase as further development occurs north of the river. There are five bridges located within the Township which cross the Rogue River . While there is not an immediate need for a new bridge across the Rogue, east/west circulation could be improved through the extension of House Street to Childsdale Avenue, thereby increasing the utility of the Childsdale Avenue Bridge. Another major development consideration with respect to the rivers is the adjacent floodplains. Although some development presently exists in these areas, it should be limited in the future to uses which are not adversely affected by frequent flooding or ,-,hi ch wi 11 not affect the fl ow of flood waters. IV-4 • • • • • • ~ ~ ~ ~ ~ ~ ~ �I I I I I I I I I -I I I I I - Accessibility: U.S. 131, is the major regional highway serving Township residents. This route provides direct access to the central city as well as to the I-96 freeway. The U.S. 131 freeway extends north through the Township. With respect to residential development, this has greatly reduced commuting time to the central city from residences in the northern portion of the To\'/nship. Future improvements such as the proposed new north-south river crossing leading into the Belmont area and improvements to the East Beltline will have s·milar effects. Following are descriptions and recommended components comprising the Residential Land Use Plan. Rural Conservation Area The rural conservation planning area includes agricultural and major wooded areas lying outside of the urban gro\'/th boundary. Intended land uses are primarily large unplatted residential lots, agricultural uses and private open space. The regulations presently governing the use of this land coincide with the existing Agricultural Zone. However, because much of this area includes lands having steep slopes, wetlands and other environmental limitations and because the economical provision of sewer and water into the area is not foreseen well beyond the end of the planning period, it is recommended that additional measures be enacted to discourage intensive d~velopment. These include a larger minimum lot size requirement such as 2.5 acres and other restrictive platting requirements, such as the existing 200 foot minimum lot frontage requirement. Staging It is recommended that the Zoning Ordinance and Zoning t1ap be ammended early on in the planning period to incorporate the provisions necessary to promote the desired land use pattern and to maintain the character of this area. Rural Estate Residential Area Based on an analysis of areas lying within the urban growth boundary several areas vlithin the Township stand out for their uniqueness in terms of topography, location and the development trends occurring within them. They are characterized by expensive homes on lots larger than one acre. They also in clude areas near utilities and are experiencing growth pressure. Because of the proximity to utilities and growth trends it is not reasonable to assume that they could successfully be excluded from the urban growth boundary for the enti re planning period. On the other hand efforts to ensure their rural and unique environmental qualities are warranted. For these reasons, the Plan proposes the delineation of several Rural Estate Residential Districts which in many \1ays serve as transitional areas between the more traditional low density residential areas and the rural conservation area. For platted lots, a minimum of 40,000 square feet with at least 150 feet of road frontage is recommended to achieve the maximum desired density of one unit per acre. IV - 5 �Y;. • • • • • • • • • • • - ~ "v"J"" Q ,;,... _. J PLAINFIELD TOWNSHIP ~ ~ ~ ~ RURAL CONSERVATION AREA VB 1/2 MILES ~\MILLER ASSOCIATES MAP 7 ~ 28 N. MONROE, ROCKFORO,MI ~934 616-866-1183 1987 ~ ~ �I I I I I I I I I I I I I I I I - PLAINFIELD TOWNSHIP ~ RURAL ESTATE AREA ~· i VB V2 MILES MA p a ~.~MILLER ASSOCIATES W 28 N. MONROE, ROCKFORO,MI 4934 616-866-1183 1987 �Staging It is the recolil1llendation of this Plan that early on in the planning period, the Zoning Ordinance and Map be ammended to incorporate conventional zoning provisions necessary to promote the desired land uses and pattern of development in these areas. Low Density Residential Area The low density residential areas outlined are for the most part inclusive of the area previously planned and zoned for that use. They also include some area presently zoned for agriculture but which could experience development pressure at some point within the 20 year planning period. Most of the areas having severe environmental limitations have been encompassed in the rural estate classification The maximum density of development recommended for the low density residential areas is 3.50 dwelling units per acre. However, public sewer and water utilities are considered necessary to support this density. Therefore if this density is to be achieved, it is recommended that all proposed developments be encouraged to locate in areas where the utilities can be initially provided. If development is to occur in areas where both utilities cannot be provided at the time of development, it is recomnended that housing densities be further limited to ensure an adequate level of public health and water resource protection. It is envisioned that most of the areas planned for low density residential use can be developed using conventional zoning techniques. There are several areas however, that in order to take advantage of topographic conditions or to preserve a woodlot, floodplain or wetland it may be beneficial to utilize planned unit development zoning. By this technique homesites could be clustered or reduced in size in order to preserve various natural features while maintaining overall desired densities. Staging It is recommended that the extension of public ~tilities be systematically programmed based on demand to serve both exi~ting and future low density residential developments. It is further recommended that rezoning of planned low density areas not presently zoned for such use be staged only in conjunction with utility extensions and when an overall need for additional low density land is present. Medium Density Residential Area There are several types of medium density housing that have gained popularity in the Grand Rapids area within the last few years which include the following; 1. Single-family attached homes. 2. Duplexes and four plexes designed to appear like single-family homes. 3. Homes constructed under the zero lot line concept. II ill Ill II II II II II II II "Ill " �I I I I I I ~ ...:::;.,_,ii,:== ~ · fi ~ 1t--t-~~---:--< l'-~-----~~--"""'~-1 ' I I I I I I I I I I I -I - PLAINFIELD TOWNSHIP ----J' LOW DENSITY RESIDEN T IAL AREA ~·i VB V2 MILES 6.~ MILLER ASSOCIATES W MAP 9 28 N WOHNOE, HOCKFOhO,MI 4936lb · bbo-lldl 1987 �- II II II II Ill Ill Ill Ill Ill ' '-Hi"1l'fr!,~~9'11""'"fff---=:....----14-_r--_4--.+-.:~ . Ill Ill Ill Ill PLAINFIELD. TOWNSHIP MEDIUM DENSITY RESIDENTIAL AREA *-MOBILE HOME PARK VB V2 MILES •~~MILLER ASSOCIATES MA p 1 0 W 28 N MONH0E 0 H0CKF0llD,MI 493~ 616··861i·ll13l �i i i i I I I I I I I I I I I I I I - 4. Conventional density. apartments 5. f1obi 1e Home Parks. and condominiums built at a relatively lov, In order to accormnodate a variety of housing types and to maintain a relatively low, overall density of development in most areas, the Plan proposes that these types of housing be permitted as transitional uses separating existing and planned commercial and industrial areas an<i major thoroughfares from low density residences. For the most part, the areas sho\'m on the Plan are those already zoned for such use or which have been previously depicted on the 1975 Plan. It should be noted, however, that this Plan designates considerably fewer acres for these types of uses than depicted on the previous Plan. Lands being allocated are intended to satisfy the anticipated demand while maintaining the present overall mix of housing types. Intended densities are 3.5 to 6 units per acre. Staging With respect to mobile home parks, Plainfield Township has an abundance of existing and approved areas. For this reason the Plan depicts only those areas \'lhich have already received mobile home park zoning status. One exception, and a deviation of this Plan from current zoning is the designation of the roughly 80 acre site on Cannonsburg Road, presently zoned for mobile home park use, to low density residential use. The rational for the promotion of the alternate use is the desire to discourage further inefficient leap frog and sprawl characteristics from occurring in the area. It is felt that the location of an additional development in this area at urban densities would greatly exacerbate these conditions. The follo\.'/ing are also seen as justification for discouraging the medium density residential use of this site. 1. Given the existing character and planned uses of adjacent properties there is little justification for a medium density transitional use to be located on the site. 2. Projections show a need for roughly 65 acres of additional developed acres of mobile home park land by the year 2010. This need can easily be satisfied at the alternative, previously planned and zoned locations, v,hich fro~ a comprehensive planning standpoint are considered better suited for mobile home park development. As eluded to above, the areas depicted on the Plan i1ap for mobile home park use are v,ell suited for this type of housing and their collective acreages are Foreseen to be capable of readily accormnodating the needs ~ttributable to that segment of the local population desiring to live in a mobile home park environment. It is the intent of this Plan to encourage mobile home park development only in those strategic locations illustrated. It is anticipated that both conventional and PUD zoning ~echanisms \till be utilized throughout the plan ning period in the development of the other various IV-11 �• -· I II II II II __J ill ill- Ill Ill Ill I "\ \ --.i-1-----,-----"1,---!-' . ill ill PLAINFIELD TOWNSHIP - HIGH DENSITY RESIDENTIAL AREA VB 1/2 MILES ~~~MILLER ASSOCIATES MA p ill ill ill 11 W 2& N MON.,OE , ROCKFO~O,MI 493.; 616 · 1161o·ll~l 1987 �I i i I I I I I I I I I I I I I I I - medium density housing types. Because of the density factor it is recommended that all medium density housing be served by public se\-1er and water, and that their provision be a condition in the grant of any necessary rezonings. High Density Residential Area Lands designated for high density residential use are intended for condominiums and apartments. Because of their demands on public utilities, police and fire protection and the road system it is recommended that they not exceed 6 to 10 units per acre. The areas depicted include areas already developed for such use, those already zoned but not developed and a few additional areas. Locational parameters include: 1) Proximity to major arteries. 2) Proximity to existing and planned commercial areas. 3) Ability to be served by public water and sewer. 4) Ability to serve as transitional uses between commercial areas and lower density developments as well as a transition from high traffic arterials to low density residential uses. Based on the above factors the Plan designates several new areas to satisfy demand for this type of housing. the Staging The proposed additional areas have been designated as future- high density areas because of their locations with respect to both existing and planned commercial areas and high traffic arterials and/or existing high density uses. For these reasons their suitability for low density housing is seen as being diminished. Nonetheless, it is the intent of this Plan that the necessary rezonings for the additional high density areas be staged only when adequate public utilities can be made available and there is a demonstrated need on a parcel by parcel basis. For these reasons it is further recommended that the planned unit development concept be utilized in obtaining and granting the necessary approvals. Agricultural Land Use The Plan proposes to designate approximately 740 acres in the northwest portion of the Township to an exclusive agricultural district. This area, located in portions of sections 6, 7 and 18 are actively farmed at the present time and consists of soils considered prime for agricultural purposes. Because of their existing use and location these areas are not seen as having tremendous pressure for development. Hov,ever, because of their value as farmland, the Tovmship should take measures to assure their long-range preservation. Enrollment in the Farmland and Open Space Preservation Act and very restrictive lot and platting requirements are ways that the Township could promote this. IV-13 �Staging Because of the limited area and the limited number of property owners involved, it is suggested that unilateral measures by the Township not be attempted but that the desires of the property owners be considered to insure their cooperation. The end result of this effort may be that all, portions, or none of the areas designated on the Plan Map are ultimately included. For those parcels or areas that are not included, the Plan would recommend their inclusion in the Rural Conservation District. For these reasons it is recommended that efforts to preserve the designated prime agricultural lands be made early on in the planning period, in conjuction with the timing of Zoning alTDllendments relating to the Rural Conservation District. • • • • • "- - \ IV-14 - �I I I i I i ·-· I _u I I I I· I I N --lf--e::ir.r-4-7~~~~-'t'S'----=::..--........!!=4---,r---+-~'~ N I I I I I PLAINFIELD TOWNSHIP ~ PRIME AGRICULTURAL AREA l5I I - ~! VB ~ V2 I i MILES ~.~MILLER ASSOCIATES MA p 1 2 -- W 28 N. M0MH0E, II0Cl<F0R0,MI 493,. 616-IH,b·lh.ll 1987 - - - - - -- -- ---- �Cot1MERCIAL LAND USE PLAN One of the greatest problems facing the Tovmship concerns activity and traffic flow. It is this factor which has the greatest effect upon influencing commercial development. Traditionally, business establishments have sought to locate in those areas which have the greatest potential for experiencing a large degree of activity. Since one of the greatest generators of activity is the automobile, commercial development attempts to locate in the areas where the greatest number of people congregate or pass by. Thus, strip commercial and shopping center developments have evolved. Plainfield Township has very high levels of activity in certain areas, and in other areas, very little activity. Commercial development in the Tm·mship is in direct proportion to the level of activity found in the specific area. One of the areas with the highest level of activity is found along Plainfield Avenue in the southern portion of the Township. As one of the major transportation routes of the region, this street has experienced high levels of activity resulting with various types of commercial development ranging from the small individual stores up through the full-scale shopping center. The problems associated with this area vary. Inadequate zoning and regulatory measures in the past have resulted in an unplanned atmosphere because the different centers of activity have been located without respect to each other. Blight, as yet, has not evidenced itself to any great degree; however, this type of development is particularly susceptible to blight; and thus it is apt to occur quite rapidly unless adequate preventive measures are instituted. Conversely, it should also be pointed out, that the sky-rocketing value of commercial property has resulted in the redevelopment of some of the older, less desirable businesses and homes. t1ore of these structures \•!ill be razed in the future as the land is put to a higher and better use. Another major problem of this area, which has presented itself, is too much activity. As traffic and congestion have incr~ased, an unpleasant environment has been created. Commercial development is affected because the amount of activity is no longer conducive to the attraction of shoppers as they find it. increasingly difficult and hazardous to perform the shopping function. It is obvious from the above that Plainfield Township has some problems related to commercial development. The objective of this report is to provide an understanding of existing and potential problems and also to provide a guide for future cor.imercial development 1-1hich will provide residents \'Jith an adequate level of commercial facilities in an environment which is pleasing, healthful and conducive to the overall \'1ell-being of the comr.iunity. Shopping Centers The planned shopping center concept ~as evolved as a natural outgrowth of the mobility of the modern shopper and his desire for convenience. The result is a group of stores functioning as a unit, planned and designed for its specific IV-16 II II II II II II II Ill " 1111 1111 II II Ill �I I I I I I I I I I I I I I I I ~ site, and reflecting its trade area by location, size and type of stores. Offstreet parking is incorporated an an integral part of the unit. The commercial facilities, thus developed can be considered as one land use, in contrast with the miscellaneous string of stores found in commercial areas which "just happened". Two basic type of centers exist - convenience and comparison. The convenience center is designed to provide the day-to-day household needs by offering such goods as groceries, drugs and services while the comparison center offers goods purchased less frequently - for example, apparel, appliances, and furnishings. In addition to these general classifications, shopping centers can categorized into the following basic functional types: be further Neighborhood Shopping Center: Oriented toward the neighborhood, this center provides those convenience goods and services necessary for day-to-day living and serves a trade area equal to approximately one neighborhood. Community Shopping Center: In addition to providing those items offered by the neighborhood center, this facility is expanded to include comparison shopping goods on a limited scale. The trade area is generally composed of several neighborhoods. Regional Shopping Center: This center provides service similar to the community center, but on an enlarged scale. The trade area is generally all or a large portion of the community and may include areas outside of the community proper. TABLE 15 Shopping Center Characteristics Neighborhood Community Size (in acres) Less than 10 10 - 30 30 + f1ajor Tenant Grocery Store Supermarket Jr. Dept. store At least one large dept. store Trade area Variable based on density Several neighborhood Several Communities Parking Ratio 3:1 IV-17 3:1 Regional 3:1 �Planning Principles The following principles should be used to guide shopping center development in order to maximize their benefits and minimize their effects on the Tovmship. 1. The center should be centrally located with respect to its trade area. 2. Ready vehicular access from major streets should be available. streets should not disect the center, if it can be avoided. 3. The design should emphasize the pedestrian's convenience. 4. The center others. 5. The site size should be adequate to provide for possible expansion. 6. The design should create an attractive atmosphere . 7. Vehicular and pedestrian conflicts should be kept to a minimum. 8. Proper buffering should be provided betv1een adj acent uses. These should be a compact unit in which each segment compliments the the fol- Competition: Location and the effect of competing areas upon each other are very important factors in the development of commercial facilities. Therefore, every effort has been made to insure each shopping center an adequate area from which to generate business without adversely affecting other facilities. Design: Nev, centers offer virtually unlimited opportunities to create areas which are efficient and pleasing and which do not contain the mistakes made in earlier developments; hm-1ever, established area~ present different problems. Their redesign is limited by their location and existing site limitations. The rehabilitation of these areas, however, should incorporate many of the elements of a new center such as a pleasant environment, adequate off-street parking, good vehicular and pedestrian circulation patterns, and building modernization. Two distinct fields of action are necessary to provide Plainfield Tovmship with the necessary commercial facilities. First, there are the areas of the community which 1-1i 11 require new shopping centers in accordance \'Ji th the neighborhood plans; secondly, there are the existing shopping centers, several of which are in need of some type of improvement. Before any of this new development or rehabilitation can market necessary to support these areas must be realized. IV-18 be II II Proposals In the determination of specific recommendations for shopping centers, l ovli ng factors were taken into consideration. • • • •II undertaken, the �Existing Shopping and Service Facilities Regional Shopping Center j I I I i I I I I i During the past feH years Plainfield Avenue has been transformed from a highv,ay oriented commercial strip to a regional commercial center. This is due primarily to the construction of North Kent Mall which served as a catalyst to other development. 11 11 Indepth discussion and recommendations relating to the Plainfield Avenue Corridor are included in the transportation element of this Plan. Neighborhood Shopping Centers Only one real neighborhood shopping area now exists in the Township; this is in Comstock Park. This shopping area was developed many years ago as the service center for village residents and persons living in the outlying rural area. There are numerous individual businesses located in this area, the majority of which provide convenience goods such as groceries, drugs, gasoline, and various services such as dry cleaning and beauty and barber shops. To meet changing conditions, various improvements in the business district will be necessary. To attract shoppers, the area will have to be competitive with new modern centers in terms of attractiveness, convenience, and parking. Some of the buildings that were in poor structural condition have been removed; others should be remodeled. New structures should be integrated with existing businesses to provide additional shopper convenience. Because of a variety of factors, much growth can be anticipated in the Belmont Area. As this growth occurs, provision's could be made for the ultimate development of a neighborhood shopping area. A more detailed discussion of this concept is included at the end of this chapter. Plan Recorranendations In an effort to reduce potential land use conflicts as well as to encourage a more desirable land use pattern, the Plan recommends the removal of approximately 5 acres of vacant commercially zoned land in the Post Drive/US-131 area and 5 acres along West River Drive, adjacent to the Brookhaven r1obile Home Park. This will leave approximately 193 acres of existing commercial zoned land available to meet a variety of projected commercial demands. Of this acreage, roughly 100 acres is presently devoted to other uses such as residences and mineral extraction. Assuming that roughly one half (1/2) of the existing acreage now put to these uses become available for redevelopment, the actual available stock of existing zoned commercial land is anticipated to be approximately 130 acres. Based on the previously identified future demand of 60 to 100 acres pected there will be a 2010 reserve of between 30 and 70 acres. IV-19 it is ex- �In order to accommodate and promote desirable neighborhood commercial and office types of development the Plan recommends certain long-range additions and changes to the existing commercial stock. These include: 1. The addition of 5 acres of office land along Plainfield Avenue near Airway to provide a transition between existing commercial establishments and the Rockhill Condominiums. 2. The conversion of approximately 3 to 5 acres of residential land on the west side of the East Beltline at Grand River to office/service uses. It is specifically not recommended that these parcels be put to intensive retail use due to potential traffic conflicts . 3. The addition of approximately 140 acres of land on the east side of the East Beltline, south of Five t1ile Road for office park development. 4. Consideration of long range provisions to accommodate neighborhood shopping and service area development in the Belmont area as discussed at the end of this chapter. Staging With respect to the rezonings of land in the Post Drive/US-131 interchange and the West River Drive area, it is recommended that the Zoning t1ap be amended early on in the planning period to reflect the desired residential uses illustrated on the Residential Plan. It is recommended that rezoning of the lands described by 1 thru 4 above be staged in response to market demands and the availability of the necessary utilities and street improvements. It is anticipated that both conventional and PUD zoning techniques will be utilized in bringing about the programmed changes. \ IV-20 Ill Ill Ill �I I I --· _j I I I I I I I I I I I I I I . PLAINFIELD TOWNSHIP COMMERCIAL LAND USE PLAN GENERAL COMMERCIAL - OFFICE l5l I I ~ -- "" VB ~ V2 MILES ~~ MILLER ASSOCIATES MA p 1 3 W 28 N . MOMHOE , ROCKYORO,MI 493~ 6 16 - 866• 11a1 1987 �INDUSTRIAL LAND USE PLAN Industrial development is necessary in the modern community to help provide a sound and diversified economic base. It has become recognized as an integral element of the community structure and practically every community is seeking industrial development. There are several significant factors, both negative and positive which greatly influence industrial development in Plainfield Township. Accessibility The I-96 freev,ay and US-131 freeway through the Tm·mship provide good accessibility. Utilities At the present time, Plainfield Township is providing a water distribution system and wastewater collection system which serves the urban portions of the Township. Provision of these systems is a major factor Hith respect to industrial development. Land Availability There is more than enough land available in Plainfield Tovmship to anticipated development needs of the next 20 years. satisfy the Suburban Setting In seeking a location, industry is concerned not only with its own particular site needs but also with the general desirability of the entire area. In this respect, Plainfield has much to offer industry. The residential and commercial development that is taking place in the Tovmship would be an asset in any community and such things as the excellent school systems, utility systems, and the natural attractiveness of the area also contribute to the desirability of Plainfield Township. \ Regional Location Plainfield is located in the Grand Rapids l1etropolitan area, the most diversified and stable economies in the state. which has one of Along with the positive factors regarding industrial development, there are also certain limiting factors which must be considered. These most importantly include the following: 1. rluch of the most accessible land in the To\'mship has soil conditions or topographic characteristics unfavorable for industrial develop~ent. Increased development cost would have to be balanced by lov, unimproved land cost. 2. There is rigid competition throughout the metropolitan area for ne\'1 industry. IV-22 attracting • • • • • •Ill Ill Ill 1111 Ill Ill Ill Ill Ill 1111 �I I I I I I I I I I I I I I I I I I I 3. Additional industrial development south of the river would tend to compound existing traffic problems. 4. There is a limited supply of unskilled or low-wage labor that would likely be attracted to the area at competitive wages. Industrial Plan Objectives 1. To accommodate industry by making provisions for strategically located attractive industrial areas which offer a wide variety of sites and which can best satisfy the site requirements of many types of industry. 2. To develop a well-balanced community by accommodating new industry to further diversify and stabilize the economy of the Township. Industrial Development Sites The specific requirements of a site vary somewhat for each particular type of industry; however, the follm-1ing general considerations pertain to practically all types. The site should be: 1. Reasonably level. 2. Flood-free, well-drained, and capable of bearing heavy loads. 3. Accessible to major transportation hi gtw,ays. 4. Free of encumbrances and conflicting easements. 5. Protected by zoning from encroachment of incompatible land use types. 6. Available in parcels large enough for modern, adequate parking facilities and loading areas. 7. Served by or capable of being economically provided with all necessary utilities - most importantly water, wastewater collection, storm drainage, natural gas, telephone, and electric power. 8. Reasonable in price relative to values in the area. 9. Located so that prevailing winds will not carry odor, smoke, etc., to other developed portions of the community. 10. In a location where industrial traffic will not be routed through tial or commercial areas. facilities including rail, air, and horizontal plants with residen- Industrial Areas In Plainfield To\'mship, there are few reasonably large areas which truly stand out as being prime or ideal sites for industrial development. There are several IV-23 �areas, however, now being developed into desirable industrial sites. West River Road Area As shown on map 13, this area generally includes lands along West River Road from the south Township boundary, northeast to Samrick. With respect to vehicular accessibility, this is perhaps the best location in the Township for industry. The freeway interchange at West River Road provides excellent service to this area. It is also advantageous from the standpoint that heavy industrial traffic is not routed through the Township. Another major consideration is that public utilities, particularly water and sanitary sewer, has been provided to much of this area. These services are essential to most types of industrial operations. A major problem in this area, however, is the fact that mL1ch of the land now zoned is low and will require considerable fill to make it suitable for industrial development. Plainfield Avenue - Northland Drive Area This area generally includes lands west of the commercial development along Northland Drive north of Plainfield Avenue. These two major arterial streets provide good accessibility to the area. There is some degree of industrial development in this area at the present time and there appears to be some limited potential for additional industrial uses. Ten f1ile Road - Belmont Avenue - US-131 This area includes the existing Graphic Drive Planned Industrial District. has ideal access to the freeway system and contains over 30 vacant acres. major deficiency is the lack of public sewer and water. It The Childsdale Avenue/Rogue River This area involves land presently owned by/or associated with the Rockford Paper Mill. Because of poor access and its location with respect to the Rogue River and other desirable natural attributes, this area is considered to be a poor site for additional industrial development. \ Plan Recormnendations While intending to accommodate a demand for between 40 to 50 acres of nevi industrial development, the Plan proposes the removal of 120 acres of vacant Grand River Floodplain land from the industrial zone as well as 50 to 60 acres of land in the Childsdale/Rogue River area. It is recommended that these lands be retained in a natural or semi-natural state and put to recreational or open space use. Removal of these lands would leave a balance of roughly 135 acres of land capable of supporting expansions and new industrial enterprises. Staging It is recommended that the rezoning of the identified areas be initiated early on in the planning period. IV-24 �I I I I I I I I I I I I I I I I I I - PLAINFIELD· TOWNSHIP INDUSTRIAL LAND USE PLAN INDUSTRIAL LAND USE ve v2 MILES IU IV'I Ap 14 ~~~MILLER ASSOCIATES w 211N . MONROE,liOCKfORD,M l 49)• 616-866-IIB) 1987 �mont will be the proposed river crossing, 1·1hich is not expected to occur until the end of the 20 year planning period. However, in designating the Belmont SDA v1ell in advance of actual bridge construction, the Tovmship is recognizing the need to implement measures that 1;1ill ensure an appropriate roadv,ay alignment as 1·1ell the availability of lands now seen to be best suited to satisfy the long range shopping and service needs of local and outlying residents. Plan Recommendations 1. An important aspect of the Belmont SDA is the specific Belmont Avenue bypass alignment proposed in the Major Street Plan. This alignment is intended to avoid potential land use/traffic conflicts which would otherwise occur along Belmont Avenue by separating the majority of through traffic from local traffic. This alignment is also intended to promote the creation of a more efficient land use pattern better suited to accommodate the broad range of land uses expected to be attracted to the area. 2. To help satisfy the future demand for additional commercial and service oriented development north of the Grand River, while discouraging strip commercial development along such existing corridors as Belmont Avenue, West River Drive and Northland Drive, a neighborhood shopping center area in Belmont is recommended. It is suggested that this area ultimately consist of approximately 25 acres including approximately 5 acres for office and service uses. Assuming development of the bypass road, the most appropriate location appears to be south of Post Drive, west of the existing Township Offices. 11ajor access would be provided by the proposed bypass. As proposed on the t1ajor Street Plan, it is also recommended that the Tovrnship encourage development of a collector street from Samrick Avenue to Belmont Avenue. This wouldd facilitate local circulation to the commercial center. 3. As the Township's population increases, there is likely to be a demand for additional community and cultural facilities. Because of Belmont's central location and the long range prospects for improved accessibility it is recommended that such facilities be located in Belmont with direct linkage to the existing Township offices. Anticipated long range demands are foreseen to include a branch library, additional administrative offices, maintenance facilities and a multi purpose community building for senior citizens and other group activities. The land needs for these faciljties could total approximately 10 acres. 4. In close proximity to the shopping and service area and as a transition to low density residential uses, it is recommended that sufficient land area be designated to accommodate the need for senior citizen housing and medium density residential uses. 5. The range of uses suggested for ultimate inclusion in the Belmont SDA lend themselves to development under a central theme, involving architecture, pedestrian ways and green space. It is recom~ended that this approach be promoted in an effort to create a unique village identity and a functional and pleasing environment. IV-26 II II II II �I I I I I I I I I I I I I I I I I I I BELMONT SPECIAL DEVELOPMENT AREA Considerable growth can be expected in the general vicinity of Belmont. influence factors include the following: t1ajor 1. The existing trend of residential development River, both east and west of the Rogue River. north of the Grand 2. The undeveloped area is of substantial size and has sandy soils which are conducive to development. 3. Topography of the land is such that it does not impose severe development limitations. 4. Sewer and water utilities are nearby and are available for expansion. 5. A proposed, new highway extending from Plainfield Avenue across the Grand River to Post Drive will improve north south circulation within the Tmmship. This proposal, outlined in the t1ajor Street Plan (Chapter VII), will reduce commuting time and increase through traffic in the Belmont Area. As a result, it is expected that residential developmenu will be accelerated and the demands for commercial development increased. 6. Continued population grm,th and development in the Belmont Area as well as in other parts of the Township is expected to result in the need for the eventual development of a new library and other community and civic facilities such as additional administrative offices and multi-purpose facilities for senior citizens and other group activities. This will have the effect of securing Belmont as the Townships civic and cultural center and add to the areas attractiveness for other types of urban growth. It is obvious from the combination of the above influences that future growth in the Belmont Area requires considerable forethought and advance planning to ensure that the area will develop in a concise, integrated and harmonious fashion. It is also recognized that accommodating the expected growth in a manner which minimizes the problems faced by other urbanized centers will require considerable initiative on the part of the Township and the Kent County Road Commission and the cooperation of property owners and developers. To this end a Special Development Area (SDA) has been outlined and designated which encompasses the immediate vicinity of Belmont. The purpose of this designation is to establish a long range area concept which embodies basic parameters relative to a desired general mix and arrangement of land uses. W1th the exception of the immediate need to establish a specific bypass roadv,ay alignment, as outlined in the t1ajor Street Plan, this component of the Comprehensive plan is not intended to represent a detailed development plan. Rather, it is intended to provide, at an early date, a guide for future decision making and to serve as the basis for the eventual development of more detailed development strategies. It is recognized that a major contributor to the increased urbanization of Bel- IV-27 �Staging Because townships have some1·1hat limited authority to regulate development \'1ithin areas proposed for public acquisition it is essential that the Township and the Kent County Road Commission coordinate the acquisition of the Belmont bypass right-of-way as soon as possible. This will assure that additional private development does not encroach l'lithin the roadway 1 s path, thereby ensuring lower acquisition costs. In the short range, lands not having existing street frontage will require additional local and collector streets to support development. It is reco1m1ended that approval of plats and other major residential developments within the SDA conform with existing zoning and the principles and general layout of streets as contained in the Major Street Plan. Subsequent to the acquisition of the bypass right-of-way by the Kent County Road Commission, and well in advance of actual road\'JaY construction, it is recommended that the Township develop and implement specific zoning regulations and other mechanisms designed to assure the integrated develop~ent of a desired mix of uses. It is also recommended that a detailed Sub-Area Plan encompassing all or portions of the Belmont SDA be developed. Such a plan which identifies the precise location of minor streets, land uses, the arrangement of buildings and open space is enabled by state statute and would have the effect of zoning. Alternatively, there exists some potential that private developers could find merit in proposing commercial development along the proposed bypass route and the construction of segments of the roadway prior to a construction schedule established by the Kent County Road Commission and prior to the implementation of specific regulatory mechanisms by the Township. Should such a situation arise, it is recommended that existing zoning and planned unit development techniques be utilized to assure compliance with the general SDA land use proposals outlined in this Plan. \ IV-28 Ill Ill Ill Ill �--- -----------------> "O :rJ I/ ', ICLRICK DR. RIVER m "O )> a, 0 u, m :: )>s: ~ 0 z C C: 0 u, C I "O :rJ en c,::.z,,-- IZI GCOIIGE ANN :rJ o \ :.-:.-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_- _ - _ - _ - _ - _ - _ - , - - ~ - - - - - - - - - - - - ► r- -< > u, m r z < .,, -I ...... .0 01 V, u, RD. 0 z )> :rJ • 0 )> C: -I m MAKSIMOWSKI ~,._ r- "' 0 ?> I I I I --- ----- - -- ---~r------ - AVc. L-, I , I I I I I L-----' ------------ ------, I I I I 1 I 1 I I I I I I 1----------' ~----- - - - - - - -1- - -,--- - , I 1 I 1 I I I I I L---- L----- l------ I I I I :: I I 11 I --r-- --1 I I ., I r--1 I ,-- - --,-- ' I 1-..._-,-T.!.,-. I t ! t .i , --r I ---t -,---~ I I ,IOAHO I AVE. tit.UC -- ····· .. ·..··- :. lit H~ !:,,, ··- , :~ :,.,_ i :..:::S ,.., I I I --------1I --------,I 7----- -----------m-------,, ~ :r $ V, -t \ �I I I I I I I I I I I I I I I I I I ~ CHAPTER V COMMUNITY FACIL !TIES PLAN Community facilities constitute one of the most important elements of the community. Not only are they essential for the satisfaction of individual and family needs, but these various public and semi-public components comprise and determine, to a large extent, the general environment of the community. Thus, the prov1s1on of adequate of community facilities and services becomes a must in attaining the objectives of Plainfield Township and its residents. CHURCHES Churches play an important role in the community. Not only do they provide space for religious activities, but also for social, cultural and recreational activities as well. In addition, architecturally many churches have established themselves as focal points of the community • . t1any churches exist within Plainfield Township and many more are available within reasonable driving distances. Because of the varied religious interests of the population, no attempt has been made to evaluate the adequacy of services. New church sites, however, deserve evaluation, to ensure sufficient size to adequately provide desired amenities. As an aid to future church developed: development, the follmting principles have been 1. Sites should easily be accessible to the congregation they serve and should be on or near an arterial street. 2. Sites adjacent to, but not within commercial areas are desirable. sites can serve as a buffer use. 3. Corner sites are desirable in order to provide a full view of the and to allow for greatest layout flexibility and traffic access. Such building The size of a church site varies greatly with the location, population served, number of facilities, and extent of activities. In Plainfield Townshi~, the following standards are suggested as basic site size determinants: Site size Parking 3 - acre minimum - 1 space for each 3 seats FIRE STATIONS The level of fire protection service offered by a community is of prime importance to the ordinary citizen, as well as business establishments. Public safety andd \'lelfare are most important. There also is an economic factor in that fire insurance rates are, to some extent, determined by the adequacy of service. V-1 - �The following stations: principles and standards should be utilized in planning for fire Site: As a general rule, the average fire station should have a minimum site A location near, but not directly on, the intersection of major streets is desirable to assure access to all points in the service district. The site should not be at a signalized intersection where vehicle line-up might block egress, nor near railroad crossings 1-1here train passage may block routes. Although the service district is the primary area of coverage, all stations must be capable of serving adjacent districts in order to assist on multiple-alarm fires. sTze of one acre. Service Radius: Optimum standards suggest that fire stations be located within one mile of high value commercial, industrial and institutional areas and within two miles of residential areas. Equally important, hov,ever, in determining fire station locations are barriers that impede quick and efficient response times. In Plainfield Township these barriers include the Grand River, Rogue River, steep topography and the US-131 ExpressHay. Heavy traffic on major arterials such as Plainfield Avenue and Northland Drive can also serve as barriers. Inventory Three fire stations now provide fire Plainfield Tovmship: protection emergency 1. Plainfield Avenue and Five t1ile Road 2. Comstock Park 3. Belmont rescue service to In addition, fire fighting and rescue aid can be obtained from nearby communities under mutual aid. The existing inventory of major fire apparatus includes: 3 Heavy duty pumper trucks 1 65 ft. aerial/pumper combination 3 Light duty pumper trucks \ 1 Tanker 2 Grass fire trucks 1 Rescue squad vehicle New Facilities Because of increased residential growth in the Blythefield Area and the fact that the Rogue River impedes response times from the Belmont Fire Station, a new fire station is recommended to be constructed in the general area of Kuttshill and Childsdale Avenue. It is recommended that the specific site be selected as soon as possible and that construction be completed within three to five years. V-2 �I I I I I I I I I I I I I I I I I I ~ Future Planning The Township is presently in the process of developing a Fire Department !laster Plan which will further delineate the ten year needs of the Township in terms of facilities, manpower and equipment. LIBRARIES Good public libraries rank as an important asset to every community. Besides providing a source for education and information, libraries, particularly in view of increasing leisure time, function as a source of recreation and cultural enrichment. Plainfield Township has, at present, two public libraries \tithin its boundaries; one is located in Comstock Park, and the other is situated on Five Mile Road near Plainfield Avenue. In addition, Krause 11emorial Library in Rockford serves many northern residents of the Tovmsllip and the Township has contributed to its support and expansion. These facilities, as branches of the Kent County Library system, provide Plainfield residents with a vlide range of library services . . As a basis utilized: for determining future needs, the following guides have been Principles 1. Public libraries should be developed separately from those provided by schools because of different requirements and various disadvantages such as location, accessibility, administration, size, function, and psychological barriers. 2. Sufficient land must be provided for the setting of the building, off-street parking, and possible expansion. 3. Libraries should be readily accessible. 4. Sites adjoining, but not a part of, commercial areas are desirable because of similarity in requirements and because of their use as buffering agents. 5. Future advances in communication technology will reduce the need for regional libraries and make smaller brach facilities more desirable. adequate large Standards 1. The site size should not be less than one acre. 2. A minimum population of 15,000 persons is necessary to adequately support a branch 1 i bra ry. Future Needs The Plainfield Library, located on Five Mile Road near Plainfield Avenue serves what is nm-J the major concentration of population in the Township. Erected in V-3 �1978 this library consists of approximately 6,000 square feet. Because the use of this library is great, the need for short range expansion is readily apparent. The Comstock Park Library is located in the extreme southwest corner of the Township. It is estimated that less than 25 percent of this small library's usage is by Plainfield residents, with the majority of usage coming from Alpine Township and the City of Walker residents. To serve a larger segment of Plainfield Tmmship residents the future development of a more centrally located branch facility would appear more effective than expansions to the Comstock Park facility. II II II II Recommendations This Plan recommends that in the short range the Township undertake plans to expand the existing Plainfield Library. Toward the end of the planning period, and as demands north of the Grand River increase, it is recommended that a new branch library located in Belmont, be considered. REFUSE DISPOSAL In the daily life of the community, many forms of refuse are generated. Means for disposal of this refuse must be available for purposes of public health, convenience and esthetics. Plainfield Township residents and businesses now contract with private haulers for the collection of solid waste. Generally, adequate service at reasonable costs has been available through these private haulers. Kent County has the primary governmental responsibility for future solid \'laste planning and management. Through its efforts as well as private enterprise several landfills continue to provide the primary means of disposal. Landfills located in southern Kent County, Ottawa County and t1ontcalm County presently are being utilized for the disposal of refuse generated in Plainfield Township. A major incineration unit relying on refuse to generate steam and electrical power is noH under construction within the City of Grand Rapids to lessen the reliance on landfills. Resource recovery and recycling are other means of dealing with the refuse problem that are being encouraged ir\ the Kent County's Solid Haste 11anagement Plan. It is expected that as the public becomes more aware of the refuse problem, acceptance and use of these alternative disposal methods will become more significant than at present. The Kent County Solid Waste f1anagement Plan also calls for the eventual development of a transfer station to serve northern Kent County residents. This would allow smaller collection vehicles to transfer refuse to larger more efficient trucks to carry the refuse to the major disposal and recycling sites. The closed Ten f1ile Road Landfill site, in Plainfield Township, is under consideration for the location of the transfer station. The ultimate decision on the best location for this facility has not yet been made. Its construction wi 11 be based on future needs and close cooperation between Kent County and several individual communities that would rely on the facility. V-4 II 11 • .. .. • .. 11 II �I I I I I I I I I I I I I I I -II - EDUCATIONAL FACILITIES Plainfield Township is served by four separate school districts. Northview, Comstock Park, Rockford and Kenowa Hills. These include, Future Needs It is estimated that the population of Plainfield Township will increase to approximately 36,000 by 2010. This represents an increase from the present popuJation of roughly 11,000 persons. In response to existing and projected increases in enrollments as well as to replace obsolete structures, the Comstock Park, Northview and Rockford School districts are presently planning for both short-range and long-range construction. t1ost of these new facilities will be located on lands presently ovmed by the school districts or expansions of existing sites. One major expansion now being considered by the Rockford School District entails the acquisition of additional land west of the existing junior high school located on Kroes Street. Another is the eventual construction of a new Comstock Park High School on ex; sting school district property 1ocated on North Di vision Avenue, south of Six Mile Road. Recommendations While the major responsibility for future planning and construction of educational facilities rest with the school districts, it is the recommendation of this Plan that the Township v10rk closely with the various districts to ensure that necessary road and infrastructure improvements necessary to support school facilities are made in a coordinated manner. As the population of Plainfield Tov,nship increases, consideration must be given to the acquisition of sites in advance of the actual time needed for development. This procedure will insure that sites are available when needed at a much lower cost to the taxpayers, not only in monetary values, but also in benefits resulting from advance planning. To assist the school districts, a special provision has been included in the Township's subdivision regulations. If private rlevelopment is proposed in the vicinity of a future mapped school site, the appropriate school board wi 11 be given an opportunity to make arrangements for acquisition of the site. This gives the school boards the opportunity to acquire sites before development occurs and before land prices greatly increase. Lands not n0'1I mmed by the school di stri c-~s but which are presently un<1er consideration for possible acquisition have been mapped in addition to existing school lands. It is important that the Tm,nship and school districts work closely to ensure that future lands that may come under consid1=ration are included in future Comprehensive Plan updates. V-5 �... l -. . - II . . . , .., ' - • •, - L1-~....-~~~--;..--17~fftr====•~-·=r_Jd!:===r~nll I 1J ~~~.+--.a--,J •"': .. I. -I I • -...__, '1 • II ' / ~J l - . 0 • • PLAINFIELD TOWNSHIP COMMUNITY FACILITIES PLAN EXfSTING PROPOSED • A ■ ta II II II Q 6 □ 0 SCHOOL FIRE STATION LIBRARY . COMMUNITY BUILDING N TOWNSHIP OFFICES CEMETERY 64' V8 ~ V2 MILES MAP 1 6 ~at.MILLER ASSOCIATES W 28N MONRO(,ROCKFORO , M I -4934 616-866-118) 1987 �I I I I I I I I I I I I I I I II CHAPTER VI UTILITIES PLAN The utilities of water service, wastewater collection, and storm drainage are prime factors in shaping land development patterns. Because of stringent standards for environmental protection, effective utility syste~s are vital. The three basic goals for a utility system can be stated as follm-1s: 1. To provide maximum protection of the health, fare of the residents served. 2. To provide adequate levels of service to those the service. 3. To equitably distribute from the public system. safety, and general welland areas requiring the costs based upon the benefits received WATER SYSTEM Plainfield Township presently has its own water system with the supply coming from a series of eleven wells located adjacent to the Grand River on both sides of Northland Drive. Originally established in 1964, the water system is designed to ultimately serve the entire Township. Portions of Alpine Township, Grand Rapids Township and a small portion of the City of Walker are also served by the system. These communities are under water service agreements with the Township. The present tlaster Plan for \'later completed in 1986 indicates that while the Hater system is designed to ultimately serve the entire Township, population densities must be great enough to make it feasible for extension of the system. At the present time all of the major developed areas of the Township are being served, with the total number of Township customers placed at roughly 4,000. The total number of customers served by the system including Alpine, Walker and Grand Rapids To\'mship customers is estimated to be approximately 5,400. The Water Plan projects that revenues generated by the system are financing minor controlled expansions without borroving. capable of The present maximum capacity of the water system is 8 million gallons per day. Based on 1986 projections, the rlaster Plan For Water has identified a need to expand the Township's water treatment capacity in the early 1990 1 s and total water plant capacity around the year 2000. These improvements have been anticipated and the Tm·mship has acquired the necessary 1and adjacent to the existing plant to support these expansions. Based on population projections contained within this Comprehensive Plan it is projected that by the year 2010 there will be approximately 9,300 potential residential equivalent customers within the delineated urban growth boundary. It is estimated that provision of public water service to 100 percent of these VI-1 �customers (excluding Alpine, Walker and Grand Rapids Township) would require at least a 45 percent expansion of the water system's capacity. This projection is approximately 15 percent higher than that projected in the t1aster Plan for vlater. It should be pointed out, however, that the Water Plan does not assume 100 percent of the potential custo~ers actually being served. Other major future 1-Jater system improvements outlined in the Water Plan include: Ill Ill Ill 1111 Looping of water lines in the Rogue River-Belmont-Packer Drive area. Looping of water lines in the Seven t1ile-Brev1er, Cannonsburg Drive area. Construction of a pumping station in the Kuttshill Drive-Childsdale area in conjunction with an elevated storage tank in the Kroes Street-Northland Drive area. Development of a watermain loop in the Woodworth Street-Coit Avenue area to the Hunsberger Avenue-Airway Street area. Eventual (20 years) development of an elevated tank in the Little Pine Island Lake area. All of these improvements are intended to be accomplished incrementally on a demand basis. The General Development Plan has taken the Water Plan projections into account when establishing the extent of the projected 20 year urban growth boundary and assumes necessary expansions of the overall systems capacity at approximately midway through the planning period. Problems of Source Recent developments have arisen which put the continued safety and availability of the Township's present water supply in jeopardy. Tests of private wells in the area of the Township's wellfield and test results at four of the Township's wells indicate contamination by a hazardous chemical. The source of the contamination is felt to be from former waste disposal sites located north of Four Mile road near the East Beltline. In depth study of the situation is presently underw\y to determine the extent of the problem and its ultimate ramifications on the Township's \'later system. Depending on the study's findings relating to the expected future extent of contamination, it may be necessary to pursue one or more options to insure an adequate and safe supply. The options include: development of additional well fields; additional treatment at the water pl ant; pretreatment or ground1·1 ater decontamination within the aquifer or other treatment processes; or connection of the system to the Grand Rapids water system. To insure public health, production at the contaminated well sites has been stopped causing an overall reduction in the system's capacity. This could result in temporary \'later shortages during peak demand periods, until alternative sources are brought on line. None-the-less alleviation of the problem is expected to result in considerable added public expense and the possibility of some short range inconvenience to water customers should the situation require individual efforts to reduce water consumption. VI-2 II II II II II �I I I I I I I I I I I I I I I • WASTEWATER COLLECTION SYSTEl1 Overview The waste1<1ater collection system servicing Plainfield Township is referred to as the North Kent Sewage Disposal System. It is operated by the Kent County Department of Public Works and from an engineering standpoint is an extension of a system serving the City of Grand Rapids and numerous other metropolitan area corranunities. Sewage treatment is carried out under service agreements with the City of Grand Rapids at a facility located within the City. In addition to Plainfield Township, other areas sharing common elements of the North Kent System include the City of Rockford, and portions of Alpine, Cannon and Courtland Townships. The original service agreements pertaining to the North Kent System indicate provision of service for a projected population of 50,000 persons in addition to the major industries of Wolverine Worldwide and Rockford Paper Hill. The ultimate service area includes all of Plainfield Township as well as all or portions of the aforementioned cormiunities. The capacity necessary to collect and treat wastewater generated within this service area is assured by service agreements originally effective until the year 2008. The overall capacity of the North Kent Se1<1age Disposal System is intended to accommodate allocated waste flows of up to 18 million gallons per day(t1GD). The original allocations included in the 1975 Plainfield Township Facilities Plan are as follows: Alpine Township Plainfield Township Rockford 2 MGD - 14 t1GD 2 MGD Since that time Cannon Township has purchased some capacity from Plainfield Township, and some of that allocation has subsequently been purchased by Courtland Township. Plainfield's allocation presently stands at approximately 12 MGD. The Plainfield Township Facilities Plan last amended in 1978 made several recommendations for ultimate improvements to the North Kent Disposal System in order to accommodate future needs, up to, and beyond the year 1998. These includ~: 1. The by-passing of pumping stations located at Forest Ridge and Boyd Avenues into 30 and 36 inch intercepter sewers running parallel to the Penn Central Railroad tracks from West River Drive to an existing River crossing at Lamoreaux Drive extended. This improvement has been made and was accomplished by the construction of a 30 inch gravity sewer along the Penn Central Rail line from Belmont Avenue to West River Drive. This resulted in the sewage from the City of Rockford and the northern portion of Plainfield To~mship being directed to the Four t1ile Road/Willm-, Street lift station. Effluent from Cannon Township, Courtland Tmmship and the Blythefield area of Plainfield Continues to be routed through the Forest Ridge and Boyd Avenue pump stations. 2. To accommodate projected 20 year floHs (1998) north of the Grand River, VI-3 �construct a 30 inch relief sewer to augment the existing 30 inch sewer along the Penn Central Railway from West river Ori ve, 5100 feet to the southwest to connect with the existing 3G inch sewer, and; 3. Construct an additional 24 inch relief sewer under the Grand River at Lamoreaux Drive extended to augment the existing 24 inch river crossing, and construct a 36 inch sewer along Willow Drive to the Four t1ile Lift Station to augment the existing 36 inch sewer presently in service. It was projected at the time of the 1978 Facilities Plan Amendment that the existing system, would accommodate demands for 15 to 20 years, placing the need for recommended improvements at around 1993 to 1998. Wastewater Flow Projections The Plainfield Township Facilities Plan, contains a 20 year projection of wastev-1ater flows within the Township. The projections indicate a population equivalent of 30,000 persons generating a maximum flow of 7.8 million gallons per day by 1998. The Plan assumes that this flow \ttould originate within a defined area generally consistent with the urban growth boundary established in this Comprehensive Plan. The Facility Plan projections are based on 75 percent of the flow being generated by residential sources and the balance by commercial and industrial sources. By applying the same methodology to ascertain potential flows within the urban service boundary based on the growth projections of this Comprehensive Plan, the continued applicability of the 1978 Facility Plan's projections and recommendations can be determined. Based on current projections of roughly 9,300 potential customers, or an equivalent population of 32,707 persons for the year 1998, it is estimated that the potential maximum daily flow would be 8 million gallons per day. This compares favorably with the 7.8 t1GD projected in the Facilities Plan. The 2010 estimate for wastewater flow based on a population equivalent of 36,000 persons is 9.3 MGD. The 2010 peak flow projections for the north and south sides of the Grand River are 3.75 and 5.05 MGD resp,ctively. On the north side of the Grand River it is projected that by 1998 there will be a potential population equivalent of 14,000 people generating 2.8 MGD in Plainfield Township. Based on the 1978 Facilities Plan, Alpine, Rockford and Cannon Township will contribute an additional 6.8 MGD. With respect to the recommended downstream improvements, it is nm,, estimated that by 1998 approximately 9 to 10 MGD will reach the river crossing. The present capacity of this segment is placed at 8 t1GD, or 11.52 t1GD if allowed to function at a surcharged rate. The results of these projections tend to confirm the projections and recommendations of the 1978 Facilities Plan and point to the potential need for improvements to the collection system serving the north side of the Grand River within this planning period. VI-4 Ill Ill �I I I I I I I I I I I I I I • Current Problems: One major problem of the waste water collection system is the apparent lack of capacity within gravity portion of the trunkline extending from Belmont to the City of Rockford. Originally designed to accommodate up to 2.5 million gallons per day, this trunkline has experienced chronic problems of sedimentation and scaling which have effectively reduced its capacity by at least 36 percent. With peak flows in excess of 2 million gallons per day entering the system, several over flows have occurred resulting in the discharge of effluent directly into the Rogue River. An engineering study has concluded that removal of .the sediment and scale will increase the capacity to near the design capacity, but that other efforts are needed to eliminate or control the sedimentation problem. Reductions in the rate of infiltration into the system is also recommended. Importantly, the study points out that attempts to restore and maintain the design capacity will not result in the capacity necessary to accommodate additional significant growth in the Rockford area. The study therefore recommends the immediate commencement of efforts to determine a long range solution for sanitary sewer service in the area. While the primary user of the trunkline is presently the City of Rockford, the northeast portion of Plainfield Township is also affected. Until such time that a long range solution is implemented, the ability to incrementally extend sanitary service to affected areas of Plainfield Township does not appear possible. Furthermore, depending on the overall implications of the long range solution implemented, it may be necessary in the future to reassess the long range service boundaries for sanitary service within this area of the Township. It is expected that the implementation of a long range solution such as the construction of a new parallel force main or gravity sewer line will take a minimum of three to five years. Reconmendations: The General Development Plan makes several recommendations with respect to sewer extensions being necessary to support future urban densities of development. It is recommended that the Township Sewer Facility Plan be updated in the near. future to more accurately identify the timing of needed improvements to the systems intercepters and pumping stations. It is also recommended that the Facilities Plan address the staging of minor extensions of the systems. Because the incremental extensions of sanitary sewer into areas that require the service is a significant aspect to the implementation of the General Development Plan, the availability of the historical capacities of the North Kent System allocated to Plainfield Township is important. For this reason Plainfield Township must work closely with the Kent County Department of Public Works and the City of Rockford during the planning and implementation of system improvements northeast of Belmont. It is recommended that any significant deviations from allocated capacities resulting from this process be reviewed by the Planning Commission in terms of the potential effects such deviation might have on the long range implementation of the General Development Plan for the area . VI-5 �II Map 17 illustrates the areas presently served by public sewer and water. STORl1 DRAINAGE The Kent County Drain Commission has the primary responsibility for storm drainage and numerous improvements have been made in the Township in past years. The areawide approach given by the Drain Commission is appropriate to the overall drainage situation due to the common dependency that many communities may have on a single drainage course. Under the current system, however, County involvement is usually geared toward specific improvements to relieve or prevent a particular problem. Ill Ill Ill - 1 It is therefore recommended that the Township pursue the preparation of a long range drainage plan so that improvements can be planned and scheduled well in advance of actual need. Such a plan should consider the reservation of natural drainage courses as drainage easements prior to development. The possibility of using such drainage easements for the added role of open space preservation should also be considered. \ 1111 1111 VI-6 �I I I I I I I I I I I I I I I PLAINFIELD' TOWNSHIP EXISTING WATER AND SEWER UTILITIES AREAS SERVED BY PUBLIC WATER AREAS SERVED BY PUBLIC SEWER AREAS SERVED BY BOTH PUBLIC UTILITIES 20 YEAR URBAN GROWTH BOUNDARY '-- 0 1/ 4 1/B 1/2 MILES ~~MILLER ASSOCIATES MA p 1 7 ''ff 28 N. MONROE, ROCKFORD, Ml 4934 616·B66•11Bl 1987 �I I I I I I I I I I I I I I I -II CHAPTER VI I t~JOR STREET PLAN The street system forms the framevJOrk for grov,th and development of the community. By providing a means for internal and external circulation, it serves the community by helping shape the intensity of land use. Thus, this costly and long-lasting element becomes one of the most dynamic forces of the community. Street Classification The street system serving Plainfield T0vmship can be classified as follo~1s: Freeways and Contrell ed Access Arterials These facilities performs little or no land service function but instead is devoted entirely to the task of traffic movement by providing for large volumes of traffic at relatively high speeds. It is characterized by limited access, multi-lane, divided highvrnys. t1aj or Arterials This class of street serves major movements of traffic within or through the area. r1ainly designed to move traffic, the secondary function is to provide land service. t1i nor Arterials This class of street serves primarily local or shorter distance traffic and provides a limited degree of continuity. Their principal function is providing local land access in connection with major arterials. Collector Streets These streets serve the internal traffic movement within specific areas and connect those areas 1·tith the major and minor arterial system. Generally, they are not continuous for any great length. The collector street is intended to supply abutting property with the ·same degree of access as a local street, while at the same time serving local traffic movement. Traffic control devices may be installed to protect and facilitate movement of traffic; hm,ever, these devices would not be as elaborate as those on arterial streets. Local Streets The sole function of these streets is to provide access to immediately adjacent property. They make up the major percentage of the streets of the community, but carry a small proportion of the vehicle-miles of travel. VII-1 �Objective The primary objective of the r1ajor Street Plan for Plainfield Tovmship is to provide a street network 1-1l1ich 11ill encourage the most logical development of the area while providing for the safe and efficient movement of people and goods. Principles The following principles have been used as guides in developing streets. this plan for 1. The street system should be designed so that each segment relates to the total network. 2. A variety of streets, each designed to serve a particular function, be provided. 3. Street design should take advantage of natural features. 4. f1ajor activity centers should be readily accessible. 5. Residential areas should be residential traffic. protected from should the encroachment of non- Problems Plainfield Township is served by several major federal and state transportation arteries including US-131, M-44 (East Beltline/Northland Drive) and Plainfield Avenue. These highways coupled with the Tovmship's location within the Grand Rapi _ds Metropolitan Area and its own commercial attractions, make the Tovmship a "stepping stone" in and out of the more concentrated urban center of Grand Rapids. The Township is also served satisfactorily by a local street network. There are however several problems affecting traffic circulation which if· not addressed will become increasingly more evident. 1. The Grand River and to a lesser degree, the ~ogue River, interrupt the local road network and hamper the convenient fiow of traffic betHeen the sectors of the Township. These barriers can only be crossed at a fev-1 strategic locations. The worst case involves the Grand River where the Northland Drive Bridge serves as the only "direct" link between the northern and southern portions of the Tol'lnship. As the population north and south of the Grand River continues to grow, this is likely to result in inefficiencies and or duplication in the provision of community facilities and services. The problem is expected to be most pronounced when attempting to provide additional police and fire protection as well as certain recreation and cultural facilities such as libraries and community activity centers. 2. The major high1-1ay arteries l'lithin the Township receive a great deal of metropolitan through traffic. As a result of the disruption of the local street net1-1ork by the Grand and Rogue rivers, this through traffic is forced to mix with a high amount of local traffic which must also rely on these roads. This coupled with existing commercial strip development along VII-2 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 - certa in corridors has caused severe t raffic congestion. 3. The topography of the Tovmship also presents problems in certain areas. Excessive slopes ma ke construction of streets possible only afte r considerable expense and difficulty. This i s rea dily evident in several existing streets \\lhich v-J ith their many hills and sharp curves, are neither efficient nor safe from a traffic movement s~andpoint. 4. Uninterrupted travel within the Township in an east-west direction 1 s virtually impossible. This causes inconvenience and a lack of smooth traffic flow. MAJOR STREETS The majority of the proposals contained in this report are concerned mainly with improving circulation. Since many of the streets are already established as to their functions, official designation may help in controlling and guiding future development . With this in mind, the following streets are proposed for .official designation. It is recommended that subdivision control policies and Zoning Ordinance Regulations be specifically tailored to recognized the hierarchy of the street network. Freeways & Controlled Access Arterials 1. US-131 2. Wolverine Blvd. fli nor Arteri a1s 1. 2. 3. 4. Plajor Arterials 5. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. Four 11ile Road (Coit Ave. to Dean Lake) Four Plile Road (West of West River Dr.) Five t1ile Road (West of East Beltline) Lamoreaux Drive Six 11ile Road Seven Mile Road (East of Pine Island) Ten t1ile Road Post Drive West River Drive Coit Avenue Plainfield Avenue Grand River Drive Pine Island Drive Belmont Avenue East Beltline Northland Dr. (south of 7-11ile) Division Ave. (south of 6-Mile) Proposed Jupiter Extension/ Belmont Bypass VII-3 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. Four Hile Road (east) Woo~'lorth Street nuth Drive Rogue River Drive Northland Drive (north) Kroes Street Nine Hile Road House/Herrington Ave. (north) Division Ave. (north of Six llile) Samrick Avenue Hunsberger Avenue Kuttshill/Childsdale Proposed House St. east improved Proposed Childsdale extended Proposed Five 11ile Rd. E. extended Collector Streets 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. Wakefield Avenue Hayes Street English Avenue (north) Chandler Dr./Herrington Avenue Packer Drive Jericho Brewer Avenue Kuttshill (Childsdale to Northland Drive) Courtland Drive Chauncey Drive Ain-iay Street Webber Ave./Hordyk Street Proposed Fuller Ave. Extension Proposed Ail'\-1ay Extension Proposed Hayes St. Extension (Samrick to Belmont Bypass) �Proposed Improvements Belmont to Plainfield Avenue: One major improvement intended to alleviate some of the problems inherent to the disrupted local street net\--rnrk is the construction of a bridge crossing west of the existing Northland Drive Bridge. This crossing has been debated for many years and has been included in the tv,o previous !laster Plans dating back to the mid 1960's. It has also been the focus of recent special studies conducted by the Grand Rapids and Environs Transportation Study (GRETS) and a local Citizen Advisory Group. The results of these studies show strong justification to place the crossing at a point that would connect either Hunsberger Avenue or Jupiter Avenue in the south \lith Belmont Avenue in the north. Based on its inclusion in the 1975 f1aster Plan, previous right-of-Hay acquisitions by the Kent County Road Comr.,ission and a more desirable traffic circulation pattern, this Plan proposes that the southern corridor consist of an alignment extending Jupiter Avenue northward roughly mi dv✓ ay bet~·,een Hunsberger and Plainfield Avenue. It is further proposed that the northern corridor approaching the new crossing consist of a ne\'/ bypass roadv✓ ay \11est of Belmont. This roadv1ay would begin at West River Drive and extend northHard to Post Drive. Its construction will have the effects of separating local and through traffic in the areas north of the Grand River, reducing land use/traffic conflicts and could promote a more efficient and desirable long range land use pattern in the Belmont Area. Because this corridor will pass through existing residential areas, it is imperative that the roadvrny be designed to minimize adverse effects on residents and property values. The following design features and associated measures are therefore recommended. 1. Controlled Access: Access should be provided only existing streets and at pre-planned intervals. at intersections with 2. Bouleval"'d or Parkway Cross-Section: Based on traffic volume projections, the roadway may initially be constructed with a two lane cross-section. In anticipation of a long-range need for addi~ional traffic lanes, it is recommended that the initial design include 120 foot right-of-way width with provisions for eventual boulevard construction, rather than the standard four or five lane configuration. 3. Visual and Noise Impacts: To reduce the visual and noise impacts of the roadway it is recommended that the roadway grade be depressed as much as possible relative to surrounding grades. It is also recommended that a minimum of 50 feet be required as the building setback line from the rightof-way. 4. Bikeway: It is suggested that the ultimate design include provisions for the development of a separate bikeway along the entire corridor's length. 5. Buffer Strip: It is recommended that the precise right-of-\1ay be determined as soon as possible. Once established, it is recommended that a program sponsored by the Kent County Road Commission and/or Plainfield Township be implemented to provide tree seedlings to those property ovmers VII-4 -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 - who may \tish to establish a natural buffer on their affected property. If instituted early on, the buffer strip could be \·Jell established by the time of roadvtay construction and help to minimize the potentially adverse effects of the project. It is also considered imperative that additional acquisition of the right-of-\'Jay be completed as soon as possible to insure that development does not encroach within its path. It must be pointed out that in terms of the Northland Drive Bridge, even \lith the construction of the new Jupiter/Belmont corridor long-range service levels at the existing crossing are expected to be marginal at best. Once the bridges' life expectancy has been reached, road,·1ay and bridge expansion v1ould be in order. Alternatively, it is suggested that GRETS, t1DOT and the Kent County Road Commission begin studying the need and feasibility for a new north/south corridor located further to the east, which would more directly tie the increasing residential development in the north east portion of the metropolitan area and with employment centers in the south east. It is expected that even with the proposed Jupiter/Belmont corridor, the convenient flow of local traffic within the western portion of the Township across the Grand River will continue to be impeded. None-the-less projected traffic volumes do not yet justify in-depth consideration for a second westerly river crossing. East Beltline Improvements: One improvement which is much more imminent is the reconstruction of the East Beltline from I-96 south of the ToHnship, to Northland Drive. This improvement will result in a 4 lane boulevard and will help to alleviate existing through traffic congestion from north to south in the southeastern portion of the Township. Reconstruction is expected to be completed in the early 199O's. Five Mile Road Extension: It is proposed that as development pressures increase in the southeast portion of the Township, Five t1ile Road be extended east\lard to Grand River Drive. It is felt that this extension will promote a more orderly development pattern and improve east/west circulation from Grand River Drive to Plainfield Avenue. Additional congestion in the Grand River Drive/East Beltline/Plainfield Avenue intersection area, \thich might othen-1ise occur, could be reduced by this proposal. House Street/Childsdale Avenue: It is proposed that Childsdale Avenue north of the Rogue River Bridge be improved and extended northward to Ten Mile Road. In addition, House Street, east of Belmont Avenue should be improved and extended through to intersect with Childsdale Avenue. If and when the old Penn Central Railroad is abandoned and its right-of-way becomes available, it is proposed that House Street be further extended parallel to the railroad right-of-\'lay to connect with the existing easterly alignment of Childsdale Avenue. This would result in the elimination of the need for the existing railroad bridge. These improvements would improve north/south traffic circulation Hithin the area and promote a more efficient and orderly residential land use pattern on lands betHeen Belmont Avenue and the City of Rockford. In addition, completion of House Street along with the extension of Childsdale would create a VIl-5 �House/Childsdale/Kroes St. corridor providing a needed additional east/west route for traffic circulation in this portion of the Township. It would afford an additional east/v,est crossing of the Rogue River \'lhich is nm-1 only accomplished at three southerly locations and at Ten tlile road in Rockford. Ultimately, the further extension of House Street, eastward within the railroad right-of-way would also enhance circulation. Under this proposal, a portion of existing Childsdale south of the railroad bridge could be abandoned and the remainder converted to an access road serving a future park and the existing paper mill. This realignment would provide a high degree of controlled access for the county park. West River Drive: West River Drive from the US-131 Interchange, to Belmont Avenue is nov, experiencing rapid development and increased traffic volumes. The road\-1ay as nm·t constructed consists of 4 lanes, which are adequate to handle projected uninterrupted traffic volumes. However, because of increased turning movements associated with developing land uses, traffic fl ow and safety are beginning to be impeded. It is recommended that Kent County Road Commission consider providing center left turn lanes at street intersections and in front of the major commercial and industrial activity centers. COLLECTOR & LOCAL STREETS Many collector and local streets will be necessary in the future street system. Their precise alignment cannot nov, be determined and their development rests with the private land developer. Every effort possible, should be directed toward the encouragement of such streets in locations where they can best serve their function and also best relate to the total circulation system. Proposed Improvements Examples of collector street extensions considered most crucial to this plan in bringing about the desired pattern of land development and traffic circulation include: Auburn Avenue North of Woodworth Extension: As res'idential development occurs ,n the area north of Woodworth Avenue, the development of a single through street or at a minimum, interconnected local streets northward to Coit Avenue would be highly beneficial as a means of minimizing future traffic problems on existing streets in the area. Airway Extension: Considered in conjunction \'tith the Auburn Avenue proposal, extension of Airway, west to intersect with Auburn Avenue would help to balance out future traffic increases on segments of existing streets and provide new developments within area, more direct access to the proposed Jupiter Avenue/Belmont Avenue corridor. Belmont Area: As development occurs west of the Village of Belmont, it is recommended that a single through collector street be encouraged to connect Samrick Avenue with the proposed Belmont bypass arterial and on through to Belmont Avenue. This street would be intended to offset future traffic increases on Samrick Avenue and to promote more efficient east/west traffic flow in the Belmont area. VII-6 -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 PLAINFIELD CHARTER TOWNSHIP I - l5l 0 .,, (;- ■■■ I • ■ ,..,_,_,A - • • • t ••••• ___ ,, __ Controlled Access Arterials Major Arterials Minor Arterials Collector Streets Proposed Major Arterials Proposed Minor Arterials Proposed Collector Streets ~ STREET PLAN MAP 1 8 ~&~M ILLER ASSOCIATES W2BN MONROE,ROCKFORO , M1 4~34 6 16-866 -11 0) 1987 �I I SPECIAL PROBLEM AREAS There are several areas of the Township where there are existing and foreseen problems with the existing street system. It is the general recommendation of this plan that the Township, Kent County Road Commission and t1DOT continue to work closely to address these problems and in anticipation of other on-going roadway maintenance and improvement needs. Rogue River/Kuttshill Intersection: The intersection of Rogue River Drive and Kuttshill Avenue is situated very close to the Rogue River Drive/Uorthland Drive intersection and is seeing increasing amounts of congestion due to increased residential traffic. With little eastbound stacking room between the intersections, the problem is expected to worsen. It is recommended that the Tovmship cooperate with the Kent County Road Commission and MOOT to study and implement the necessary geometric and or signalization improvements. East Beltline/Webber Avenue: This intersection has long been viewed as being in need of correction. It is expected that improvements made as part of the East Beltline corridor improvement project will alleviate this situation as well as other intersections and turning movement problems along the East Beltline from Four tti 1e Road northv1ard. Kroes Street/Northland Drive Intersection: The development of new or expanded school facilities are presently being considered on Kroes and Brewer Streets near the existing Rockford Junior High School. Depending on the type of school or schools constructed, there is potential for a considerable increase in the amount of traffic using this intersection. While the overall capacity of streets in the area can be expected to adequately handle the potential increases, additional school development could result in congestion at this intersection and a left turn hazard should be expected. It is recommended that as additional school facilities are developed, additional turn lanes and traffic controls such as a four-\-1ay stop or signalization during A.t1. and P.rt. peaks be considered. Plainfield Avenue/Northland Drive Corridor: The following discussion and recommendations have been excerpted from a Special Study CQnducted by GRETS. In its edited format it provides a framework for addressing the needs and problems associated with the corridor as well as general guidelines which are applicable elsewhere in the Township. VII-8 II II II 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 -, PLAINFIELD AVENUE/NORTHLAND DRIVE CORRIDOR The magnitude of the traffic/land use problems of the Plainfield Avenue/Northland Drive corridor result in the need for a wide range of solutions. The traffic and land use solutions cannot be separated. Roadway iMprovements will solve some current problems, but unless coordinated with the land use solutions some probl~ms \'Jill re-occur in the future. The key to long lasting improvements to traffic conditions is regulating and controlling land use. Land use patterns should reflect economic and social needs of Plainfield Township, but must be governed by the ability of the corridor to accommodate 1ocal ly generated traffic as well as through traffic. Although some trade-offs cannot be avoided, the following recommendations are intended to maintain a balance of through and local traffic. Street Capacity At the present time, the corridor is designed to accommodate approximately 24,000 vehicles per day. Volumes in many segments of the corridor exceed this limit. (Plainfield from Four !1ile to Jupiter). Working within the right-of-way limits and with minimal changes to the road1trny, street capacity can be increased. Provide additional left-turn lanes. Additional left-turn lanes can be implemented at intersection approaches on Plainfield from Airway to Northland Drive. This vJOuld make the left-turn maneuver in this area easier and safer during peak hours of travel. Prohibit left turns from driveways at major intersections. Prohibiting left-turn ingress/egress of drive\'✓ ays within at least 200 feet of major intersections is recommended by the Federal Hi gh\',ay Administration's "Access flanagement for Streets and Highv1ays 11 • Following this guideline, left-turns in and out should be prohibited on Plainfield Avenue near Four Mile, and Five f1ile intersections. This can be accomplished by closing driveways and or restricting the left-turn maneuver with a channelizing island in the driveway throat. The objective of this technique is to reduce the number of conflict points by limiting crossing conflicts. Provide right-turn shoulder lanes. Vehicles making right turns into abutting drive\-1ays interfere vlith efficient through movement. Where deceleration lanes exist, the approach distances are not sufficient to allow vehicles to exit without slowing and disrupting traffic in the through lane. In order to provide a greater distance for deceleration, additional right-turn shoulders should be provided along the following segments: Plainfield: tlorth 1and: Four f1ile to Jupiter Plainfield to Walnut Park (west side) VII-9 �I II Alternative Access On some segments of the corridor, it is difficult for vehicles to enter or exit abutting drive\'/ays. This situation occurs near high traffic generating uses and \-Jhere traffic volumes are hig h and driveway spacing or location is poor. Such is the case a 1 ong the corridor from Four f1i1 e to Jupiter and on Northland fror.i Plainfield to Halnut Park. It is also difficult for vehicles to exit driveways and merge with the high speed traffic, as on Plainfield from Grand River Drive to Vernor Road. Alternative access to properties in the above mentioned situations should be provided when possible. An access control technique used to provide an alternative access to a development is locating drive\-1ays on collector streets instead of the arterial roadv,ay. This technique is aimed at maintaining average driveway spacing and relieving existing congested driveways. This technique can be applied on Woodfield Court. Frontage or service roads can also provide alternative access by segregating loca 1 traffic from higher speed through traffic and connecting dri ve\'tays of abutting commercial developments. Frontage and service roads help preserve the through character of arterial roadway by allO\·ting land use access while relieving congestion on the roadv,ay. Service roads should be constructed \·there possible in the following areas: Plainfield: North of Four f1ile (east side) to Kool Chevrolet Plainfield: Grand River to Vernor (east and west side) Plainfield/Northland Drive intersection (west side) Northland: Plainfield to Walnut Park (east side) Driveway Spacing Controlling the number, location, and spacing of drive\'1ays is an important access control measure. Driveway spacing is based on several factors, including function of the roadway, road\-1ay speed, and ingress/egress driveway volumes. One objective of driveway spacing is to cl~rly identify 111hich property the drivev,ay is serving. Another is to leave adequate distance for an exiting vehicle to accelerate to the speed of the through traffic stream. Adequate spacing will also decrease the delay time for vehicles entering a drivev1ay. The technique of regulating dri vev,ay spacing reduces frequency of conflict points by separating adjacent basic conflict areas and limiting the number of conflict points a 1ong a roadway. Regulating driveway spacing should be app 1 i ed on the corridor where possible. On Plainfield Avenue from Four f1ile to Five t1ile there is a need for basic drive\'/ay spacing standards. Several drive,,.rnys in this commercial area are too closely spaced (50 to 100 feet). Table 8 lists recommended dri ve\-1ay spacing by road\-1ay speed limit. VII-10 I II I I -I I I I I I I �I I I I I I I I I I I I TABLE 16 Desirable Separation of Adjacent Driveways Roadway Speed r1inimum Spacing (feet) mph mph mph mph 40 mph 45 mph 50 mph 20 25 30 35 Source: 85 105 125 150 185 230 275 Access f1anagement for Streets and Highways, U.S. D0T/FHWA, 1982 While these represent desirable spacing, it is not always possible to follow these guidelines in practice, particularly \·1hen trying to implement access control along a developed street. Since speed limits on the corridor range from 40 mph to 55 mph, drivev,ays should be spaced 185 to 275 feet apart. However, other factors to consider are the width of property frontage and driveway volume. When driveways serve more than 5,000 vehicles per day, an additional driveway is warranted. When frontages are less than 200 feet other measures, such as service drives and shared drivev1ays, must be considered. Land Use An area of critical concern is from Coit Avenue to Northland Drive. All of the property along this area is presently zoned for commercial and industrial use. While the residential uses scattered in this area are not likely to remain, a complete conversion to high traffic generating commercial use is not warranted. Three areas on Figure 1 are designated as having an office/service orientation. Regulating these areas for less intensive development would help reduce overall traffic volumes and reduce turning movements. The segment east of the East Beltline/Plainfield intersection should be carefully managed because of the high traffic volumes and intersection activity present. Developing this area with office/service uses would lessen the intensive activity in this area and provide a land use buffer to residential development south along the East Beltline. Implementation of these recommendations will take time. place soon in specific locations as improvements are made. provements can be expected to take years to implement. Some change can take But other major im- Access Control Regulation There are three key elements to successful access control along Plainfield VII-11 �I I I I I I COIT AVE. .,.,. ••t:o«Y(LOHilllNT •OfF1C1 ,sr•vter 0 .. l(NT&ttON l~L COOOM DOtLCl••11( ORllNT&TtOM ~t---..;.A..;.I_RW_A_Y_D;;..R.;,;•~--1 ~ a: "'0 a: "'Illm · z :, X SMILE RD. a: "' t: II. ,:, WOODWORTH ST. 4 MILE RO. LAND USE RECOMMENDATIONS \ PLAINFIELD AVENUE CORRIDOR STUDY 1-H KENT COUNTY, MICHIGAN SCALE: 1~=2000' THE WBDC ·. CROUP . ·" JANUARY, 1987 ,o.....,_,.,a~tt UN'O"""IA ,.,JJ,...xo MJ(.Nl(.A.... 4'S0) nu"°"' .. FIGURE 1 I �I I I I I I I I I I I I I I I - Avenue. The first element is the formulation of a plan to be used as the guide for reviewing proposed development along the corridor. The more specific the plan, the more enforceable it becomes. The second key is the formulation of enforcement regulations, either in the Zoning Ordinance or a separate access control ordinance. Finally, there must be consistent application by all parties involved in the process. This includes staff, Planning Commission, Zoning Board of Appeals and Township Board. Without consistent and fair application of the Plan and Zoning Ordinance the process of access control cannot succeed. Finally, it is important to note that the control of access is a policy that must be pursued over a long period of time in order to affect changes. This is particularly true in the areas of Plainfield Avenue that are heavily developed. In order to effectively implement a corridor wide improvements along Plainfield Avenue, it is necessary that the Township have the legal and policy documents that set forth both the direction and the specifics of implementation. In addition to the foundation for development controls intended to be laid down within this document, the other primary tools used to accomplish this are the Subdivision Control Ordinance, Zoning Ordinance, Site Plan Review and Special Sub-Area Plans. Subdivision Control and Zoning Ordinances In an attempt to improve the TOl'lnships ability to better control access and reduce driver confusion Plainfield Avenue and other arterials the following recommendations are made which pertain to the existing Subdivision Control and Zoning Ordinances. Subdivision Control Ordinance: Access on state hi gh\'lays restrictive. and county primary roads should be less The provision allowing the Planning Commission to limit access to state highways and county primary roads to one in each 1,320 feet is restrictive and invites appeal or, at least, reluctance to enforce. A lesser requirement may be more easily applied or a more general statement allowing flexibility may be more appropriate. Use of marginal access streets should be specified. The provision requiring marginal access streets is in need of review. At times land requirements added to the cost of construction will create some reluctance to construct marginal access streets. More specific standards relating to the situations in which such a drive would be required, may therefore be appropriate. For example, the Subdivision Ordinance refers to an "arterial" street as the instance when a marginal access drive may be required. The Comprehensive Plan's Arterial Street Plan indicates a number of arterial streets, many of which would not necessarily need these drives. It may be preferable to specify locations or thresholds of present or future traffic as the "trigger" to require service drives. VIl-13 �I I Zoning Ordinance: Delete the 300 foot spacing requirement in the C-1, C-2 and C-3 Districts. The only specific standard pertaining to access control within the Zoning Ordinance is the 300 feet between driveways in the C-1, C-2 and C-3 Districts. In the more heavily developed areas of Plainfield this requirement is difficult, if not impossible, to enforce and invites either lax enforcement or routine granting of variance requests. Therefore this approach, while desirable in theory, is impractical. A lesser requirement or a more discretionary standard, such as that noted in the next recommendation may be more appropriate. Improve site plan review standards and procedures. Another weakness of the existing Zoning Ordinance is the lack of specificity in the site plan review standards. Standards that relate more directly to the impacts that a proposed development may have should be included. For instance, rather than a statement on harmony, safety, or welfare, a standard should relate more directly, among other items, to traffic and circulation, such as: "Drives, Parking, and Circulation: With respect to vehicular and pedestrian circulation, including \'ialkways, interior drives and parking, special attention shall be given to location and number of access points, general interior circulation, separation of pedestrian and vehicular traffic, and arrangement of parking areas that are safe and convenient and, insofar as practicable, do not detract from the design of the proposed buildings and structures and the neighboring properties." It is recommended that site plan review authority be given to the Planning Commission in order to ensure more consistent application of access control policies. Sub-area Access Control Guidelines And Recommendat\ons This section identifies two sub-areas of the Plainfield Avenue/Northland .drive corridor which serve as examples of how access management can be implemented in order to reduce or prevent the traffic/land use conflicts that have previously been discussed. Plainfield Avenue: Grand River Drive to Vernor - Figure 2 This segment has a 1985 estimated traffic volume of 15,000 vehicles per day. By 2010, traffic volumes are projected to be 19,800. The accident rate is 1.65 accidents per one million vehicle miles of travel per year, which is relatively low compared to other segments on the corridor. This is more of an area of probable future development where access control can prevent similar conflicts that occur in other segments of the corridor. This segment of the Plainfield Avenue arterial has a speed limit of 55 mph. With a high speed arterial, severe accidents may occur if access control is not implemented. VII-14 I I ~ ~ II II II II II II ~ ~ ~ �~ --- 11111 '11111111 .... .a~~ ...... ' ',, ~ ,' ' ... ,, I', ■ ',, // -, ~ ' ~. I Q~ /I ,' (!; } ', - ', )' ' / ,I -., ',,!, , • t-' /',~,' ~ Vi• , I , ,, , ,v I ,' ,,◊: -~ /I I , ,' , ,-' ,'~ , , ►f• ~~ I I I . ,I , ,, I I I I I ,I I I ' I I I t ( .... ', I ' .... ,I ', ..,, I ,I I . / KI-J..t.., I I .......... ', 0· . . I I ,, ~ '."' I I • f'...... I ', I I ,'/; I ', w1,..1,.. ' ... , ', I (U~D~ t.P ' '• I I I •,, I I I I I LEGEND I I "·· ......... 0 0 0 0 0 0 0 SHARED DRIVE CLOSE DRIVE -' ' ' ', ' .... -' ' .... SERVICE DRIVE ' .... ' ..,, I I REAR ACCESS ,I •' -. NEW ENTRANCE h /'),, -, . . , REDO INTERSECTION 'd •e ~, I PROHIBIT LEFT TURNS ' ', ', ', .~/0 I FIGURE 2 ~ THE •r-r-:5,·: •-..•::.1 WBDC :f,: 11 • ~ : ~, :t~:• CROUP ~ . 1'"~:~~- �The location of future driveways on this section of Plainfield Avenue should be preplanned on developed as well as undeveloped properties. Where there are undeveloped parcels, planning driveway placement can ensure maximum spacing of approximately 275 feet and prevent potentially hazardous situations while still providing land access to properties. In those areas v,here development has occurred and driveways are in place, relocation or elimination of existing drives is possible. As mentioned earlier, unnecessary and hazardous drives should be removed whenever possible. Widening of driveways or the reconstruction of intersections is recommended when the existing drivev1ay or intersection does not adequately serve the traffic which uses it. This is the case for the driveway at the Grand River Drive/Plainfield intersection serving the Vanderv,erf Die Design and Auto Body Shop. Larger vehicles and trucks (gravel and delivery trucks) use these access points. Therefore, the intersection and driveway should be made \'/ide enough to better serve these vehicles. Such driveways should be 40 to 50 feet in width instead of the 20 to 30 foot width that currently exists. The intersection should also be made more visible from Plainfield Avenue. In situations involving high-volume, high-speed arterials, the construction of frontage or rear service roads should be considered. Frontage and service roads allow for control of access to the arterial and provide for loading and parking off of the high speed roach·rny. Where space and topography permit, it is often feasible to consider the construction of frontage or service roads. This is the case for the undeveloped area from Grand River to Vernor. DeWitt Street can serve as a rear service road for the east side of the segment and would involve minimum construction cost since the roadway already exists. In summary, include: recommendations on Plainfield Avenue from Grand River to Vernor Use of a rear service drive for the east side of the segment (boundaries). Use of a frontage road on the west side of the segment (boundaries). Reconstruction intersection. of the Grand River/Plainfield \ Avenue (west side) Construction of a nev, dri vev1ay on Woodfield Court road for the Auto Body and Vander\lerf Die Design Shops. Consolidation of closely spaced drive\'1ays. Plainfield Avenue/East Beltline/Northland Drive Intersection - Figure 3 The Plainfield Avenue/East Beltline/Northland Drive intersection area is a location where access control is needed. This is an extremely high conflict area, especially on the elbow curve where Plainfield turns into Northland Drive. From Plainfield Avenue to Halnut Park there v,ere 91 accidents from 1981 to 1984. The accident rate is 6.17 \'lhich is extremely high for a stretch of road11ay just under 1/2 mile. There Here 40 accidents on the elbo11 curve alone. VII-16 -I -II ~ ~ • • • • • • " " • �-,.. ,.... J 11111 ~ 11111 11111 1111111 1111111 .. .. ,.. .. ,.. .. .. .. 111111 1111111 I ·•~r.,, ~ a t: J EAST BELTLINE I t1 GJ D INGRESS/ EGRESS I I I I I I I I I I I I ---..,.--L-T-- - -~- 3 I ---1 I I I I ~ I I I I I I I I I I I I I I I I I 1-- • - I: ~ : I I I I I I ARCHER AVE . I : [:] I _. ___________ fJI :I I I I I I I I I I :f-- • I ------~--------- ~1 • r---- : I I ,---- - - - - - -1. - - _.J_ L -t- --7 I I L----- ------ -- ... - SHARED DRIVE 'I -0 I r CLOSE DRIVE )> SERVICE DRIVE .,,z m REAR ACCESS I I I l - - --l 1 LEGEND ' :I I 0 0 0 0 0 0 0 I I r 0 I I I I ---------L I I I L----.----1 NEW ENTRANCE ~ m I . I I I REDO INTERSECTION I I ---¥------------1 ___ _ I PROHIBIT LEFT TURNS @ THE , .. •·. FIGURE 3 WBDC ;e::.:_•9::~, CROUP ~~ ~\~~. �The majority of these accidents v,ere of the rear-end, angle, and drivevrny type. A major cause of the accidents on the elbo1-1 resulted because of poor sightdistance visibility for exiting vehicles. The sight distance should be sufficient to avoid a collision betv,een a vehicle starting from the "stop" position to cross the road\'1ay and a vehicle on the through roadway operating at the design speed and appearing after the crossing movement has started. According to the Institute of Traffic Engineers, the desirable sight distance visibility time for exiting vehicles is 10 seconds, with a minimum time of 7 seconds. The current sight distance visibility time of the elbow is approximately 4 seconds. Since the sight distance requirement cannot be met for exiting vehicles, consolidation of drivev,ays on the elbm·, curve is recommended. The existing rear service road connecting with Plainfield Avenue and Northland Drive can provide access to land uses along this curve after their drive\-1ays are closed. A nev, access driveway by Daane's onto Northland Drive should be constructed to provide more direct routing to this rear access drive. However, due to the proximity of this drive to the signalized intersection it should be restricted to right turn ingress/egress only. Vehicle conflict in the elbow area is also a result of the median crossover and u-turns. The current median cut would not be needed if the drives on the elbow were closed. Reconstructing the southwest end of the median from a semicircular end to a bullet-nose end would provide a better storage for southbound 1eft-turn maneuvers onto Archer street. Federal highway standards recommend a bu11et-nose end design for medians with greater than 4 feet 1-1idth. The current median is approximately 50 feet in width. Consolidation of drive1-1ays along the south portion of Plainfield Avenue from Vernor to Archer should be implemented where existing space is inadequate or the driveway is unnecessary. Access to the Two J's Grocery is undefined; vehicles can enter and exit along approximately 200 feet of frontage. Having undefined access increases the distance for conflicts to occur. Installation of a physical barrier such as plantings or curbs adjacent to the roadHay or shoulder is needed. This technique reduces the total area of conflict and the number of possible conflict points by controlling and defining drivevrny openings. By closing off access from Plainfield Avenue and construction of a single driveway from Archer, driver confusion and possible conflicts can be avoided. \ In summary, recommendations for the Plainfield Avenue/East Beltline/Northland Drive intersection include: Closing of all drives on the elbow. Construction of a new drive from Northland to serve current rear service drives for uses on the elbow (right turn ingress/egress only). Closing off the median cut. Reconstructing S.W. end point of merlian from semi-circular to bullet-nose. Consolidation of drive1·1ays 1-111ere needed. Constructing nev, drive1>1ay off Archer for Two J's Grocery. VII-18 II II II II II II 1111 II Ill II II •Ill • • • • �I I I I I -I I I I I I I I ,' Street signs identifying the intersection of the Plainfield Avenue. rear service drive and Northland Drive Service Drive - Figure 4 Plainfield Charter Township has shown interest in the construction of a service drive along the east side of the East Beltline south of the intersection of the tl-44 connector (Plainfield Avenue) (see Figure 4). This service drive would make it easier for southbound vehicles to gain access from Northland Drive commercial developments to the East Beltline. This service drive, if used by vehicles to gain access to Plainfield Avenue, would possibly cause congestion on the Plainfield Avenue/East Beltline connector and for southbound traffic on the East Beltline. If several vehicles attempt this maneuver at the same time, the connector would fill and waiting vehicles would start a queue on the East Beltl i nes through lane which can cause rear-end type accidents. Angle-type acci dents could also occur at the service drive/East Beltline intersection (if no signal is implemented) when vehicles attempting to travel south on the East Beltline cross the northbound East Beltline through lanes. The t1ichigan Department of Transportation (r!DOT) completed a feasibility study of rl-44 from Plainfield Avenue to Seven llile road in June of 1986. The study investigated potential improvement alternatives. f1DOT 1 s findings revealed that Plainfield Avenue to the south Grand river bridge approach have operational deficiencies associated with lack of roadway capacity and the amount of leftturn movements into commercial outlets. t1DOT s recommendation is to reconstruct the present five-lane roadway to a four-lane boulevard centered along the existing pavement center line. This proposal vrnuld incorporate a 60-foot median with four specifically located directional turns. 1 The recommendation would not greatly add to the capacity of the existing roadway. However, channelizing of left-turning vehicles to specifically designed locations will significantly improve vehicular flow and reduce the accidents experienced in the area. It is recommended that the Township pursue this improvement. The recent construction of a ground loop in the northeast quadrant of the Northland Drive/Cannonsburg intersection which allows north-to1>1estbound 1eft-turn vehicles the opportunity to go \·1est on West River Drive on a straight through movement from Cannonsburg Road will relieve much of the congestion in this area caused by the lack of roadway capacity. Conclusion Sub-Areas shown in Figures occurring throughout the several areas. 2 thru 4 represent several of the problems that are corridor and the recommendations are applicable in Planning is an important first step in implementing the recommendations of this study. It is important that redevelopment of the corridor be based upon comprehensive assessment of problems and needs which exist along the corridor, as \.'Jell as the reality of implementing suggested recommendations. Once the problems and needs have been identified and recommendations stated, a plan and implementation strategy can be formulated. Therefore, in order to assist viith implementation of recommendations of this study, it is recommended that tlDOT include Plainfield Avenue from I-96 to VII-19 �I kl PROPOSED _J o •.,-•i,,O SERVICE DRIVE I ••••••••• ~·················· I I •• •• EAST BELTLINE ~ NORTHLAND DR PLAINFIELD AVE/ EAST BELTLINE r:7 CONNECTOR t.:J nt]• :: ----- : : I □ •I I I I I - ---.- _L_T ___ -~ I ~ ~ t ~ I I I I I I I I I I I f---'1 r- I I I I --i?"i----·1, ki ; 1 ~ ; I ARCHER AVE I I I I I ' I I 8 I I I I ,- --·- J--- I ~_,'i----!1 ,r-1 ! 'I -~-- ____ J_ -- --- --- C:] -----1 g ~---- ------- I ~----l --, I I -----L---.J- I I I L----------- -- ~- 'I I ., .,,,.. ► I I I -- ____________ JI z "",.. ;;; I --- ---------- ------ -. --- --- _L 0 ~ - - - - - - + - - , "' I I L----r---t I I I I I I ~ PROPOSED SERVICE DRIVE (EAST SIDE) EAST BELTLINE SOUTH TO PLAINFIELD INTERSECTION THE · WBDC ~~ ftA'~ CROUP "•7 ~~~ FIGURE 4 .. .. �I I I I I I I I I I I I I I I Northland Drive as one of their corridor studies in the near future. This study should be a catalyst for change and improvement of the corridor, while future planning efforts should promote implementation of the corridor plan. 'I VII-21 �I I I I I I I I I I I I I I I I I - CHAPTER VIII PARKS, RECREATION AND OPEN SPACE PLAN ANALYSIS OF NEEDS Recreational needs vary drastically from one community to another as a result of numerous interrelated factors. These most importantly include such things as density of development, housing types, climate, age structure of the community, existing facilities and availability of school and other public facilities for joint use. In analyzing the recreational needs of the community, the Parks and Recreation Committee looked at all of the above factors in addition to information and input from the following sources: 1. A comparison of the existing system of parks and recreation lands and facilities located within the Township to accepted State Recreation Opportunity Standards and IJational Recreation and Park Association definitions and guidelines. 2. The previous Plainfield Township Parks and Recreation Plan. 3. The Kent County Parks and Recreation and Natura 1 Area r1aster Pl an. 4. The input and recommendations of key individuals charged with administering and coordinating recreation and leisure time activities and programs, throughout the Township and the three school districts serving the Township. These most importantly included the Community Education Directors for the Northview, Rockford and Comstock Park School Districts and the Senior Citizen Coordinators for each school district. 5. Public input from the Kent County Parks and Recreation and Natural Area t1aster Plan Survey and public hearings. The survey conducted in 1985 involving random telephone interview of Kent County residents, is considered generally applicable at the local level as well. The results show the types of facilities most used by County residents as \·tell as those types of additional facilities requested. (Table 17). TABLE 17 Facilities t1ost Used Picnic Areas Softball Fields Playgrounds Hiking/Skiing La\'tn Games Additional Facilities Requested Ball Fields Shelters Playground Equipment S1·/immi ng Aeas Tennis 68% 19% 10% 10% 5% VII 1-1 12% 5% 4% 2% 1% �II 6. As means of relating the Plainfield Township needs to regional and statel'.ri de needs, the 11i chi gan Statewide Comprehensive Outdoor Recreation Plan (SCORP) was utilized. That Plan designates the following types of facilities as being generally deficient in Kent County. - Bicycle Trails Outdoor Ice Rinks Playgrounds Soccer Fields Outdoor Swimming Pools Fishing Access X-Country Ski Trails Hiking Trails Nature Trails Horse Trails Off-Road Vehicle Trails II II II II II II Ill Principles The following principals were used in assessing the existing parks and recreation facilities in addition to accepted State and National Standards. They also formed the basis on which a workable plan for addressing deficiencies and needs was formulated. 1111 Ill Ill 1. Park sites should be readily accessible to the people they are intended to serve. 2. All age groups should be considered in the provision of facilities. 3. Facilities shoulrl provide opportunities for seasons of the year. 4. The school-park concept should be employed whenever possible. 5. The provision of parks should be helpfu' in preserving areas of historic significance or where natural features provide a pleasing or particularly attractive environment. II II II 6. The type and size of recreational facilities should be related the size and age groupings of the population to be served. to II 7. Schools, county parks, state facilities and private facilities should be encouraged and relied upon to satisfy an appropriate level of the overall need . II recreation during all Land Area Needs While numerous national standards have been developed they can only be used as general quidelines. The nichigan Recreation Opportunity Standards (r1ROS) suggest that a minimum of ten (10) acres of "local" park land be provided for each VIII-2 II II II �I I I I I I I I I I I I I I ',' , 1000 persons . Several of the existing parks and recreational facilities within Plainfield Tm·mship are operated by Kent County and the State of t1ichigan. Among these is Donald Lamoreaux Park operated by Kent County. Because of its size (248 acres) and ownership it is designed and intended to serve a regional or metropolitan \~ide population. It has therefore been excluded in the assessment of local needs. Also excluded from the assessment of ''local" needs is the abandoned Fish Hatchery property (40 acres) near Belmont and the roadside park (5 acres) on Northland Drive. For the purpose of this plan the Fish Hatchery site has been classified as regional conservancy and the roadside park as a regional special use. There are also several existing school playgrounds and athletic facilities located in Plainfield Township, however, these sites are only available for nonschool use on a "permission basis" which tends to limit their use for general recreation. Also, the Township is served by three separate school districts and facilities are generally only available for use by members of each respective school district. This further limits their ijVailability for public use. Excluding the above facilities from the initial analysis and then applying the State Standard of 10 acres of local park land for leach 1000 persons results in a projected 2010 need for 360 acres of local park land. This compares to approximately 296 acres presently classified as local park land. An apparent deficiency of 64 acres is therefore projected. The following Table depicts existing and projected local parr. land deficiencies by sub-areas within the Township based on the State Standards and projected populations. AREA ,,.2 AREA fl4 VIII-3 �II PLAINFIELD TOWNSHIP Existing and Projected Total Local Park land Need TABLE 1987 Existing Acres Area #1 * Area #2 Area #3 -- ** < Area #4 77 Need -48 18 2010 1993 Def./Surplus + 29 Existing Need - Def./Surplus Existing 199 63 + 134 199 Need - Def./Surplus 86.5 + 112. 5 - 40.4 56 - 16 40.4 67 - 27 40.4 90.5 10 42 - 32 10 44 - 34 10 57 46.5 98 - 51.5 46.5 108 - 61 46.5 282 + 12 50 47 126 - 79.5 360 - 64 I .i:,. 174 TOTAL 244 - 70 296 296 ,, * Excludes 120 acres of planned park land at the Plainfield landfill site presently unavailable for development but which will be available within the short-range. acres of DNR land classified as Regional Conservancy. ** - - - Also excludes 5 acres of roadside park land and 40 Excludes 248 acres of Regional/Metropolitan park land within the Donald Lamoreaux County Park. - . .. . . . . ,a . . _.. • • • • • . _ . _ _ . _ _ . _ �I I I I I I I I I I I I From a practical standpoint some reduction may be possible as a result of the private, regional and school facilities presently available. A common sense approach is therefore appropriate and the strategies designed to satisfy sub-area land and facility needs will take the existence of these facilities into consideration. Recreational Area ~leeds t1ost generally recreational activities may be categorized into two basic forms: 1. Active Active recreational areas are intended for exertive type sports or play. Necessary features include playground equipment, open areas for organized sports or special provisions for various energetic games. 2. Passive Passive recreation areas are intended for quiet relaxation or recreational activities not requiring intensive exertion . Necessary features include areas of open lawn, shrubbery, trees, benches and special facilities for those sports of a quiet and non-strenuous nature. The following major types of facilities are normally provided to satisfy the two basic types of activities mentioned above. I. II. III. IV. V. VI. VII. I. 11i ni Parks Neighborhood Parks/Playgrounds Community Parks/Playfields Regional/t1etropolitan Parks Linear Parks Special Use Conservancy t1i ni -Parks Service Area - Less than 1/4 ~ile Size - One acre or less Facilities - Specialized facilities that serve a concentrated or limited population or specific group such as tots or senior citizens. Desirable Site Characteristics Within neighborhoods and in close proximity to apartment complexes, townhouse developments or housing for the elderly. There are presently five private developments \'lithi n the Township v1hi ch provide playground, swimming pools, open space and or community buildings to serve specific population groups. These include mobile home parks and apartment complexes. VIII-5 �As the Township is presently zoned, and as the Township's f1aster Plan proposes, areas designated for future high density residential uses are not generally in close proximity to existing public parks. As a result some new high density residential developments are likely to create or exacerbate localized recreational land and facility deficiencies. Through t~e implementation of existing zoning and subdivision regulations, the Township can re qui re new developments to fi 11 at least a portion of recreational needs and deficiencies that the development may create. In the attempt to identify and address these potential deficiencies, Township Officials should evaluate each proposed high density development with respect to the following: 1. Age composition of the development. residents 2. Size of the development. 3. Proximity to existing recreational facilities. 4. The type of facilities in close proximity 5. The recreation development. needs 6. The impact of opportunities. the of the most likely on reside in the to the development. residents development to within existing the proposed recreational Upon completion of this evaluation, the Township should encourage the developers to provide those types of recreational opportunities which have been identified as being deficient as a result of the development and which are best suited to be located within the development under the Mini Park Concept outlined in the previous section. Under this approach, the development of mini parks can be useful in augmenting a balanced network of recreational opportunities in compliance with the seven principles stated above. For single-family housing densities of less than four units per acre, it is generally not necessary to consider the r1ini Par~ Concept due to private yard space and open areas provided in such developments. II. Neighborhood Parks/Playgrounds Service area persons. - 1/4 to 1/2 mile radius to serve a population Size - r1inimurn of 15 acres, 1 to 2 acre/1000 population of 5000 Facilities - Area for intense recreational activities, such as field games, court games, crafts, playground apparatus area, skating, picnicking, wading pools, etc. Desirable Site Characteristics - Suited for intense development. Easily accessible to neighborhood population - geographically centered with safe walking and bike access. VIII-6 Ill Ill Ill Ill Ill • • • •Ill Ill "II II II II II II I �I I I I I I I I I I I I I Existing Facilities - At the present time there are eight parks within the Township classified as neighborhood parks and six school sites also providing neighborhood park utility. By sub-area these include: Sub-Area #1. t1ap Key Size Blythefield Park (Private) Rockford Jr. High School 5.7 Acres (limited utility) 20 Acres+ (limited utility) #17 #22 Sub-Area #2 Belmont Elementary School Assumption School #36 #39 5 Acres+ 5 Acres+ Sub-Area #3 El don Ho 11 ow West Oakview Elementary #5 #34 3 Acres 10 Acres Sub-Area #4 Holtman Park Dean Lake Park Northgate Park Airway Park Plainfield Senior Citizen Center Northville Park (private) Highlands lliddle School East Oakview School #2 #3 #6 #7 2 Acres 1.5 Acres .85 Acres 2 Acres 3.4 27.2 28.8 13.5 #8 #16 #32 #33 Acres Acres Acres Acres Needs and Deficiencies: Using the standard of two acres per 1000 population, the acreage needed for neighborhood parks is presented in the following table. Total Plainfield Township SubArea #1 SubArea #2 SubArea #3 SubArea #4 -, Population 1987 Acres Needed 4,800 9.6 5,600 11.2 4,213 8.4 9,889 19.8 24,496 50.0 Population 1993 Acres Needed 6,310 12.6 6,732 13.4 4,403 9.0 10,834 21.6 28,279 56.5 Population 2010 Acres Needed 8,650 17. 2 9.050 18.0 5,700 11.4 12,600 25.2 36,000 72.0 ~ Existing Acreage Deficiency Excluding schools Including schools 20.7 10.0 13.0 77 .o 120. 7 13. 7 None 18.0 10.0 8.4 None 7.5 tJone 47.6 None VIII-7 �The above figures indicate neighborhood park needs vary within each sub-area of the Township. The following analysis attempts to put these into better perspective. Sub-Area #1 While the Blythefield Park can be classified as a neighborhood park, it is in fact held in private ownership and intended to serve a limited population. While it is well situated to serve its intended population, the need for continued maintenance and facility upgrading is evident. In the same light, the facilities located at Rockford Junior High School also have limited neighborhood utility do to its location, the facilities present and the fact that their use for programmed school activities has priority. As a result, application of the seven previously outlined planning principles results in the need for a new park strategically located to serve growth area within Sub-Area #1. Taking into account the existence of the Rockford- School and Blythefield Park as well as community parks located within the Sub-Area, it is recommended that the park should be in the 10 to 12 acre size range. Suggested locational options include: 1. 2. Develop in conjunction with a new fire station being contemplated in the general area of Kuttshill and Brewer Avenue, or Develop under the school park concept in conjunction with anticipated construction of a new senior high school located west of the existing Rockford Junior High. Other Considerations: Another consideration for addressing neighborhood park needs within the Sub-Area would be the eventual purchase or leasing of the Blythefield Park by the Township. This could help to assure its long term existence and upgrading and augment the neighborhood park concept by formally allowing its use to be available to a larger population. An additional consideration involves the use of reserve Tovmship Cemetery land located on Packer Drive, north of Gold Dust Street. This 3.2 acre parcel has already been utilized for a neighborhood ball field and there remains potential area for playground, tennis court and picnic area development. If formally earmarked for park use, this alternative could be useful in filling short-range localized needs. Implementation would hov,ever result in the need for the Tm·mship to acquire additional lands for cemetery use in an alternate location. Another alternative is the acquisition and park development of vacant lands cated at the extreme east end of Gold Oust Street. lo- Sub-Area #2 Sub-Area #2 presently contains only two school sites containing a total of 10 acres which can be classified as serving neighborhood needs. Each of these has limited utility rlue to programmed school activities. Applying the seven basic principles as well as the NRPA Standards results in identified need for 10 to 18 acres of additional park land. To best serve population centers the need could VI II-8 II II II II II II II II II II II II II II II " "II II �I I I I I I I I I I I I I -, , ,, be satisfied by the purchase of 10 to 12 acres in the Samrick or Buth Drive areas. An additional consideration would be the use of the school park concept to provide playground equipment at the future site of the Comstock Park High School located off Division Avenue, south of Six Mile Road. Sub-Area #3 Sub-Area #3 presently contains approximately 13 acres of neighborhood recreation land, of which only a portion is developed. Nonetheless, community parks (Ambrose) and nearby neighborhood parks in the adjacent Sub-Area #4 along with school facilities appear adequate to serve both short and long-range neighborhood park needs for the eastern portion of the Sub-Area. The most apparent deficiencies exists in the western portion of the Sub-Area and for potential new populations that may occur in the undeveloped lands north of Woodworth Avenue. To satisfy the existing deficiencies in the \'test and longrange needs, the following approach is suggesterl. Short-Range: Encourage and cooperate with the Kent County Parks Commission to install playground equipment within the Lamoreaux Park, near the existing softball diamond. Long-Range: Acquire at least 10 additional acres of land along the Grand River, at the east end of Lamoreaux Park, for eventual neighborhood park development. While neighborhood park facilities could potentially be installed within the existing eastern portion of Lamoreaux Park, the goal of preserving additional floodplain land has merit (see also the discussion of community park needs for the Sub-Area). Sub-Area #4 This Sub-Area presently contains the highest population and the greatest amount of developed neighborhood park land. Hm·1ever, several v,eaknesses were identified within the Sub-Area and are as follows: 1. The majority of neighborhood park facility needs are being met at school sites. These sites have some\1hat limited utility due to the programmed school activities that take place throughout the year. 2. Plainfield Avenue and Five f1ile access. 3. Existing parks are generally poorly located and of to small size to meet the needs of growth areas and the need for major facility expansions. To address acquired in Wabash/Coit could serve (see also Beltline it these needs it is recommended that an additional 10 to 12 acres be the Bonneville/Plainfield Avenue area and a like amount in the Avenue or Rockhill Acres area. Purchase of lands off Coit Avenue the dual function of enhancing and maintaining the floodplain area community park needs). As development occurs east of the East is recommended that land purchase or school park development also be VII 1-9 Road serve as barriers to park �considered in the Five t1ile Road area near or on the land holding. present Northview School III. Community Parks/Playfields Service Area - Several neighborhoods - 1 to 2 mile radius. Size - Minimum of 25 acres, 5 to 8 ~ Acres/1000 population Facilities - Area of diverse environmental quality. t1ay include areas for intense recreational facilities, such as athletic complexes, large swimming pools. t1ay be an area of natural quality for outdoor recreation, such as walking, viewing, sitting, picnicking . Desirable Site Characteristics - f1ay include natural features, such as water bodies and areas suited for intense development. Easily accessible to neighborhood served. Existing Facilities: There are presently 5 developed community parks located in the Township. They have been classified as community parks for reason of their size, facility present, and/or the geographic area for which they serve. In addition several school sites can be classified as a community park although they too have limited utility for use by the general public . The breakdown of these facilities by Sub-Area is as follows: Sub-Area #1 Size Rogue River Park (County) DNR Boat Launch (State) 62.15 Acres 15.0 Acres ttap Key #11 #14 Sub-Area #2 Comstock Park/Rotary Field (School) 10.0 Acres Dwight Lydell Park (County) 40.4 Acres #38 \ #9 Sub-Area #3 Northview High/Hills & Dales Middle School/North Oakvie\'I Complex Ambrose Park (Township) 73.0 /\cres #31 7.0 Acres #4 10.0 Acres #1 Needs and Deficiencies Using the standard of 8 acres per 1000 population the acreages needed for munity parks a re presented as follows: VIII-IO ~ II -I I I Sub-Area #4 Versluis Park (Township) ' "' ' com- I I �I I I I I I I I I I I I I I I ', ' Total Plainfield Township SubArea #1 SubArea #2 SubArea #3 SubArea #4 Population 1987 Acres Needed 4,800 38.4 5,600 45.0 4,213 33.6 9,889 79.1 24,496 195.9 Population 1993 Acres Needed 6,310 50.5 6,732 54.0 4,403 35.0 10,834 86.5 28,279 226.2 Population 2010 Acres fleeded 8,650 69.0 9,050 72.0 5,700 45.0 12,600 100.0 36,000 288.0 77.1 50.4 80.0 10.0 217.5 None None 32.0 22.0 38.0 none 90.0 90.0 70.5 154.0 Existing Acres Deficiency Excluding Schools Including Schools As can be seen from the above Table each of the Sub-Areas with the exception of Sub-Area #1 shows a long-range deficiency in land needed for community parks if you subtract school property. By including school property, areas #2 and #4 sti 11 show a long-range deficiency. Upon further analysis it must be recognized that community parks are intended to serve several neighborhoods and for practical reasons of high mobility among most of Plainfield Township residents, the service radius of these types of parks can be expected to be somewhat greater than the one to two mile radius suggested by the NRPA guidelines. With these factors in mind it is significant that several of the existing community parks have effective service radii which extend well into adjacent Sub-Areas. The recommendations intended to satisfy long-range community park land and facility needs take these factors into account. Sub-Area #1 Sub-Area #1 is presently served by Rogue River Park and the DNR Boat Launch. Also serving portion of the Sub-Area is Versluis Park located in Sub-Area #1. In addition, there is also park land that will become available as a result of the creation of a regional park near the Ten Mile Road Landfill. These parks, if supported by facility improvements and recommended improvements to the neighborhood parks system, should more than satisfy the recreational opportunity needs of the Sub-Area. Sub-Area #2 Application of the NRPA Acreage Stannard to the projected population of Area #2 indicates a slight short-range deficiency and long-range deficiency of 32 acres if one excludes school facilities, 22 acres if school facilities are included. Due to the close proximity of Rogue River Park and the DNR Boat Launch the needs of neighborhoods in the eastern portion of the Sub-Area are presently being met. The needs of persons in the extreme western portion of the Sub-Area are also being met by Dwight Lydell Park in Comstock Park. VI II-11 �" = II I Options to satisfying long-range community park needs for the Sub-Area include: Acquisition of at least 25 acres of Grand River Floodplain Abrigador Trail or as far east as St. Lawrence Street. Land along Acquisition of at least 25 acres in the north1·1est portion of the Tovmship, preferably on or near one of several inland lakes to take advantage of potential water based recreational opportunities. Sub-Area #3 Application of the NRPA Standards to the projected population of Sub-Area #3 indicates a short and long-range need for additional community park areas if school facilities are excluded. From a practical standpoint this is supported by the high level of programmed use that the school faci 1iti es receive. Ho\'1ever, taking into account the fact that the school facilities do have utility to a large portion of the Sub-Area and the existence of the regionally classified Lamoreaux Park off Coit Avenue, it is estimated that an addition of 15 to 25 acres of additional commllnity park land would satisfy long-range needs. To satisfy both short and long-range neerls the following approach is recommended. Acquisition Park, or; of an additional 5 to 10 acres of land adjacent to Ambrose Acquisition of 10 to 15 acres of Grand River Floodplain land off Coit Avenue in conjunction with and in addition to recommended acquisitions to meet the neighborhood park needs, previously identified. It is felt that if appropriately developed, such a park containing at least 20 to 25 acres could adequately meet both neighborhood and community park needs of a major portion of the Sub-Area. As previously indicated, the option of developing park facilities within the eastern portion of Kent County's Lamoreaux Park may a1so ex i st. Sub-Area #4 \ As application of the NRPA Standards indicate there is an apparent shortage of park land with acreages and facilities capable of meeting both short and longrange needs. From a practical standpoint, the numerous neighborhood parks, school facilities and private parks near and within the Sub-Area make shortrange needs less apparent. To address the short and long-range deficiencies in community wide park facilities the following approach is suggested: Short-Range: Continue development of Versluis Park Acquire additional land in the Plainfield Avenue/Bonneville area. The acquisition of 20 to 30 acres in this area (potentially the old drive-in theater complex could be developed to serve both neighborhood park and community park needs). VI 11-12 II II II II ~ ~ • ' 'l l l -, -, �" ",- Long-Range: Acquire additional land north of Coit, within the floodplain to be developed solely as a community park or in conjunction with attempts to fill neighborhood park needs of northcentral portion of the SubArea. Approximately 20 to 30 acres is recommended. Cooperate with the Northview School District to develop at least a portion of the 60 acre school property presently owned off Five t1i 1e Road east of the East Beltline. Using the school park concept this could be developed to serve both neighborhood and community park needs for the eventual residential development expected in the area. Minimum size: 20 acres. Explore the potential for the acquisition of floodplain lands east of Versluis Park along the Grand River for conservancy use and linear park development. IV. Regional/Metropolitan Park Service Area - Several communities. Size - One hour driving time. 200 Acres plus. Facilities - Area of natural or ornamental quality for outdoor recreation such as picnicking, boating, fishing, swimming, camping and trail uses; may include play area. Desirable Characteristics resources. Contiguous to or encompassing natural In addition to the 10 acres of local park land for each 1000 persons, NRPA recommends 5 to 10 acres of regional or metropolitan park for each 1000 persons. Based on the following discussion it can be seen that in terms of land area, Plainfield Tm·mship contains an abundance of this type of park land. Existing Facilities Existing regional park land located in Plainfield Township includes: Donald Lamoreaux Park, containing Avenue in Sub-Area #3 U-tap Key #10) roughly 250 acres, located off Coit A minimum of 200 acres associated with the completed landfill operation located on Ten t1ile Road in the extreme northcentral portion of the Township (t1ap Key #12). Both of these land holdings are in the o\'lnership of Kent County and the combined acreages (450 plus) more than satisfies the 360 acres of regional park land that is suggested to be available for the projected Plainfield Township population. In addition there are numerous other regional type parks within one hour driving time of the Township. VIII-13 �11 11 Opportunities The regional parks situated within the Township offer unique opportunities to the Township in its attempts to provide balanced recreational opportunities for its residents. These include: Cooperating with Kent County for utilization of regional park lands to augment or supplement neighborhood and community park lands. The recommendation to install playground facilities within the Donald Lamoreaux Park to meet a localized neighborhood playground deficiency is one example. The preservation of significant acreages of local environmentally sensitive and unique lands. A major aspect relating to regional park land that must be addressed in this document involves the Ten Mile Road Landfill and land to the southeast along the Rogue River. Under an agreement between the Kent County Department of Public Works and Plainfield Township, approximately 200 acres of land including and adjacent to the actual landfill area has been designated for ultimate park development. Land not devoted to actual fill area approximates 120 acres. This land is to be made available for park development within one year after the cessation of landfill operations. Since operations ceased at the end of 1986, the land is potentially available at the time of this writing. In addition to lands being made available, the agreement also specifies that a minimum of $50,000 generated from landfill revenues be allocated to Plainfield Township for park development and that a matching amount be allocated to the County for the same use. This has resulted in a minimum of $100,000 being made available for development of the park. An alternative to the intensive recreational development of the landfill property as previously planned is now being considered. This would entail the shifting of efforts and allocated funds toward the <\cquisition of adjacent lands located to the southeast. These lands include areas on both sides of the Rogue River in the vicinity of the Rockford Paper t1ill. They include prime areas for fishing and boating access to the Rogue River as well as potential sites for picnicking and playground/playfield development. Areas well suited for nonmotorized trail development are also included. Whi 1e many important detai 1s remain to be \1/orked out and negotiated, the feasibility of pursuing this alternative appears high. Map 19 illustrates the properties that have been identified for potential aquisition should this alternative be pursued. The total amount of land under consideration for acquisition exceeds 300 acres. This Plan fully supports park land development in this general area to the follm·ling as justification. 1. and points The existing Township population, especially persons in the northern sections as well as future populations would benefit from recreational opporVIII-14 II II • • • -1 1 1 1 1 1 �• • " ",- tunities located in the area. Such opportunities should be in the form of playgrounds, playfields, tennis courts, trails, picnicking and a wide-range of passive activities. 2. From an aesthetic and environmental standpoint, much if not most of the lands under study offer unique resources worthy of incorporation into the overall park and open space system and worthy of preservation. 3. The properties under consideration are in close proximity to an expanding metropolitan wide population and in the long term could be of great benefit in satisfying future metropolitan parks and open space needs. V. Linear Parks Service Area Size maximum use. - No applicable standard. - Sufficient width to protect the resource and to provide Desirable Characteristics - Built or natural conditions such as utility rights-of-way, bluff lines, vegetation patterns and roads that link other components of the system or community facilities such as schools, libraries, commercial areas and other park areas. There are several unique characteristics of the Township as well as potential opportunities which point to the desirability if not the long-range need of adding a system of linear parks to the system of parks located in and ultimately planned for the Township. These include: The Old Penn Central Railway enters the Township in Comstock Park in the southwest and exits in the northeast at Rockford. This railway parallels the Grand River for several miles, passes through the Village of Belmont, and separates the Rogue River Park from the DNR Fish Hatchery land northeast of Belmont. It also passes directly through the Rockford Paper f1ill lands nm-1 under consideration for acquisition and future park development. Along most of its path are found valued scenic vistas, wetlands and limited development. While the rail line has been inactive for several years its ultimate use as a rail line is still uncertain. Nonetheless, this rail line is recognized as a potential resource that could in the long-range be wholly or partially developed into a linear park containing non-motorized trails \'lhich connect a series of employment, cultural and recreational VII 1-15 �II 10 Mil ··--IF I: , r" ·········•···················• RD. I •~-'.-:,:-:-:-:,:-:,:-:,;,:,:,:•;-;,;.;,;._.;.,._,;,;-~-;-;-:-:-:.:::::::::::::::::: :-:-:,:•;•:•:•.•:•:•J ,,,,;,;,.;i;f~~-Ti~;t,,~·~·3-1-t·~;Mi:·~;.~ ii; \..J L_ _, ,I, 71 • r--i ~ U~..._1·_ :--,r--ir ~ it Q "· ') \ ... ,t 0 PACKER ..,:l_, ID DR. g . ? . 1r· ., \.... \\ -,:. '' : I \ X u i II: ~ ~ OR. ~~..... r,li tlllO 11 ........... 1 ~) - K E NT COUNTY L A ND S N "'_, ~ t .J u ~ POTENTIAL REGIONAL PARK LAND 1:--'......... -U.~~.r..... ~J.!'f.~.::: ........ i '?T]t'--\ ..... 0 o• Lu......y 1000' ' ~ PRIVATE LANDS ~~'k,~~~~fig~ 1:::!::::]::::::::!1!'! ~!7E7~ ~ l32I lo/& MAP 19 10001 1000' 1 J Prepared by MILLER ASSOC . ~I~I- I- I- I- I_l_l_l_l_l_l_l_l_l_l_l_l_l �".. ",- centers, while in and of itself providing a unique recreational opportunity. The Grand River traverses the southern portion of the Township from east to west. On either side of the river is extensive floodplain that at this point in time is relatively unrleveloped. Some of these floodplain areas are already included within parks, and previous recommendations relative to addressing local park needs point to the desirability of acquiring additional park lands within the rivers floodplain. In addition the goals outlined in the Township's Comprehensive Plan and this Recreation Pl an both elude to the desirability of discouraging intensive floodplain development and preserving it utilitarian and aesthetic qualities. The ultimate develop~ent of linear parks that would connect existing and future park lands located within the floodplain should therefore be considered a logical and desirable component of efforts to achieve those goals. VI. Special Use Recreational Opportunities Special use recreational opportunities include golf courses, nature centers, zoo's, conservatories, downhill ski area, arenas, plazas and squares and a variety of specialized or single purpose recreational activities. Existing Facilities Plainfield Township is fortunate enough to have several special use facilities located within its boundaries, or very nearby. These include several golf courses, the Cannonsburg and Pando Ski areas, private campgrounds etc. These faci 1iti es nm-1 serve and should continue to serve the more obvious speci a1 use needs of the Township. Needs Based on projected populations to the year 2010 and application of NRPA Standards no special use needs have been identified for long-range planning purposes. However based on input received from individuals involved with seninr citizen and community education programs there is an apparent need for indoor activity and meeting room space within the Township. The suggested approach to addressing the short and long-range needs for this type of facility is as follows. Short-Range: Cooperate with the Comstock Park School District, Kent County and Senior Citizen groups for the development of a Community Center/Senior Citizen Center in association with Dwight Lydell Park. Consider Expansions to the existing Senior Citizen Center located on River Drive in Sub-Area #1. Grand Long-Range: Consider additional land acquisition and community center development adjacent to existing Township facilities in Belmont. VI II-17 �i VII. Conservancy Conservancy areas are intended for the protection and management of the natural and cultural environment with recreational use as a secondary objective. There are no set standards to arrive at needs, and the land areas devoted to such use varies depending on the resource being protected. Existing Facilities: The DtJR Fish Hatchery site is the only site presently class1f1ed by the Township as conservancy, although portion of the landfill site, Lamoreaux Park and potentially, the Paper t1ill site could be classified as such. Needs The Township's Comprehensive Plan suggests that the actual fill area of the Ten t1ile Landfill be classified as conservancy since it is apparent that it can be put to no useful purpose in the foreseeable future. It is also recognized that the acquisition of floodplain lands over and above those necessary to satisfy long-range recreational needs is desirable in attempts to protect the resource. Areas given for priority consideration have been previously identified. To further protect identified resources and to ensure desirable open space in areas that are not publically acquired, zoning mechanisms designed to ensure low intensities of use are warranted. Activity Needs The following analysis attempts to identify the facilities that are needed to satisfy existing, short-range and long-range activity needs. These include the need for facilities to accommodate a wide range of basic activities which are presently deficient or unavailable to all or some of Plainfield Township residents. The need to provide facilities capable of satisfying basic recreational activities also lend suppo~t to the land needs previous outlined. Ball Fields There are presently nine improved ball fields within the Township that are located on school or private property. Application of t1ichigan Recreation portunity Standards, the survey of Kent County residents and input from various local school and To\'/nship Officials result in the identification of following needs. Sub-Area Sub-Area Sub-Area Sub-Area Total #1 #2 #3 #4 Existing Faci 1iti es ShortRange Need LongRange Need Total Need 5 1 1 2 2 1 8 1 1 1 1 2 4 5 18 0 9 VIII-18 3 2 5 not Opthe the I I I I I I I I I I I 1 ] 1 l �• ",, Outdoor Basketball Courts There are Township Standards needs are Sub-Area Sub-Area Sub-Area Sub-Area presently only two outdoor basketball courts located within the that are not on school property. Based on application of the MROS and input from Township Officials and citizens, current and projected as follows. #1 #2 #3 #4 Total Existing Facilities ShortRange Need 0 1 1 1 1 1 2 4 1 0 LongRange Need Total Need 2 3 0 2 0 2 1 4 4 10 Tennis Courts There are presently only Four tennis courts available \'lithin the Township for general public use. Based on t1ROS Standard and input from school and elected officials the needs are as follows. Existing Facilities Sub-Area Sub-Area Sub-Area Sub-Area #1 #2 #3 #4 Total Note: 2 2 ShortRange Need LongRange Need Total Need 0 0 0 1 1 1 2 1 3 4 2 3 4 5 3 12 1 1 Existing tennis courts in Sub-Areas #1 and #2 have limited local utility due to their locations and or limited availability for use by the local general population. Needs have been adjusted accordingly. Playgrounds Playgrounds have been indentified as a SCORP deficiency in Kent County. There are presently 8 playgrounds on public lands available to the general public. Several of these are in need of upgrading. Based on the application of t1ROS Standards, locational principles and local input the following needs for new facilities have been identified. VII I-19 �I I Existing Facilities Sub-Area Sub-Area Sub-Area Sub-Area #1 #2 #3 #4 Total ShortRange Need LongRange Need Total Need 2 1 1 4 1 1 1 2 0 1 1 1 3 3 3 7 8 5 3 16 Soccer Fields Soccer fields have been identified as a SCORP deficiency in Kent County. There are presently no soccer fields available for general public use within the Township. Due to its inclusion in several of the local schools physical education programs, soccer has seen an increase in popularity at the local level. It is recommended that at least tv-10 soccer fields be provided v-tithin the Township, with one being north of the Grand River and one south. These fields could be included as part of future community park development and serve the dual role as multi purpose field game areas. I I I I I I I Senior Citizen Activities As previously mentioned facilities available for organized activities to the older residents are in need of expansion. available Winter Activities The unimproved Eldon Hollow Park is the only public land presently available for sledding in the Township and there are no outdoor ice skating rinks. Hiking and Biking Hiking, biking and nature trails are recognized SCORP deficiencies in lent County. As previously eluded to there is a need f~r a system of hiking and bicycle trails within the Tovmship to link the community park system with other recreation areas as well as activity centers within the area. Programmed and Supervised Activities - Administration As a result of the fine spirit of cooperation which exists betv,een Plainfield Township and the three school districts within the Township, many programmed and supervised activities have been made possible to the residents of the community. In an effort to increase support of these programs, to increase the utilization of facilities and to further the coordination of programmed and supervised activities the Parks and Recreation Committee recommends the following. The appointment of a part-time or potentially a full-time Township Parks and Recreation Director to accomplish the following. To administer and expand the Township's role in providing recreational opportunities into a positive recreation program. VI II-20 I I I I I 1 1 1 1 1 �II II II II II II -II Ill ,, , , To coordinate programmed activities which will promote the use of isting and future T01·mship facilities. ex- To work in concert with school officials to build on existing school programmed activities and better coordinate the use of both school and Township facilities. To provide leadership in obtaining the funds to carry and Recreation Plan and program. out the P:1rks To coordinate on-going maintenance and improvement programs. To serve as liaison betv,een the Parks Committee, Tovmship Board, Planning Commission, Kent County Parks Commission and citizen groups. Deficiencies at Existing Parks Based on the review of existing park areas and facilities by the consultant and the Recreation Committee the following items have been observed and identified as needed improvements at existing Township parks. Versluis Park: This park serves a much broader population than Plainfield Township. Because of its water base recreation orientation, assists in filling an identified SCORP deficiency. There is a need to develop a revised 11aster Plan for the complete future development of the park in phases. Pressing needs include: Ne1·1 Bathroom/Bathhouse Facilities Volley Ball Courts Tennis Courts Outdoor Basketball Courts Additions to the Picnic Shelter Additional Parking (Paved) Fitness Course Stations need maintenance Senior Citizen Center: Playground equipment is minimal and the basketball repair. court is in need of Airway Park : The parking lot presently is unpaved and provides space for only 25 vehicles. Citizen complaints about overflow parking occurring along the sides of nearby residential streets have resulted. Adc!ftion of on-site parking should be explored. Playground equipment is also in need of expansion. Holtman Park: The site is presently under utilized and playground equipment should be exVIII-21 �panded to satisfy the needs of additional age groups. Ambrose Park: There is minimal on-site parking now available. Additional game areas to satisfy needs of older age groups should be added, ie. shuffle board, badminton etc. There are presently no bathroom facilities located at the park. Rogue River Park: There are presently no bathroom facilities, facilities oriented toward older age groups and minimal picnicking facilities at this county park. To better serve community needs, construction of bathrooms, picnic shelter, horseshoe pits and shuffle board courts at this park, should be considered . GOALS AND OBJECTIVES The following goals and objectives are intended to provide a policy framework for future decisions, plans and implementation efforts concerning parks and recreation activities and facilities in Plainfield Township. Goals 1. To provide adequate year-round recreational facilities to meet the and future needs for all age groups of Plainfield Township. 2. To preserve floodplain areas of the Grand River and the Rogue river from development for the benefit and enjoyment of present and future generations. 3. To promote urban design and beautification as elements of park and recreation development including coordination of park and school development. 4. To create a community atmosphere in which people can live, work, and relax. 5. To work towards fully developing and improvihg existing neighborhood and community parks as well as landfill related properties in order to address identified short-range facility needs for ball fields, basketball courts, tennis courts etc. 6. Provide necessary support facilities such as drinking fountains restrooms and adequate parking to ensure user safety and convenience. 7. Encourage the maximum use of all facilities by ensuring appr-opriate operation and maintenance. 8. Encourage the development of private recreation facilities to help satisfy the needs of Township residents. 9. To continually work with other agencies, user groups and individuals to establish priorities for specific needed facilities. VI II-22 present staff, II • • • • • • • • • • • • • • �" ""-, , , 10. To acquire additional lands to satisfy short-range needs and additional lands in advance of actual long-range needs to help minimize overall costs. 11. To explore and implement measures that would make the system at least partially self supporting. 12. Work tov,ard the National Standard of providing 6.5 to 10.5 acres developed local recreation land for each 1,000 persons in the Tovmship. of Objectives 1. Reviev-1 existing Zoning and Subdivision Regulations to ensure the adequacy of provisions encouraging floodplain preservation and private development of mini parks with high density developments. If necessary, implement policy changes and consistently apply them. 1·1ajor recommendations relative to floodplain preservation include: a) Rezone vacant industrially zoned lands within the Grand River floodplain along West River Drive to Rural Conservation to promote less intensive development. b) Designate the entire Grand River floodplain area as containing potential sites for public acquisition, thus making lands eligable for consideration under the provisions of Section 4.81 of the existing Township Subdivision Ordinance. 2. tlake or encourage identified improvements to existing Township f aci 1iti es. 3. Develop Master Improvement Plans for each existing Township park. 4. Acquire approximately 10 to 12 acres of land in sub-Area #1, for neighborhood park development in accordance with existing and projected locational and population demands, and work with Rockford Schools to develop school park concept at proposed new high school. 5. 11onitor the need and desirability for the ultimate acquisition of the Blythefield Park in Sub-Area #1 to ensure its long-range use as a neighborhood park. 6. Cooperate vlith and encourage the County to develop additional playground, picnic game and support facilities at Rogue River Park. 7. Acquire 10 to 12 acres of land in Sub-Area #2 for neighborhood park development in accordance with existing and projected locational and population demands. 8. Acquire an additional 20 to 25 acres of land in Sub-Area #2 for purposes of community park development either along the Grand River or in the extreme northwest area to help satisfy future water base recreational needs of the com111uni ty and to preserve 1-1ater related resources. VII I-23 and County �9. Cooperate with the Comstock Park School District and local organizations to encourage the development of the school park concept on land in the Division Avenue/Six Mile Road to help satisfy the neighborhood playground and community playfield needs of the area. 10. Cooperate with, and encourage the County to develop additional playground facilities at the Donald Lamoreaux Park in order to correct obvious deficiencies in the area. 11. Acquire 5 to 10 acres of additional land west of Ambrose Community Park to help satisfy the need for additional tennis courts, playfield, game areas, parking and other support facilities or; 12. Acquire 20 to 25 acres of land along Coit Avenue east of Donald Lamoreaux Park to help satisfy 1ong-range neighborhood and cor:imuni ty park needs as well as to preserve floodplain areas. 13. Acquire land in Sub-Area #4 east of Versluis Park, in the Bonneville and Plainfield Avenue areas as well as the Rockhill and on Coit Avenue/Wabash areas for neighborhood and community parks and floodplain conservancy. 14. Develop playgrounds and playfields within the school park concept on school property off Five Mile Road east of the East Beltline in Sub-Area #4 to satisfy future neighborhood and community park needs. 15. To encourage the desired utility and conservancy of the resources, the Planning Commission and Tovmship Board should actively encourage the dedication of floodplain areas as open space and or recreation land within major new developments along the Grand and Rogue Rivers. 16. Encourage, seek and develop a system of linear parks for non-motorized trail use that will ultimately link major recreational open space and activity centers of the Township. 17. Support the development of bicycle trails consistent with plans prepared by the West 11ichigan Regional Planning Commission and the Kent County Parks Commission. 18. Work with the Kent County Department of Public\Uorks and County Parks Commission to develop existing landfill related lands and or acquire additional lands in the Childsdale area for the development of a community/regional park and to develop a rlaster Plan for such a facility's ultimate development. 19. Appoint a part-time and ultimately full-time Parks and Recreation Director to administer, promote, coordinate Township efforts. 20. Institute mechanisms, such as user fees at Versluis Park to the Parks and Recreation System. 21. Institute supervised programmed uses of Township pl ayfi el ds and courts to help promote their use and generate self -supporting revenues. 22. Work with and encourage the school system to augment and coordinate VII I-24 help support super- • • • • • • • • • • • • • • • •II II II �-, -, , , , , vised recreation programs, for all ages, during all seasons. 23. Work with the County, School Systems and senior citizen groups to ensure development of additional indoor activity space for programmed leisure time activities. 24. Continue to monitor and study the need for a new community center consisting of an auditorium, s\'1imming pool and indoor activity area to be ultimately developed in the Belmont area. 25. Implement a program of systematic community and user surveys to help establish future short and long-range priorities and needs. Park and Recreation Funding - Approaches Pl ai nfi el d Tovmship Parks a re currently financed through the Tovmship 's General Fund, donations and grants from various state and federal sources. The Township Board has increased its support of the parks system, school programmed activities and senior citizen programs from $6,734 in 1983 to over $117,000 in 1988. t1ajor expenditures for land acquisitions and capital development has historically been handled through special appropriations and grants. Considering current economic conditions it is unlikely that these financial sources can continually be relied upon to support the identified short and longrange needs of the Parks and Recreation System. It is therefore recommended that the Township explore supplemental and alternative methods of financing. Some of these methods include: Resident Resources Plainfield Township has a number of families and businesses which have prospered and who contribute substantially to local or metropolitan civic causes. It is the observation of the Recreation Committee that regular fund drives and periodic solicitation of gifts through trust, foundations and donations could be more fully realized for recreational developments. Cooperative Projects The plan identifies several deficiencies that could be satisfied on existing Kent County park land or school property. The Toi,,mship should v,ork closely v,ith Kent County and the various school districts to cooperatively develop facilities on shared financial basis. Speci a1 Mil 1 age While the success of a special millage may be questionable should be considered as one possible funding alternative. VII I-25 ' at this time, it �Concessions Concessions arrangements with a food vendors or private boat rental business at Versluis Park could be used to add facilities and opportunities and create operational revenues. PLAN STATEMENT In accordance with stated goals and objectives and in response to the needs and deficiencies that have been previously identified, the follovling recommendations are being made for the future direction of the Plainfield Township Parks and Recreation Program. 1. Continue the development of existing neighborhood and community parks so that the broadest range of recreational opportunities may be accessible within the short-range. 2. Acquire identified additional lands for future park use and development in order to provide recreational opportunities conveniently accessible to all areas of the Township. Priority should be given in those Sub-Areas having the greatest existing need. 3. An active effort should be maintained to \·mrk with the County and school districts in order to meet localized needs, and reduce development costs. 4. Actively encourage private mini park development and the dedication of land for floodplain preservation and park development in major developments occurring near or within the Grand and Rogue River Floodplains. 5. Incorporate parks and recreation priorities into the Townships Annual Capital Improvements Budget. 6. Create a Parks and Recreation Department with part-time and eventually full-time director to administer existing parts and recreation activities and programs, develop new programs, provide staff resources for parks planning and to organize and seek alternative funding mechanisms. 7. Support and assist the Kent County Parks Commission in expanded county park system. 8. The intensity of p~rk development should vary, depending on the environmental characteristics of the site and local recreational needs. Less fragile sites within populated areas should be utilized to their maximum extent for active recreation. 9. A total use plan should be developed for each existing future park analyzing local area and Township wide needs in relation to the parks location and physical characteristics. 10. Alternate funding sources should be VI II-26 pursued on development of an an on-going basis for ·• • • • • • • • • • • • •II • • • • �developments and improvements in order to satisfy identified in this plan. These should include: the recreation needs a. Contributions to a matching fund proposed in the Kent County Parks and Recreation and Natural Areas Plan designed to act as an incentive for combine Tm-ms hip/County improvements and acquisitions. b. Foundations: Private foundations may be willing to supply funding for new projects. These should be solicited early on in the planning stages of each new project. c. Grants: Every effort should be made to seek out and obtain grants from various state and federal sources to fund total or partial projects. d. Concessions: Concessions arrangements should be explored as an opportunity for supplying addition revenue. e. Special 11illage: In the long-range this method of funding should be seriously considered for such projects as senior citizen center expansions and community center development. PROGRAM In order to provide a long-range perspective of the activities which are anticipated over the next several years development and acquisition programs schedules have been prepared. These schedules outline the proposed projects, priorities, cost estinates, expected funding sources, location, and time frame. The schedules are intended to be used only as guides because the factors on which the programs are based are not always predictable - population grm·1th varies, priorities change, and costs increase. Priorities were assigned on the basis of observed community need, number of persons benefited, project location, per capita cost, and consistency with stated goals and objectives. A periodic review of the "Program Schedule" is essential to ensure its relevance to the needs of the community. The meeting or target dates is dependent upon the availability of funding. VII I-27 �Development Program Short-Range Pri Orl ty Completion Date -I Est. Cost &Anticipated Funding Sources Location 1. 1989 Develop plans and construct bathrooms/bathhouse, install volley ball nets Versluis Park $25,000 ($12,500 local $12,500 LWCF or tlNRTF) 2. 1988 Playground Facilities Senior Citizen Center Park $3,500 (Local) 3. 1988 Install playground equipment Lamoreaux $3,500 (1ocal ) 4. 1989 Repair basketball courts Senior Citizen Center Park $750 5. 1990 Develop first phase of landfill park or purchase additional lands North part of Sub-Area #1 $250,000 ($50,000 local $50,000 County $150,000 LWCF or MNRTF) 6. 1990 Construct 2 tennis courts, 1 basketball court and expand picnic shelter Versluis Park $46,000 ($23,000 local, $23,000 LWCF or f!NRTF) 7. 1990-1992 Acquire 10-25 acres & construct neighborhood park Sub-Area #4 $65,000 ($25,000 local, $10,000 Fund Drives, $30,000 LWCF or MNRTF) 8. 1991 Expand parking & install playground equipment Ain-1ay Park $23,500 (local and CDBG $30,000) 9. 1992 Improve playground equipment Holtman Park $3,500 10. 1993 Add ball field~& bathrooms Landi 11 or Paper rti 11 Location $60,000 (local, County and LWCF or 11NRTF) 11. 1993-1994 Acquire land, construct restrooms &parking, tennis court, ballfiel d Ambrose Park or acquired floodplain land east of Lamoreaux Park $59,000 (29,000 local &CDBG $35,000 LWCF or r1NRTF) < N Imp_rovement CX) (1oca 1 ) Lon9_-Range Set priorities for development of ne1·1 parks and facilities under a balanced approach based on localized needs and as land and funds become available. / (50% local/SO% County) �.,._,__,., ••• - ,_ ____ _ Acquisition Program Priority -< location Cost & Funding Sources Target Date 1. Acquire Rockford Paper Mill Lands Sub-Area #1 $250,000 ($50,000 Twp. $50,000 County $150,000 f1NRTF or LWCF) 1989 - 1990 2. Acquire 10 to 12 acres for neighborhood park/fire station Sub-Area #1 $20,000 (local & CDBG) 1988 - 1990 3. Acquire 10 to 25 acres for neighborhood/community park in Plainfield or Rockhill Acres Sub-Area #4 $30,000-45,000 (local & LWCF or MNRTF) 1990 - 1992 4. Acquire 10 to 12 acres for neighborhood park Sub-Area #2 $25,000 (local & LWCF or MNRTF) 1992 - 1993 5. Acquire 10 to 30 acres for park & conservancy Sub-Area #4 $35,000 ( 1oca l & LWCF or t1NRTF) 1993 - 1995 6. Acquire 5 to 10 acres west of Ambrose Park or Sub-Area #3 $10,000 to $20,000 (1/2 local, 1/2 LWCF 1997 - 1998 Acquire 20 to 25 acres for for park & conservancy Sub-Area #3 $30,000 ( 1oca 1 , county & LWCF or 11NRTF) 1996 - 1998 Acquire 20 to 25 acres for park & conservancy Sub-Area #2 $35,000 ( l oca 1 & LWCF or t111NRTF) 2000 I N \0 7. or f1NRTF) �l ! "l>==d.baa.:~=~~=11"==;; . - ~¥. ~ .~ •# ••v· ~ >-- - 'I . ~ ,. PARKS , RECREATION & OPEN SPACE PLAN PLAINFIELD CHARTER TOWNSHIP EXISTING FUTURE AOUISITION & DEVELOPMENT. COMMUNITY PARKS & PLAYFIELDS A r:) SCHOOL-PARKS ~ NEIGHBORHOOD PARKS & PLAYGROUNDS l;;@,nwd REGIONAL PARKS SEMI PUBLIC & PRIVATE RECREATION NA OPEN SPACE & CONSERVANCY IIUIIIIIIII NON-MOTORIZED TRAILS ~ ---~ MILLER ASSOCIATE S W 'TARGETED AREAS MAP 20 2 8 N. MONROE, ROCKFORD , MI 4934 616-866-118 3 1987 �CHAPTER IX IMPLEMENTATION Updating of the Comprehensive Plan provides a direction for future growth and development in accordance vlith Township goals and objectives. Accommodation of the anticipated population growth over the next twenty years, will require substantial investment from both the public and private sectors. It is important that this investment be made wisely and that the results are consistent with Township goals. While the Township Planning Commission does not have the total responsibility for plan implementation it must assume a leadership role to assure the Plans success. And while the recommendations in this Plan are advisory, it is intended that its proposals will form an acceptable framework for decision making. Implementation of components: this Plan will use require a combination 1. Acceptance and making tool. 2. Commitment of resources in accordance with 3. Community understanding and acceptance. of three basic of the Plan by the Township Board as a decision plan proposals. The Comprehensive Plan cannot serve its intended purpose unless it is implemented as part of an overall action plan. The follm-.,ing action plan elements are listed as the primary means of plan implementation. A vital step toward implementing the Plan is official recognition of the Plan and its proposals by the To\'mship Board, Planning commission, and general citizenry. Plan implementation will require community understanding and support and, thus, should be given wide exposure and continuing public and governmental review and evaluation. Zoning Controls By contrast to the general policies of a land use plan, a zoning ordinance and map are specific, and offer an important means of guiding land development. Subsequent to the adoption of this Comprehensive Plan, the Township Planning Commission should review and make any necessary revisions to the zoning regulations to ensure that recommendations of the Plan are instituted. Subdivision Controls New subdivisions should be contained primarily within areas designated for ban development in this Plan. ur- Subdivision regulations should include design criteria, development requirements, and performance standards. A review of the current subdivision regulations should be undertaken and the necessary provisions should be added to IX-1 �supplement Township zoning regulations and Plan proposals. Building And Housing Codes Codes regulating the construction and maintenance of housing units are important to the preservation of an attractive community. The Tovmship bui 1ding codes should reflect the continuing advances in building technology and maintain high standards for building design and construction. Public Facility And Infrastructure Plans The Comprehensive Plan is not intended to provide the level of detailed planning and engineering that is required to implement necessary public improvements. Instead it is intended to give general direction as to how these improvements should be made in an orderly and efficient manner, taking into consideration the long range goals and needs of the community. It is recommended that the Township undertake the necessary studies to develop or update detailed Facility And Infrastructure Plans in light of current needs and deficiencies and the proposals of this Plan. The list of such studies presently needed include long range facility plans for libraries, administrative offices, other community buildings and protective services, updated plans for sewer, water and drainage and detailed future development plans for the in dividual existing and proposed parks outlined in the Parks and Recreation Plan. Capital Improvements Program (CIP} Capital improvements programming is the process of allocating community financial resources for costly public improvements under a priority identification system. Implementation of the major Plan proposals is intimately related to placement of priorities for major utilities and facilities, which are essential preconditions for a quality community environment. CIP procedures are not only necessary at the Township level, but should be conducted on an intergovernmental basis as well. Capital improvements programming is the first step in a comprehensive management system designed to relate priorities and programs to community goals and objectives. \ Grant Programs Appropriate administrative attention is required in order to ensure a flow of eligible dollars into public facilities and services for the Township. Water and sewer, parks, transportation, housing, etc. are vital areas which must be monitored closely. The availability of revenue sharing and Community Development funds necessitates a planning/management system attuned to priority determination and program evaluation in order that the additional dollars may flm·t back to Plainfield Township on a continuing basis. Continuing Planning In order ensure continual implementation of the Comprehensive Plan, a continuing IX-2 I I I I I I I I I I I I I I I I I I I �planning process should be maintained. provide for the follm-1ing: The elements of such a process should 1. Monitoring: The maintenance of basic socioeconomic planning data on a current basis. 2. Re-evaluation: Periodic review, reappraisal, and modification of the plan to make it fully reflective of changes in the community and the surrounding area. 3. Assistance: The prov1s1on of planning data and technical services to commun, ty policy-makers, developers, and lay citizens. The preparation of a Plan is only a corner-stone in a continuous process and not an end result. Public Information Public understanding and discussion of major policy questions and proposals is essential so that the Plan may receive maximum public acceptance. Because the Planning Commission and the Comprehensive Plan are purely advisory in their approach to community development, education of the public regarding planning is required. This education must be based on a flow of information and dialogue on major issues. In order to increase public acceptance of the Plan and in turn, put into the planning process, several methods may be employed: gain public in- 1. To establish and maintain contact with the general public and with civic and service organizations in the Township. 2. To utilize the mass media development objectives. to advance the Township's planning and Plan Review It is important to remember that this Plan is not a static document. It should be continually utilized to guide the Township's growth. The Planning Commission should monitor changes in conditions or advances in planning technology and periodically review and update the Plan to take advantage of these factors. It is recommended that five year updates be undertaken but that as a minimum, they be timed to coincide with the release of decennial U.S. Census data. This will allow the utilization of highly detailed and up to date demographic information as accurate benchmarks in monitoring and projecting community growth and change. The recommended schedule for completion of updates v1ithin the 20 year planning period is as follows: 1993 1998 2003 2008 IX-3 �' - .. __./ ROAD I I .. TOWNSHIP OMPREHENSIVE PLAN PLAINFIELD KENT COUNTY, TOWNSHIP MICHIGAN 0 3000' 500' O 660' 1500' 2640' .it~~ MILLER ASSOCIATES 100' 1320' SCALE : I" = 1500' 5280' ,r 21 N. MONROE ROCKFORD, Ml 49341 APPROVED : JULY, 1988 � 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 Plainfield-Twp_Comprehensive-Plan_1988 Creator An entity primarily responsible for making the resource Plainfield Township Planning Commission, Plainfield Township, Kent County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1988-07 Title A name given to the resource Plainfield Township Comprehensive Plan Description An account of the resource The Plainfield Township Comprehensive Plan was prepared by the Plainfield Township Planning Commission with the assistance of Miller Associates in July 1988. Contributor An entity responsible for making contributions to the resource Miller Associates (consultant) Subject The topic of the resource Comprehensive plan publications Plainfield Township (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/bda788d0aef261a3a26ab004c6c38956.pdf b11c54f607f4a1bd829d2a0c8400be66 PDF Text Text PITTSFIELD CHARTER TOWNSHIP Washtenaw County, Michigan ZONING ORDINANCE Revised October, 1983 701 W. Ellsworth Road Ann Arbor, Michigan 48104 313-998-3000 �FRpM THE LIBRARY OF Planning & Zoning Center, Inc. PITTSFIELD CH A RTF.R TOWNSHIP W ASHTF.NAW COUNTY, MTCRTGAN ZONING ORDINANCE Rv.vrsF.n OCTORF.R l 9 8 3 F..A. ~ifORRIS, SUPF.RVTS0R }RRRY R. PF.RR, Ct.F.RK RoRF.RT J. SKR0ROLA JACK SON PrrTSFTF.T.D CHARTF.R TOWNSHIP 701 W. ELLSWORTH RoAn ANN ARR0R, MTr.HTGAN 48108 313-996-3000 • �• ~ • • • • • • • • •II • • • • • • • PITTSFIELD CHARTER TOWNSHIP CERTIFICATION This compilation of ordinances is printed by authority of Pittsfield Charter Township Board of Trustees and contains those ordinances printed herein, complied with all amendments up to October 1983 • s/Jerry R. Peer Clerk ii �■ ■ TABLE OF CONTENTS Page Preface vi Article 1.0 Title, Purpose and Legal Clauses 1 Article 2.0 Definitions 4 Article 3.0 General Provisions 16 Article 10.0 RC - Recreation Conservation District 28 Article 11.0 AG - Agricultural District 32 Article 20.0 R-lA - Single Family Rural Non-Farm Residential District 37 Article 20A.0 R-lA-1 - Low Density Urban Residential District 41 Article 21.0 R-lB - Single Family Suburban Residential District 44 Article 21A.0 R-lC - Single Family Urban Residential District 47 Article 22.0 R-2A - Two Family Residential District 50 Article 23.0 R-2B - Low Density Multiple-Family Residential District 52 Article 24.0 R-3 - Moderate Density Multiple-Family Residential District 56 Article 25.0 MHP - Mobile Home Residential District 60 Article 26.0 R-O - Residenti~l-Office District 70 Article 27.0 R-4 - High Density Multiple-Family Residential District 76 iii �Ta.ble of contents (cont1nued) Article 30.0 c-1 - Local Commercial ~istrict 82 Article 31 .0 C-2 - General Commercial District 86 Article 32.0 C-3 - H~ghway Commercial District 91 Ar~icle 33.0 o-1 - Office District 94 Article 34.0 W-1 - Wholesale and Warehousing District 98 Article 35.0 P - Parking District 101 Article 40.0 R-D - Research and Development District 104 Article 41.0 I-1 - Limited Industrial District 108 Article 42.0 I-2 - General Industrial District 113 Article 45.0 PUD - Planned Unit Development District 117 Article 50.0 conditional Uses 122 Arti c le 51.0 Off-Street Parking and Loading and Unloading Requirements 128 Article 52.0 Planning and Development Regulations for Planned Unit Development (PUD) District 137 Article 53.0 · Sign Regulations 152 Article 54.0 Performance standards 169 Article 55.0 Site Plan Review 171 iv �TIJ.ble of Contents (cont1nued) Article 56 .0 supplemental Regula t ions 179 Article 57.0 Nonconformities 192 Article 58.0 Administration & Enforcement 198 Article 59.0 Amendment Procedure 202 Article 60.0 Board of Appeals 204 V �PITTSFIELD CHARTER TOft'NSRIP AH OR.DINANCE ESTABLISHING ZONING DISTRICTS ft'ITRIN THE UNINCORPORATED PORTIONS OF P ITTSFI.ELD CID..RTER TOft'NSHIP ft'ASHTENAft' COUNTY, KICRIGAN ft'HEREAS, .by virtue of the laws of the State of Hichigan, the Township Board of Pittsfield Charter Towns.f1ip is solely vested with power and author1 ty to provide .by ordinance for the esta.b1 i shmen t of zoning districts in the unincorporated portions of said townsh.ip within wh2'ch d2'stricts the uses of land may .be encouraged, regulated or pro/Ji.bi ted; and ft'H.EREAS, the P.i ttsf2'eld Township Plann.ing Comm2·ssion did, 2·n c1ccordance w.ith the procedures specified in Act 168 of the Pu.blic Acts of 1959, as amended, make and and adopt a .basic plan as a guide for the development of Pittsfield Township; and ft'REREAS, said .basic zone plan has heen designated to promote the pu.blic heal th, safety and general welfare, to encourage the use of resources in accordance with their character and adapta.bility; to avoid the overcrowd2'ng of land .by .bu2' Jdings or people; to lessen congestion on pu.blic roads and streets; and to fac2'Jitate provisions for a system of transportation, sewage disposal, safe and adequate water supply, recreation, educat2·on and other puhlic improvements; to provide adequate light and air; and to conserve the expenditure of funds for pu.blic improvements and services to conform with che most advantageous uses of land resources and properties; and ft'HEREAS, the Pittsf2'eld Township Planning Commiss2·on did prepare a zoning map esta.blish2'ng zoning districts .based upon said .basic plan, wh.ich zoning map was designated to encourage the use of 1 ands in accordance with the2·r character and adapta.b.il.i ty and to limit the improper use of land; to provide adequate 12·g11t and a.ir, and to conserve the expenditure of funds for pu.bl :i c improvements a lid services to conform wi .:h the most advantageous uses of 1 and, resources and properties, and with reasona.ble consi dera ti on, among other things, to the character of each zoning d2'strlct, its peculiar suita.bility for particular uses, the conservat.ion of property values and natural resources, and the general and appropr.iate trend and character of land .build2'ng and population development; and ft'HEREAS, the Pittsfield Township Plann2·ng Commission did adopt and fJ.'le w.ith the Pittsfield TownshJ.P Board recommendat.ions as to (1) a plan for the unincorporated port2·ons of PittsfJ.'eld Townsh2'p as a whole, ( 2) a zon.ing map esta.bljshing zoning distr.i cts 2·ncl ud2'ng the .boundar2·es thereof, ( J ) the text of a zoning ordinance with the ,iecessary provis2·ons and zon2·ng regulations, and ( 4) the manner of adm2'ni stering end enforc2·ng the zon2·ng ordinance, after having properly noticed and held a pu.bl .i c hearing thereon and made a recommendation; having su.bm2·tted sa.id vi �proposed zoning ord.inance and maps to the Washtenaw county Metropolitan Planning- Commission of Washtenaw County, Michigan, for recommendation in accordance w.it/J the procedures spec.if.Jed in Act 184 of the Publ.ic Acts of 1943, as amended; (Ord; 71-6.5; 9/28/71). NOi¥, · THEREFORE, PIT.l'SFIELO CHARTER TOl¥NSHIP ORDAINS: vii �II ■ ■ • • • ARTICLE 1.0 TITLE, PURPOSES AN: LEGAL CLAUSES SECTION 1.01 - TITLE This ordinance shall be k~own and may be cited as "The Zoning Ordinance of Pittsfield Township." SECTION 1.02 - REPEAL OF ORDINANCE The Pittsfield Township Zoning Ordinance adopted on August 29, 1950, and all amendments thereto are hereby repealed effective coincident with the effective date ;f this ordinance. SECTION 1.03 - PURPOSES This ordinance has been established for the purposes of: A. Promoting and protecting the public health, safety and general welfare; B. Protecting the character and stability of the agricultural, recreational, residential, commercial and industrial areas within the unincorporated portions of Pittsfield Township and promoting the orderly and beneficial development of such areas; c. Providing adequate light, air, privacy and convenience to access to property; D. Regulating the intensity of use of land and lot areas and determining the area of open spaces surrounding buildings and structures necessary to provide adequate light and air and to protect the public health; E. Lessening and avoiding congestion on the public highways and streets; F. Providing for the needs of agriculture, recreation, residence, commerce, and industry in future growth; G. Promoting healthful surroundings for family life in residential and rural areas; H. Fixing reasonable standards to which buildings and structures shall conform; I. Prohibiting uses, buildings or structures which are incompatible with the character of development or the uses, buildings or structures permitted within spec~fied zoning districcs; -1- �Art1cle 1.0 - T1tle, Purposes llDd ~egal Clauses J. Preventing such additions to or alteration or remodeling of existing buildings or structures in such a way as to avoid the regulations and limitations imposed hereunder; K. Protecting against fire, explosion, noxious fumes and odo=s, heat, dust, smoke, glare, noise, vibratio~, radioactivity, and other nuisances and hazards in the interest of the public health, s~fety, and general welfare; L. Preventing the overcrowding of land and undue concentration of buildings and structures so far as is possible and appropriate in each zoning district by regulating the use and bulk of buildings in relation to the land surrounding them; conserving the taxable value of land, buildings, and structures throughout the unincorporated portions of the Township; M. Providing for the completion, restoratio-n, reconstruction, extension or substitution of non-conforming uses; N. o. Creating a Board of Appeals and defining the power and duties thereof; P. Designating and defining the powers and duties of the official or officials in charge of the administraticn and enforcement of this ordinance; Q. Providing for the payment of fees for building permits; and R. Providing penalties for the violation of this ordinance. SECTION 1.04 - VALIDITY AND SEVERA.BILITY CLAUSE If any court of competent jurisdiction shall declare any part of this ordinance to be invalid, such ruling shall not affect any other provisions of this ordinance not specifically included in said ruling. If any court of competent jurisdiction shall declare invalid the application of any provision of this ordinance to a particula~ land, parcel, lot, district, use, building or structure, such ruling shall not affect the application of said provision to any other land, parcel, lot, district, use, building, or structure not specifically included in said ruling. -2- I I �Art1cle 1.0 - T1tle, Purposes and ~egal Clauses SECTION 1.0: - CONFLICT WITH OTHER LAWS A. Where any condition imposed by any provision of this ordinance upon the use of any lot, building or structure ~s either more restrictive or less restrictive than any comparable condition imposed by any other provision of this ordinance or by the provision of an ordinance adopted under any other law, the provision which is more restrictive or which imposes a higher standard or requirement shall govern. B. This ordinance 1s not intended to abrogate or annul any easement, covenant or other private agreement provided that where any provision of this ordinance is more restrictive or imposes a higher standard or requirement than such easement, covenant or other pr:vate agreement, the provision of this ordinance shall govern. SECTION 1.06 - EFFECTIVE DATE This ordinance was adopted by the Township Board of Pittsfield Charter Township, Washtenaw County, Michigan, at a meeting held on August 25, 1970, and ordered published within 10 days thereafter in the Ann Arbor News, a newspaper having general circulation in said Township, as required by Act 184 of the Public Acts of 1943, as amended. This ordinance shall be effective immediately. (Ord. 71-6.6; 9/28/71) Date: August 25, 1970 s/Rober~ A. Lillie Township Supervisor Date: August 25, 1970 s/Samuel A. Morgan Township Clerk -3- �ARTICLE 2.0 DEFINITIONS SECTION 2.01 - PURPOSE For the purpose of this ordinance certain terms are herewith defined. When not inconsistent with the context, the prese r. ~ tense includes the futura: words used in the singular number include the plural number. The word "shall" is always mandatory and not merely permissive. The word "person" includes a firm, association, organization, partnership, trust, company, or corporation as well as an individual. The words "used" or "occupied" include the words "intended," "designed," or "arranged" to be used or "occupied." (Ord. 71-6.3; 9/28/71) SECTION 2.02 - DEFINITIONS A use, building or structure on the same lot with, and of a nature customarily incidental and subordinate to the principal use, building or structure. ACCESSORY USE, BUILDING OR STRUCTURE: A place that is used or designed to be used for the -retail supply of gasoline and other fuels used for the propulsion of motor vehicles, kerosene, motor oil, lubri~ cants or grease, including sale of accessories and services, such as: polishing, washing, cleaning, greasing, undercoating, and minor repairs, but not including bumping, painting, or refinishing thereof. AUTOMOBILE SERVICE STATION: BASEMENT: That portion of a building which is partly or wholly below grade but so located that the vertical distance from the average grade to the floor is greater than the ve rtical distance from the average grade to the ceil i ng. A basement shall not be counted as a story. BILLBOARD: See outdoor Advertising Sign. A "block" is comprised of a parcel of land bounded by streets or by a combination of streets and public parks, cemeteries, railroad right-of-ways bulkhead lines or shorelines, or the corporate boundary lines of any village, city or township. BLOCK: BOARDING BOUSE: A dwelling in which more than three (3) persons either individually or as families are housed or lodged for hire with meals. BUILDING: An enclosed structure having a roof supported by columns, walls, arches or other devices and used for the housing, shelter or enclosure of persons, animals or chattels. BUILDING AREA: See Floor Area. -4- �Art1cle 2.0 - Def1n1t1ons BUILDING HEIGHT: The vertical distance measured from grade to the highest point of the roof for flat roofs, to the deck lin~ of mansard roofs, and t~ the average height between eaves and ridge for gable, hip, and gambrel roofs. BULK: "Bulk" is the term used to indicate the size and setback of a building or structure and the location of same with respect to another building or structure or to a lot line and includes the following: A. The size and height of a bui~ding or structure. B. The location of the exterior wall of a building in relation to a lot line, street or other building. c. The floor area of a building in relation to the area of the lot on which it is located. D. The open spaces allocated to and surrounding a building. E. The amount of lot area per dwelling unft. The minimum distance which any building must be located from a street right-of-way or high water line. BUILDING LINE: CONDITIONAL use: A use which is subject to conditional approval by the Planning Commission. A conditional use may be granted only when there is a specific provision in this ordinance. A conditional use is not considered to be a non-conforming use. COURT (OPEN SPACE): An open space on the same lot with a building or group of buildings and which is bounded on two or more sides by such building or buildings. A court shall be unoccupied. DOG KENNEL: See Kennel. DRIVE-IN: A business establishment so developed that its retail or service character is primarily dependent on providing a driveway approach or parking spaces for motor vehicles so as to serve patrons while in the motor vehicles as well as within the building or structure. The dwelling area of a dwelling unit is composed of sleeping rooms, kitchen, dining room, den, studio, bathrooms, and family and living rooms. DWELLING AREA: DWELLING, MOBILE HOMES: See Mobile Home or Trailer Coach. -5- �Art1c1e 2.0 - Definitions DWELLING UNIT: O~e (1) or more rooms with principal kitchen facilities designed as a ur.it f~r residence by only one (1) family for living and sleeping purposes. DWELLING-SINGLE FAMILY: A detached building or structure designed for or occupied by one (1) family only. DWELLING-TWO FAMILY: A detached building or structure designed for or occupied by two (2) families only, ~1th separate housekeeping and cooking facilities for each. DWELLING-MULTIPLE FAMILY: A building or structure designed for or occupied by three (3) or more families, with separate housekeeping and cooking facilities for each. DWELLING-ROW: A row of three (3) to six (6) attached one-family dwellings not more than two and one-half (2-1/2) stories in height nor more than two rooms deep, with separate housekeeping and cooking facilities for each. EASEMENT: Any private or dedicated public way other than a street, providing a secondary means of access to a property having a right-of-way not less than twenty (20) feet. ENTRANCE RAMP: A roadway connecting a feeder road with a limited access highway and used for access onto such limited access high- way. ESSENTIAL SERVICES: The term "essential services" shall mean the erection, construction, alteration, or maintenance by public util~ties or municipal depa=tments, commissions, or boards, or by other gove=~ment agencies of underground, surface, or overhead gas, elect~ic, steam, or wate~ transmission or distribution systems, collection, communicat~on, supply or disposal system, dams, weirs, culverts, bridges, canals, locks, including poles, wires, mains, drains, sewers, towers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, or signs an6 fire hytrants, and other similar equipmen~ and accessories in connection therewith, reasonably necessary for the furnishing of adequate service by such public u~ilities or municipal departments or commissions, or other government agencies, or for the public health, safety, or general welfare, but not including buildings other than those buildings which are primarily enclos~res or shelters for the installed central services equipment. -6- �Art.Jc.le 2. 0 - Def.in.it.ions FAMILY: An individual or a group of two (2) or more persons related by blood, marriage, or adoption, including foster children and servants, together with not more than three (3) additional persons not related by blood, marriage, or adcption, living together as a single housekeeping unit in a dwelling unit. FREE-STANDING IDENTIFICATION SIGN: A sign designed to identify to persons not on the premises, on which a free-standing identification sign - is located, only the title of the business or profession conducted on the premises, and such information shall be supported by a structural frame independent of any other structure. FREEWAY: A divided highway of not less than 2 lanes in each direction to which owners or occupants of abutting property or the public have no r : ght of ingress or egress to, from or across the highway, except at points determined by or as otherwise provided by the authorities responsible therefor. (Act #106 of Public Acts of 1972.) FLOOR AREA: The sum of the gross horizontal floor areas of the several storres of a building, as measured to the exterior face of the exterior walls, plus that area, similarly measured of all other · stories that are accessible by a fixed stairway, ramp, escalator, or elevator: including all enclosed porches and balcor.ies, and all stairways, b=eezways, storage area, recreational rooms, boiler rooms, and other areas within or contiguous to the structure; and the measurement shall include the floor space of all accessory buildings measured similarly. FLOOR AREA RATIO: The ratio of the floor a~ea of a building to the area of the lot on which it is located calculated by dividing the floor area by the lot area and expressing it as a percentage. For example, a floor arsa ratio of 80 percent is specified and the lot area is 10,1000 square feet, the maximum permitted floor area on the lot is 8,000 square feet. The number of stories being optional, the building area may be 4,000 square feet for each of two (2) stories, 2,000 square feet for each of four (4) stories, or 1,000 square feet for each of eight (8) stories. EXCAVATION OF GRAVEL,SAND, TOPSOIL, OR EARTH: Premises from which any rock, gravel, sand topsoil or earth in excess of fifty (50) cubic yards in any calend~r year is excavated or removed from the purpose of disposition away from the premises except excavation in connection with the construction of a building or within public highway rights-of-way. -7- �Art.t.c.le 2. 0 - Def.1n.1t.1ons Any building available to the public operated from gain and which is used for storage, renta.1., greas~ ng, washing, servicing, repairing, or adjusting of automobiles or other motor vehicles. GARAGE-COMMERCIAL: GARAGE-PRIVATE: An access:ry building or structure used principally for storage of automobiles and for other incidental storage purpose only. l.n occupation that is traditionally and customarily carried on in the home by resident members of the family that are related by blood, marriage or adoption only, being clearly incidental and secondary to the principal residential use, provided: HOME OCCUPATION: A. That such home occupation shall be carried on within the dwelling or within a building accessory thereto. B. That no article shall premises except such as accessory building or is or profession conducted building. be sold or offered for sale on the is produced within the welling or provided incidental to the service within the dwelling or accessory c. That there shall be no P.Xterior storage of materials or equipment. D. That no nuisance shall be generated by any heat, glare, noise, smoke, vibration, noxious fumes, odors, vapors, gases or matter at any time; and that no mechanical, electrical, or similar machinery or equipment, other than that used for normal domestic purpose, will be utilized in the home occupation. E. That no hazard of fire, explosion or radioactivity shall exist at any time. F. That no sign or display that might indicate on the exterior that the building is being used for any purposes other than a dwelling. HOTEL: A building or structure or part thereof, occupied as the more or less temporary abiding place cf ir.dividuals, in which the rooms are usually occupied singly for h~re a~d in which rooms no provisions for cooking are made, a nd in which building there may be a general kitchen and/or public dining room(s) for the accomodation of the occu~ants. The ~ord "hotel" shall not include "motel" or "motor court:" -8- �Art1c1e 2.0 - Def1n1t1ons INTERSTATE HIGHWAY: A highway officially designated as a part of the national system of interstate and defense highways by the Department of Transportation and approved by the appropriate authority of the Federal government. (Act #106 of Public Acts of 1972.) JUNK YARD: A place, structure, parcel or use of land where junk, waste, discard, salvage, or similar materials such as old iron or other metal, wood, lumber, glass, paper, rags, cloth, leather, rubber, bagging, cordage, barrels, containers, etc., are bought, sold, exchanged, stored, baled, packed, disassembled, or handled, including auto wrecking yards, inoperative machines, used lumber yards, house wrecking, and structural steel materials and equipment and including establishments for the sale, purchase, er storage of salvaged machinery end the processing of used, discarded, or salvaged materials, for any thirty (30) consecutive days. ~ENNEL: Any lot or premises on which three (3) or more dogs and/or cats six months of age or older are kept either permanently or temporarily excepting where kept not for the purpose of remuneration or sale, but incidental to the principal use of premises for agriculture activities as provided in section 11.02 B. (Ord. 72-A, Section I; 6/13/72) Space logically and conveniently located for bulk pickups and deliveries, scaled to delivery vehicles expected to be used, and accessible to such vehicles when required off-street parking spaces are filled. Required off-street loading space is not to be included as o:f-street parking space in computation of required off-street parking space. LOADING SPACE, OFF-STREET: A lot is a pa~cel of land, excluding any portion in a street or other right-of-way, of a least sufficient size to meet minimum requirements for use, coverage, lot area, and to provide such yards and other open spaces as herein required. such lot shall have frontage on a public street, or on an approved private street, and may consist of: LOT: A. A single lot of record. B. A portion of a lot of record. c. Any combination of complete and/or portions of lots of record. D. A parcel of land described by metes and bounds. -9- �Art:fcJ.e 2. 0 - Oef.i.n.J.t:fons Provided that in no case of division or combination shall any lot or parcel created, including residuals, be less than that required by this ordinance. In addition to the land required to meet the regulations herein, the lot shall include all other land shown in a request for a certificate of zoning compliance, occupied by a principal building or use, and any accessory building or use. LOT AREA: The area within the lot lines, but excluding that portion in a road or street right-of-way. LOT COVERAGE: The percentage of the lot area covered by the building area. LOT MEASUREMEN~S: A. DEPTH of a lot shall be considered to be the distance between the midpoints of straight lines connecting the foremost points of the side lot lines in front and the rearmost points of the side lot lines in the rear. B. WIDTH of a lot shall be considered to be the distance between straight lines connecting front and rear lot lines at each side of the lot, provided however that in determining lot frontage on odd shaped lots, if the lot abuts on the outside curve boundary of a curving street and as a result the side lot lines diverge toward the rear, the measurement of the width may be taken incidental to the width and parallel to the front building lines of the principal building; and provided further that if the lot abuts on an inside curve bounda~y of a curved street wherein the lot lines converge toward the rear, the measure shall be taken at a point seventy (70) feet :rom the street boundary line of said lot. LOT OF RECORD: A lot which is part of a subdivision and is shown on a map thereof which has been recorded in the Office of the Register of Deeds of Washtenaw county, or a lot described by metes and bounds, the deed to which has been recorded in said office. LOT, THROUGH OR DOUBLE FRONTAGE: An interior lot having frontage on two parallel or approximately parallel streets. The process of making products by hand, by machinery, or by other agency, often with the provision of labor and the use of machinery. MANUFACTURING: -10- �Art1cie 2.0 - Def1n1t1ons MARGINAL ACCESS ROAD: A service roadway parallel to a feeder road; and which provides access to abutting properties and protection from through traffic. An intermediate floor i~ any story occupying not to exceed one-third of the floor area of such story. MEZZANINE: MOBILE HOME OR TRAILER COACH: A detached portable single family dwelling, prefabricated on its own chassis and intended for longterm occupancy. The unit contains sleeping accommodations, flush toilet, tub or shower, eating and living quarters. It is designed to be transported on its own wheels or flatbed arriving at the site where it is to be occupied as a complete dwelling without permanent foundation and connected to existing utilities. MOBILE HOME PAR.JC: Referred to also as "park" in this ordinance. Any parcel of land intended and designed to accommodate more than one mobile home for living use which is offered to the public fo~ that purpose; and any structure, facility, area or equipment used or intended for use incidental to the living use. A plot of ground within a mobile home park designed for accommodation of a mobile home. MOBILE HOME SITE: That part of mobile home site designed for the placement of a mobile home, appurtenant structures, or additions, inclucing expandable rooms, enclosed patios, garages or structural additions. MOBILE HOME STAND: Any establishment in which individual cabins, courts, or similar structures or units, are let or rented to transients for periods of less than thirty (30) days. The term "motel" shall include tourist cabins and homes and motor courts. A motor court or motel shall not be considered or construed to be either a multiple dwelling, a hotel, or mobile home park. MOTEL: a STRUCTURE: A structure or building lawfully constructed that does not conform to the requirements of the district in which it is situated. NONCONFORMING, BUILDING, OFF-STREET PARKING AREA: A land surface or facility providing vehicular parking sp~ces along with adequate drives and aisles for maneuvering so as to provide access for entrance and exit for the parking of more than ~wo (2) automobiles. OUTDOOR ADVERTISING SIGN; Any sign situated on private premises on which the written or pictorial information is not directly related to the principal use of the land on which such a sign is located. -11- �Art1cle 2.0 - Def1n1t1ons PARCEL: A "parcel" is a piece or tract of land in single owner- ship. PARKING SPACE: One unit of a parking area provided for the parking of one automobile. This space shall have an area of not less than two hundred (200) square feet, and shall be exclusive of curves, driveways, aisles or entrances giving access ther e to and shall be fully accessible for the storage or parking of p ermitted vehicles. PRIMARY HIGHWAY: A highway, other than an Interstate highway or freeway, officially designated as a part of the federal aid primary system as defined in Section 103 of title 23 of the United States Code, as amended by the Department of Transportation approved by the appropriate authority of the Federal government. (Act #106 of Public Acts of 1972.) PUBLIC UTILITY: Any person, firm, corporation, municipal department or board duly authorized to furnish and furnishing under federal, state or municipal regulations, to the public; electricity, gas, steam, communications, telegraph, transportation, water, or sanitary or storm sewage facilities. · QUARRY: A "quarry" shall mean any pit, excavation, or mining operation for the purpose of searching for or removing for commercial use, any earth, sand, gravel, clay, stone, slate, marble, or other non-metallic mineral in excess of fifty (50) cubic yards in any calendar year, but shall not include an oil well or excavation preparatory to the construction of a building or structure. Any establishment where horses are ke~t for riding, criving or stabling for compensa~ion or incidental to the operation of any club, association, ranch or similar establishment. RIDING ACADEMY: A temporary building or structure operated for the purpose of selling only produce raised or produced on the premises where situated, and its use shall not make a commercial district, nor shall its use be deemed a commercial activity. ROADSIDE STAND: A dwelling in which more than three (3) persons either individually or as families are housed or lodged for hire without meals. ROOMING HOUSE: -12- �Art1cle 2.0 - ~ef1n1t1ons SCREEN: A structure providing enclosure, such as a fence, and a visual barrier between the area enclosed a nd the adjacent property. A screen may also te a non-structure consisting of shrubs, or other growing materials. SHOPPING CENTER: A group of commercial establishments, planned, developed, owned and managed as a unit, with off-street parking provided on the property. The several types of shopping centers shall be as defined in the Township's adopted General Plan. Any device designed to inform, or attract the attention of persons not on the premises on which the sign is located, provided however, that the following shall not be included in the app:ication of the regulations herein: SIGN: A. Signs not exceeding one (1) square foot in area bearing only property numbers, post box numbers, names of occupants or premises, or other identification of premises not having commercial connotations. B. Flags and insignias of any government except when displayed in connection with commercial connotations. C. Legal notices; identification, information, or directional signs erected, or required by governmental bodies. D. Integral decorative or architectural features of buildings, except letters, trademarks, moving parts or moving lights. E. Signs directing and guiding traffic and parking to private property, but bearing no advertising matter. Also see outdoor Advertising Sign and Free-standing Identification Sign. STORY: That portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it then the space between any floor and the ceiling next above it. STORY, ONE-HALF: A story under the gable, hip, or gambrel roof, the are the the wall plates of which on a least two opposite exterior walls not m:re than two (2) feet above the floor of such story and floor area shall not exceed two-thirds (2/3) of the area of floor below. -13- I I �Art1cle 2.0 - Def1n1t1ons STREET: A public thoroughfare which affords the principal means of access to abutting property having a right-of-way not less than sixty-six (66) feet in width. (Ord. 71-6.4: 9/28/71) STREET LINE: The dividing line between the street right-of-way and the lot. When such right-of-way is not definable, a line shall be defined as thirty-three (33) feet on either side of the center of the street. Anything constructed, erected or placed with a fixed location on the surface of the ground or affixed to something having a fixed location on the surface of the ground. STRUCTURE: TOURIST HOMES: A dwelling in which overnight accommodations are provided or offered to transient guests for compensation. A tourist home shall 1 not be considered or construed to be a multiple dwelling, motel, hotel, boarding or rooming house. TRAILER COACH: See Mobile Home. A variance is a relaxation of the terms of the zoning ordinance where such variance will not be contrary to the public interest and where, owing to conditions peculiar to the property and not the result of the action of the applicant, a literal enforcement of the ordinance would result in unnecessary and undue hardship. As used in this ordinance, a variance is authorized only for height, area and size of yards and open spaces and parking space; establishment or expansion of a use otherwise prohibited shall not be allowed by variance, nor shall a variance be granted because of the presence of non-conformities in the zoning division or district or adjoining zoning division or districts. VARIANCE: YARD, FRONT: An open, unoccupied space extending the :ull width of the lot and situated between the street line and the front line of the building. YARD, REAR: An open, unoccupied space extending the full width of the lot and situated between the rear line of the lot and the rear line of the building. YARD, SIDE: An open, unoccupied space on the same lot with the main building, situated between the side line of the building and ·the adjacent side line of the lot and extending from the rear line of the front yard to the front line of the rear yard, and if no front yard is required, the front boundary of the side yard shall be the front line of the lot and if no rear year is required, ~he rear boundary of the side yard shall be the rear line of the lot. -14- �Article 2. 0 - Defin.itions SECTION 2.03 - UNDEFINED TERMS Any ~erm not defined herein shall have the meaning of common or standard use. SECTION 2.04 - ADDITIONAL DEFINITIONS Additional definitions are set forth in the following sections of this ordinance: A. Definitions pertaining to flood hazard area regulations. Section 56.0B. B. Definitions pertaining to sign regulations - - Section 53.02. -15- �ARTICLE 3.0 GENERAL PROVISIONS SECTION 3.01 - ES~ABLISHMENT OF DISTRICTS The Township is hereby divided into the following zoning districts as shown on the official zoning map, which together with all explanatory matter shown thereon, is hereby adopted by reference and declared to be a part of this ordinance. RC - Recreation conservation District AG - Agriculture District R-lA - Single Family Rural Non-Farm Residential District R-lA-1 - Low Density Urban Residential District R-lB - Single Family Suburban Residential District R-lc - Single Family Urban Residential District R-2A - Two Family Residential District R-2B - Low Density Multiple-Family Residential District R-3 - Moderate Density Multiple-Family Residential District MHP - Mobile Home Park Residential District R-O - Residential Office District E-4 - High Density Multiple Family Residential District C-1 - Local Commercial District C-2 - General Commercial District C-3 - Highway Commercial District O-1 - Office District W-1 - Wholesale and Warehousing District P - Parking District R-D - Research and Development District I-1 - Limited Industrial District I-2 - General Industria: District PUD - Planned Unit Development SECTION 3.02 - PROVISION FOR OFFICIAL ZONING MAP For the purpose of this ordinance the zoning districts as provided in Section 3.01 of the ordinance are bounded and defined as shown on a map entitled "Official Zoning Map of Pittsfield Charter Township," a copy of which accompanies this ordinance and which, with all explanato~y matter thereon, is hereby made a part of this ordinance. SECTION 3.03 - IDENTIFICATION OF OFFICIAL ZONING MAP The official zoning map shall be identified by the signature of the Township Supervisor, attested by the Township c~erk, and bear the seal of the Township under the following words: "This is to certify that this is the official zoning map referred to in the Zoning Ordinance of Pittsfield Charter Township," together with the effective date of this ordinance. -16- �Art1cle 3.0 - General Provisions SECTION 3.04 - CHANGES TO OFFICIAL ZONING MAP If in accordance with the procedures of this ordinance and of Act 184 of Public Act of 1943, as amended, a change is made in a zoning distri:t boundary, such change shall be made by the zoning inspector promptly after the ordinance authorizing such chan~e shall have been adopted and published, with an entry en the official zoning map as follows: "On (date) by official action of the Township Board, the following (change) changes were made in the official zoning map: (brief description of change)" which entry shall be signed by the Township Supervisor and attested by the Township Clerk. No change of any other nature shall be made unless authorized by the Zoning Board of Appeals and then only by the zoning inspector. No change of any nature shall be made in the official zoning map or matter shown thereon except in conformity with the procedures set forth in this ordinance. Any unauthorized change of whatever kind by any person or persons shall be considered a violation of this ordinance and punishable as provided in Section 58.09. Any changes in corporate boundaries within the Township shall be recorded on the official zoning map by the Tow~ship Supervisor. (Ord 71-6.5; 9/28/71.) SECTION 3.05 - AUTHORITY OF OFFICIAL ZONING MAP Rega=dless of the existance of purported copies of the official zoning map which may from time to time be made or published, the official zoning map which shall be located in the office of the zoning inspector and open to public inspection, shall be the final authority as to the current zoning status of any land, parcel, lot, district, use, building or structure in the Townbhip. SECTION 3.06 - REPLACEMENT OF OFFICIAL ZONING MAP In the event that the official zoning map becomes damaged, destroyed, lost, or difficult to interpret because of the nature or numbe= of changes made thereto, the Township Board may by ordinance adopt a new official zcning map which shall supersede the prior official zoning map. The new official zoning map may correct drafting or other errors or omissions on the prior official zoning map, but no such co=rections shall have the effect of amending the zoning ordinance or the prior Official Zoning Map. The new official zoning map shal l be identified by t h e signature of the Township Supervisor, attested by the Township Clerk, and bear the seal of the Township under the follow~ng words: "Th~s is to certify that this is t h e Official Zoning Map referred -17- �Art.icle 3. 0 - Generlll Prov.is.Jens to in the Zoning Ordinance of Pittsfield Charter Township adopted on (date) which replaces and supersedes the Official zoning Map which was adopted on (date)." Unless the prior official zoning map has been lost, or has been totally destroyed, the prior map or any significant parts thereof remaining, shall be preserved together with all available records pertaiDing to its adoption or amendment. SECTION 3.07 - RULES FOR INTERPP.EThTION Where uncertainty exists as to the boundaries of zoning districts as shown on the official zoning map the following rules for interpretation shall apply: A. A boundary indicated as approximately following the centerline of a highway, street, alley or easement shall be construed as following such centerline. B. A boundary indicated as approximately following a recorded lot line or the line bounding a parcel shall be construed as following such line. c. A boundary indicated as approximately following the corporate boundary line of a city, v~llage or township shall be construed as following such line. D. A boundary indicated as following a railroad line shall be construed as being midway between the main tracks. E. A boundary indicated as following a shoreline shall be construed as followin~ such shoreline, and in the event of change in a shoreline shall be construed as following the actual shoreline. F. A boundary indicated as following the centerline of a stream, river, canal, lake or other body of water shall be construed as following such centerline. G. A boundary indicated as a pa=allel to or an extension of a feature indicated in paragraphs A through F above shall be so construed. H. A distance not specifically indicated on the official zoning map shall be determined by the scale of the map. -18- �II Art.icle J. 0 - General Prov.is.Jons I. Where a physical or cultural feature existing on the ground is at variance with ~hat shown on the official zoning map, or in any other c~rcumstances not covered by paragraphs A through H above, the Board of Appeals shall interpret the zoning district boundary. J. Where a district boundary line divides a lot which is in single ownership at the time of adoption of this ordinance, the Board of Appeals may permit as a conditional use, the extension of the regulations for either portion of the lot to the nearest lot line, but not to exceed fifty (5 0 ) feet beyond the district line into the remaining portion of the lot. SECTION 3.08 - APPLICATION OF REGULATIONS No structure shall be constructed, erected, placed or maintained and no use shall be commenced or continued within Pittsfield Charter Township except as specifically, or by necessary implication, authorized by this ordinance, in the zoning district in which said structure or use is to be located. conditional uses shall be allowed only if listed as a conditional use specifically, or by necessary implication, in the zoning district in which the use is to be located, and only after a conditional use permit has been approved by the Planning Commission, as provided in this ordinance. Where a lot is devoted to a principal use, either permitted by right or as a conditional use, accessory uses and structures are authorized except as prohibited specifically or by necessary implication, provided such use or structure meets the definition of accessory use, building or st~ucture in this ordinance. SECTION 3.09 - SCOPE OF PROVISIONS Except as may otherwise be provided in Article 57.0 of this ordinance, every building and structure erected, every use of any lot, building or structure establ~shed, every structura: alteration or relocation of an existing building or structure occurring, and every enlargement of or addition to an existing use, building and structure occurring after the effective date of this ordinar.ce shall be subject to all regulations of this ordinance which are applicable in the zoning district in which such use, building or structure shall be located. However, where a building permit for a building or st=ucture, use of builcing or structure, or use of lot or parcel, has been issued in accordance with the law prior to effec~ive date of this ordinance and provide1 that construction is begun with three hundred six~y-five (365) days of such effective date and diligently pursued to completion, said building or structure, use of building or struc-19- �Art1cle J.O - Gener41 Prov1s1ons ture, or use of lot or parcel, may be completed in accoruance with the approved plans on the basis of which the building permit has been used, and further, may upon completion be occupieQ by the use for which originally designated, subject thereafter to the provisions of Article 57.0 of this ordinance. No part of a yard, or other open space, or off-street pa~king or loading space required about or in connection with any ~uilding for the purpose of complying with this ordinance, sh~ll be included as part of a yard, open space, or off-street parking or loading space similarly required for any other building. No yard or lot existing at the time of adoption of this orainance shall be reduced in dimension or area below the minimu~ requirements set forth herein. Yards or lots created after the ~ffective date of this ordinance shall meet at least the minimum requirements established by this ordinance. SECTION 3.10 - NUMBER OF BUILDINGS ON A LOT Not more than one principal detached single-family dwelling unit shall be located on a lot, nor shall a principal detached singlefamily dwelling unit be located on the same lot with any other principal building or structure, except as permitted under Article 45 Planned Unit Development District and Article 52 Planning and Development Regulations for (PUD) District of this ordinance. SECTION 3.11 - ACCESSORY BUILDINGS No accessory building shall be used prior to the principal building or use, except as a construction facility for the principal building. An accessory building attached to the principa~ building of a lot shall be made a structural part thereof and shall comply with the provisions of this ordinance. SECTION 3.12 - TEMPORARY DWELLING STRUCTURES {amended 11/11/80) A. Temporary Dwelling - A mobile home may be used as a temporary dwelling by a family while repairing or replacing its single-f~rnily residence rendered uninhabitable by a disaster such as fire, flood, or windstorm. su~h temporary dwellinq shall be permitted only in RC or AG zoning districts. only a mobile home may be used as a temporary dwelling; a camper, travel trailer, motor home, rec=eation vehicle, cabin, tent, basement, garage or sim~lar unit shall not be used as a temporary dwelling in any zoning district. -20- �Article ..J. O - Genera1 Prov.is.ions B. Non-residential Temporary structure - A non-residential temporary structure designed as a general sales office, a sales/rental office or finan~ial institution may be used exclusively for such purposes during construction of a permanent structure designed for any such purpose. Such temporary structure shall be perm i tted only in a commercial, office, wholesale and warehousing or industrial zoning district, and only if such permanent structure and use is permitted in said zoning district. non-residential temporary structure, designed as a sales/rental office, may be used in a residential development exclusively for the purpose of selling, leasing or renting new dwelling units within said residential development. A c. Required Approval - A temporary structure shall not be occupied until a certificate of occupancy has been issued by the township building inspector. The building inspector shall not issue a certificate of occupancy until the Planning Commission has approved a conditional use permit, and a performance guarantee has been deposited as required herein. D. Application - An application for such a permit shall be filed with the Township Clerk. The application shall include the following information: l. Name and address of the applicant and property owner. 2. Accurate legal description of the lot which the temporary structure is to be located. 3. A preliminary site plan, including the location of all proposed permanent improvements on the site and the relationship of tempora~y improvements to said permanent improvements. 4. Information showing the necessity o: use of the temporary structure in meeting the construction schedule of the permanent structure ( s) on the lot. 5. Copies of all permits and certificates required in Section 3.12F herein. 6. An estimate, with supporting information, of the reasonable cost of removal of the temporary structure and temporary site improvements, and of site cleanup, upon expiration of the permit. -21- �ArticJ.e .J. 0 - GeneraJ. Provisions E. Planning Commission Action - Upon determining that an application conforms to all regulations of this ordinance, and the requirements for a conditional use permit, the Planning Commission shall approve the conditional use permit. The Planning commission may attach conditions to its approval which it deems necessary to protect the public health, safety and welfare and to insure compliance with this ordinance. The approved use shall be specifically stated on the conditional use permit. F. Regulations 1. A temporary structure shall comply with all use, yard, and parking requirements of the zoning district in which located. A certificate of zoning compliance shall be obtained from the zoning inspector. 2. A temporary structure shall be connected to public water and sanitary sewer lines, where available, in which case a connection permit shall be obtained from the Township Utilities Department. If public water and sanitary lines are not available to the lot, the temporary structure shall be connected to a well and septic tank, in which case the applicant shall obtain a permit therefor from the Washtenaw county Health Department. 3. A temporary structure shall be permitted only on the same lot as the permanent structure, except that a temporary sales/rental office in a residential development may be located witnin the bounda~y lines of said residential development. 4. The term of the permit shall not exceed one (1) year, provided that, in the discretion of the Planning Commission, the term may be extended for one (1) period not exceedingsix (6) months. Extension shall only be made on written application filed twenty (20) days or more prior to such expiration, setting forth facts showing due diligence in construction of the permanent structure. An extension shall not be approved unless construc~ion of the permanent building has commenced within one hundred eighty days (180) days of the date of approval of the conditional use permit, and diligently pursued. -22- �Art.J.c1e .J. 0 - Gener41 Prov.J.sions s. The use of a temporary structure shall be a permitted use in the district in which said structure is to be located, provided that the use of a non-residential temporary structure shall not be other than a general sales office, a sales/rental office, or a financial institution. 6. An erosion control permit shall be obtained from the township engineer. 7. A driveway permit shall be obtaine~ from the Washtenaw County Road Commission or the Michigan Department of state Highways and Transporta~ion, whichever is applicable. a. Driveway and parking areas shall be paved or constructed of compacted gravel or crushed limestone. 9. A performance guarantee in the form of cash or an irrevocable bank letter of credit shall be deposited with the Township Treasurer in the amount estimated by the Township Planning Commission to be sufficient to assure that, upon expiration of the term of the permit, the temporary structure and all temporary site improvements will be removed, and the site restored to a stable, safe and nuisance-free condition. The guarantee shall provide that, in breach thereof, the Township shall be entitled to enter upon the site and complete such removal and restoration, and defray the cost thereof out of said deposit. 10. The permittee shall cause the temporary structure to be removed within fourteen (14) days of the date of issuance of a certificate of occupancy for the permanent structure, or of the date of expiration of the temporary structure permit, whichever is the earlier. 11. A temporary structure permit and the certificate of occupancy issued thereon shall not be transferable to any other person, company, use, structure or lot. SECTION 3.13 - ESSENTIAL SERVICES It is the intent of this zoning ordinance to place essential services and prope::ty owned, leased or operated by public agencies, including local, state, federal or any other public or governmental body or agency, under the provision of this ordinance, as follows: -23- �Art1cle J.O - Gener~l Prov1s1ons A. Where such uses are specifically listed they shall be governed as indicated. B. Where such uses are not specif~cally listed, they shall be permitted only in districts permitting ~~ivate uses of a similar nature. c. Property owned, leased, or operated by the State of Michigan or the United States, shall be exempted from the provisions of this ordinance only to the extent that said property may not be constitutionally regulated by Pittsfield Township. D. Notwithstanding other provisions of this Section 3.13, mobile homes and vehicles (whether mounted or not on wheels and used for the purpose of a building) reasonably necessary for the furnishing of adequate service by Pittsfield Township and its departments and commissions for public health, or safety or general welfare shall be permitted in any use district, it being the intention hereof to exempt such use, maintenance, parking and occupancy or the same from the application of this ordinance. SECTION 3.14 - MINIMUM RESIDENTIAL FLOOR AREA No single family dwelling or any dwelling unit in a two family structure shall hereafter be erected or altered which shall have a total floor area of less than 1,000 squa=e feet for dwelling units with two or less bedrooms, plus 200 square feet for each additional bed=oom. No multiple family structure shall hereafter be erected or altered unless each dwelling unit therein shall contain at least 500 square feet where no bedrooms are provided, 600 square feet with one bedroom, 800 square feet with two bedrooms and 200 square feet for each bedroom in excess of two. SECTION 3.15 - MOBILE HOMES A. Purpose This section of the zoning ordinance is designed to establish regulations under which mobile homes may be used as single family dwellings on lots outside mobile home parks. It is hereby recognized that other forms of manufactured housing, commonly referred to as prefabricated, modular or sectional hou~ing among other names, are and have been permitted in Pittsfield Township, on individual lots, in any zoning district in which single family dwellings are permitted, provided such units comply with the Township's codes and zoning requirements. This section intends to treat mobile homes in a similar fashion, while recognizing the unique feature of their construction. The regulacions -24- �Art1cle J.O - General Prov1s1ons treat mobile homes in a similar fashion, while recognizing the unique feature of their construction. The regulations contained in this secti0n are specifically designed to: 1. Insure compliance of mobile homes on individual lots with all zoning regulations applicable to all other single family dwellings permitted in Pittsfield Township. 2. Insure compliance with all Townst~p codes, in addition to the zoning ordinance, for the protection of the public health, safety and welfare. 3. Be aesthetically compatible with other single family dwellings in the community. B. standards and Requirements - A mobile home may be used as a single family dwelling on a lot outside a mobile home park, if the following standards and requirements are met. These standards and requirements shall not apply to a mobile home located in a licensed mobile home park. 1. The lot shall be located in a zoning district which permits single family dwellings. 2. The lot and the mobile home shall comply with all regulations of the zoning district in which located. 3. The mobile home shall meet all requirements of the United States Department of Housing and Urban Development Mobile Home Construction and Safety Standards (24CFR328O), as amended. 4. The mobile home shall be placed on a permanent foundation wall. The wall shall meet all requirements of the Township building code and shall completely enclose the area under the mobile home. The area so enclosed shall not be less than the ground floor area of the mobile home. The mobile home shall be secured to the premises by an anchoring system which meets all State of Michigan requirements. 5. The wheels, tongue and hitch, or other towing appurtenances shall be removed before anchoring the mobile home to the premises. -25- �i I' Art.icle .J. 0 - General Prov1s1ons 6. The mobile home shall be connected to public water and sanitary sewer lines, where applicable, according to Pittsfield Township standards and specifications, or to a well and septic tank approved by the county health department. 7. The mobile home shall be aesthetically compatible in design and appearance with convential on-site constructed housing, and other types of approved manufactured housing. Compatibility shall be determined by the following standards: a. The roof shall be finished with shingles or similar materials and shall have a minimum pitch of 3 on 12. b. Exterior walls shall be finished with natural or simulated natural materials, common to single family dwellings such as, but not limited to, beveled siding, vertical siding, board and batten siding, or brick. c. Front and rear or front and side exterior doors. d. A roof drainage system which will collect, and concentrate the discharge of, roof drainage, and will avoid drainage along the sides of the dwelling. 8. A building permit shall be required for construction of the foundation wall, for placement of the mobile home on the lot, and for any addition to the mobile home. A building permit shall not be issued until a health permit has been issued by the County health department, where applicable, and until a certificate of zoning compliance has been issued in accordance with Article 59.0, herein and is in effect. The mobile home shall not be occupied until a certificate of occupancy has been issued as provided in Article 59.0, herein and is in effect. Any addition to a mobile home shall meet all requirements of the Pittsfield Township building code. 9. The mobile home, prior to any additions, shall have a minimum floor area of 1,000 square feet, a minimum exterior width of 24 feet for at least one side elevation, and a minimum floor-to-ceiling height of 7.5 feet. -26- I l �i I Art.Jcle :J. 0 - Gener<1l ProP'1s.Jons 10. Not more than one mobile home shall be used as a single family dwelling on a lot, nor shall a mobile home be pl r ~ed on any lot which another single family dwelling is located. A mobile home shall not be used as an accessory building in any residential district. 11. A mobile home shall not be removed from a foundation until a permit therefore has been issued by the building official, in accordance with the Pittsfield Township building code. -27- 1 �ARTICLE 10.0 RC - RECREATION CONSERVATION DISTRICT SECTION 10.01 - PURPOSE The value to the public of cert~in open areas of the Township is represen t ed in their natural, undeveloped or unbuilt condition. It is recognized by this ordinance that the principal use of certain open areas is and ought to be the development, management and utilization of the natural resource base possessed by these areas. In order that this value be maintained and this use encouraged, this ordinance has established, based upon a wellconsidered plan, a zoning district designed to regulate the location of buildings and structures and the use of parcels and lots, in order to protect and enhance the natural resources, natural amenities, natural habitats of wildlife, watershed and reservoir areas, agricultural capabilities, public recreation areas, and the public health, safety and welfare by reducing the hardship and financial burdens imposed upon the Township by the wanton destruction of resource, the improper and wasteful use of open land, wooded areas and the periodic flooding and overflow of creeks and streams. SECTION 10.02 - PERMITTED USES The following buildings and structures, and u s es of parcels, lots, buildings and structures are permitted in this district: A. Single family dwelling. B. Public or private forest preserve, game refuge, golf course, park, playground, or other recreation purpose. c. Public and private conservation area and structure for the development, protection and conservatio~ of open space, watersheds, water, soil, forest and wildlife resources. D. A lot may be used for general and specialized farming and agricultural activities including the raising or growing of crops, livestock, poultry and other farm animals, products and foodstuffs, and provided that any lot that is kept as idle cropland shall be so treated as to prevent soil erosion by wind or water and so treated as to prevent excessive growth of obnoxious weeks and shrubs, and provided that ~ny lot kept as non-cropland shall be so treated as to prevent soil erosion by wind and water. (Ord. #71-6.1; 9/28/71) -28- �Art1cle 10.0 - Recreat1on conservat1on D1str1ct E. A riding academy or scable, a kennel, or the raising or keeping of fur-bearing animals, horses, ponies and other animals, whether for profit or pleasure. F. The raising or growing of plants, trees, shrubs and nursery stock. G. The growing, stripping and removal therefrom of sod provided that said lot or portion thereof shall be reseeded after stripping by fall of the year in which it was strippec as to reduce the actual or potential erosion of soil by water or wind. H. A sign, only in accordance with the regulations speci- fied in Article 53.0. r. Distribution lines and structures, not including buildings, of essential services, when located within an existing public or utility right-of-way, and repeater buildings of a telephone utility company when location is approved by the Township Planning commission. (Ord. 71-6.1~ 9/ 28/71) SECTION 10.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels lots, buildings and structures are permitted in this district subject to obtaining a conditional use permit as provided in Article 50.0: A. Public and private camping ground. B. The removal of soil, sand gravel and other materials. See Article 50.0, section 50.08. c. Transmission lines and structures, not including buildings, of essential services, where located in rightof-ways not a part of public or utility right-of-ways existing at the time of adoption of this ordinance. D. Country-club house, swimminq pool, bath house and the sale of food, beverages and recreation equipment which is incidental and accessory to a recreation use. E. Essential services, except as provided for elsewhere in this district, provided that no storage of materials, equipment, vehicles, or supplies shall be located on the premises; that no personnel shall be quartered or employed on -29- �Art1cle 10.0 - Recreat1on conservat1on D1str1ct the premises; and that the structure(s) shall be designed, erected, and landscaped in such manner as to conform to the character of the surrounding area and this district. F. All buildings and structures accessory and incidental to perreitted uses in this district. G. Home Occupation. SECTION 10.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all RC - RECREATION CONSERVATION DISTRICTS: A. LOT AREA - No building or structure shall be established on any lot less than ten (10) acres in area. No lot without building or structure shall be established less than one (~) acre in area. B. LOT WIDTH - The minimum lot width shall be three hundred (300) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed ten (10) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed ten (10) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front yard - Not less than sixty (60) feet frQm the right-of-way line. 2. Side yard - Least width of either yard shall not be less than thirty (30) feet; except in the case of a corner lot where the side yard on the road or street side shall not be less than sixty (60) feet. 3. Rear yard - Not less than fifty (50) feet. 4. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply to this district. -30- �Art1cle 10.0 - Recre4t1on conservat1on D1str1ct For all buildings and structures - No building or structure shall exceed three (3) stories or forty (40) feet. G. REQUIRED OFF-STREET PARKING - As required in Art~cle 51.0. H. PERFORMANCE STANDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONMENTAL QUALITY - Specified in Article 56.0, Section 56.07. -31- �• • • • • • • ARTICLE 11.0 AG - AGRICULTURE DISTRICT SECTION 11.01 - PURPOSE This district is composed of those areas of the Township whose principal use is and ought to be farming. The regulations of this district are designed to conserve, stabilize, enhance and develop farming and related resource utilization a~tivities, to minimize conflicting uses of parcels, lots, buildings and structures detrimental to or incompatible with these activities, and to prohibit uses of parcels, lots, buildings and structures which requires streets, drainage and other public facilities and services of a different type and quantity than those normally requ~red by these activities. The district, in preserving areas for agricultural uses, is also designed to prevent proliferation of residential subdivision and urban sprawl. SECTION 11.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots buildings and structures are permitted in this district: A. A single family dwelling. B. A parcel may be used for general and specialized farming and agricultural activities including the raising or growing of crops, livestock, poultry, bees and other farm animals, products and foodstuffs, and any building or structure may be located thereon and used for the day-to-day operation of such activities, for the quartering, storage or preservation of said crops, livestock, poultry, bees, animals, products and foodstuffs until consumed on the premises or until moved to a place of collection, distribution or processing, and :or the incidental sale of crops, products and foodstuffs raised or grown on said lot or in said building or structure, provided that any lot that is kept as idle cropland shall be so treated as to prevent soil erosion by wind or water and so treated as to prevent excessive growth of obnoxious weeds and shrubs, and provided that any lot kept as non-cropland s ~all be so treated as to prevent soil erosion by wind o~ water. c. A parcel may be used for the raising and keeping of livestock, not as a farming activity ana not for the purpose of remuneration or sale, but incidental to the principal use of single family dwelling there situeted provided that no feed other than grain and hay is imported to the premises, and all livestock feed is stored in rodent proof containers, -32- �Art1c.le 1.1. 0 - Agr1cu.l ture 1J1str1ct and that pens and shelters are maintained in a sanitary condition, and that such livestock are fenced in or otherwise prevented from roa:-.ing at large off the premises. (Ord. 72-lA, Section 11; 6/13/72) o. A parcel may be used for the raising or growing of plants, trees, shrubs, and nursery stock, and any building or structure that may be located thereon and used for such raising or growing and for the storage of equipment and materials necessary for such raising or growing. E. Roadside stand, provided it is incidental to a permitted use and provided the nursery stock or other agricultural products sold at the stand are raised on the premises where situated. Off-street parking as required in Article 51.0. F. Public and private· recreation areas, such as forest preserve, game refuge, recreation park and reservation and similar public and private use of low intensity use. G. Public and private conservation area and structure for the development, protection and conservation of open space, watersheds, water, soil, forest, and wildlife resources. H. A parcel may be used for the growing, stripping and removal therefrom of sod provided that said lot or portion thereof shall be reseeded after stripping by Fall of the year in which it was stripped so as to prevent actual or potential erosion by water or wind. I. Line and structures of essential services as set forth in Section 10.02 I, herein. J. A sign, only in accordance with the regulations specified in Article 53.0. K. An accessory use, building or structure. SECTION 11.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district subject to obtaining a conditional use permit as provided in Article so.a. A. The removal of soil, sand, gravel and other materials. see Article so.a, section 50.08. -33- �Art1cle 11.0 - Agr1culture 01str1ct B. Public and private park camping ground, golf course, golf driving range, clubs, hunting lodge, garden nurseries, greenhouses and livestock auction yards. c~ Community and governmental buildings. D. Airport. E. Sanitary land fill site. F. Public and private nursery, primary and secondary schools, business school, college and university. G. Hospital, nursing home, sanitarium. H. A church, synagogue, cathedral, mosque, temple or other building used for public worship, or a cemetery. I. Veterinarian, animal clinic and kennels. Essential services, as provided for in Sections 10.03 c and E, herein. J. K. A radio and television broadcasting and receiving antenna. L. A building may be used for the temporary housing of seasonal agricultural workers provided the farm where located is at least sixty (60) acres. M. One mobile home may be used for ~he housing of one agriculture worker and his farn~ly provided the :arm where located is at least sixty (60) acr , sin size, is being used for agricultural purposes and th~t the worker obtains at least thirty (30) percent of his means from th~t farm where living. The mobile home shall be located to the =ear of the area of farm buildings and shall meet the provisions of Article 50.0, herein. N. Home Occupation. SECTION 11.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all AG - AGRICULTURE DISTRICTS A. LOT AREA - No building or structure shall be established on any lot less than two and one-half (2-1/2) acres. The minimum lot area for the raising and keeping of livestock as -34- �Art.icle 11.0 - Agr.fculture O.istr.ict provided in Section 11.02 c sh~ll be two and one-half (2-1/2) acres. The minimum lot area for the raising and keeping of livestock as provided in Section 11.02 B sh~ll be ten (10) acres. (Ord. 72-lA, Section 111; 6 / 13/72) LOT WIDTH - The minimum lot width for a two and one-half (2-1/2) acre lot shall be two hundred (200) feet, and for a ten (10) acre lot shall be three hundred (300) feet. B. c. LOT COVERAGE - The maximum lot coverage shall not exceed ten (10) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed ten (10) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS l. Front Yard - Not less that fifty (50) feet from the right-of-way line. 2. Side Yards - Least width of either yard shall not be less than thirty (30) feet except in the case of a corner lot where the side yard ~n the road or street side shall not be less than sixty (60) feet. 3. Rear Yard - Not less than fifty (50) feet. 4. The above require~ents shall apply to every lot, building or structure, provided further that where livestock is raised or kept, no structure or storage or hay, feed, or manure shall be located less that fifty (50) feet from a property line. (Ord. 72-lA, Section IV; 6/13/72) 5. Detached Accessory structures a. Garages and utility structures 1. Front yard - Not less than 50 feet. 2. Side yards - For a structure not more t h an 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the side yard requirements in Section 11.04 E-2, herein, shall apply. 3. Rear yard - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in -35- �Art1cle 11.0 - Agr1cultur~ D1str1ct floor area, the rear yard shall not be less than the side yard required in subsection a(2), preceding. For all other structures the rear yard shall not be less than 50 feet. b. Swimming pools 1. Front yard - Not less than 50 feet. 2. Side yards - Not less than 15 feet, except in the case of a corner lot, where the yard along the street shall not be less than 60 feet. 3. Rear yard - Not less than 15 feet. F. HEIGHT REQUIREMENT - Except as otherwise provided in Article 56.0, section 56.06, the following height requirements shall apply in this district: 1. For dwelling and non-farm buildings and structures: No dwelling or non-farm building or structure shall exceed a height of three (3) stories or forty (40) feet. 2. For general and specialized farm buildin~s and structures: No general and specialized farm buildings and structures shall exceed a height of seventy-five (75) f~et. G. REQUIRED OFF-STREET PARKING - As required in Article 51.0. H. PERFORMANCE STANDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONMENTAL QUALITY - As specified in Article 56.0, Section 56.07. -36- �ARTICLE 20.0 R-lA - SINGLE FAMILY RURAL NON-FARM RESIDENTIAL DISTRICT SECTION 20.01 - PURPOSE This district is composed of those areas of the Township whose p:incipal use is and ought to be single family dwellings on medium size lots. The regulations of this district are designed to preserve a predominantly rural character in those areas fit for concentrated residential use because of the soil's ability to absorb sewage wastes from individual septic tanks and to supply safe water from wells. In addition to the dwellings permitted in this zoning district tl.ere are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principal use of this district. SECTION 20.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. A single family dwelling and any use, building or structure -accessory thereto. B. Lines and structures of essential services, as provided in section 10.02 I, herein. (Ord. 71-6.7; 9/28/71) \ C. A sign, only in accordance with the regulations specified in Article 53.0. D. A planned unit residential development, only in accordance with the procedure and regulations speci::ied in Article 52.0. SECTION 20.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0. A. Golf course, but not including golf driving range. B. Country club, public swimming pool, and recreation club, public and private park and playground. c. Church and public building. D. Public and private nursery; school. -37- primary and secondary �Article 20.0 - R-lA - Single Family Rurual NOD-Farm Residential Dist rict E. Essential services, as provided in section 10.03c and E, herein. F. Home occupations. SECTION 20.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-lA Single Family Rural Non-Farm Residential Districts: A. LOT AREA - The minimum lot area in this district sh~ll be one (1) acre for single family dwellings and accessory structures thereto. The minimum lot area for all other principal buildings and structures listed in Section 20.03 shall be three (3) acres. B. LOT WIDTH - The minimum lot width shall be one hundred fifty (150) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed twenty (20) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yard - Least width of either yard shall not be less than twenty (20) feet except in the case of a corner lot where the side yard on the road or street side shall not be less than fifty (50 ) feet. 3. Rear Yard - Not less than fifty (50) feet. 4. Detached Accessory structures a. Garages and utility structures 1. Front yard - Not less than 50 feet. 2. Side yards - For a s~ructure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the side yard shall not be less than 5 feet, except in the case of a -38- �Art1cle 20. 0 - R-.lA - S1n_,,,.l e Flllllily Rurut!ll Non-Ft!l.rlll Resldent141 01str1ct corner lot, where the yard along the street shall not be less than 50 feet. For structures more than 12 feet high or more than 32 feet long or wide or more than 800 square feet in floor area, the side yard requirements in section 20.04 E-2, herein, shall apply. 3. Rear yards - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the rear yard shall not be less than the side yard required in subsection a(2), preceding. For all other structures, the rear yard shall not be less than 50 feet. b. Swimming pools 1. Front yard - Not less than 50 feet. 2. Side yards - Not less than 15 feet, except in the case of a corner not, where the yard along the street shall be not less than 50 feet. 3. Rear yard - Not less than 15 feet. 5. The above requirements shall apply to every lot, building or structure F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in this district: 1. For building and structures: No buildings and structure shall exceed a height of two and one-half (2-1/2) stories or thirty-five (35) feet. h0 2. For detached accessory building: No detached accessory buildings shall exceed a height of twentyfive (25) feet. G. REQUIRED OFF-STREET PARKING 51. 0. H. As required in Article PERFORMANCE STANDARDS - As =equired in Article 54.0. -39- �Art1cle 20. 0 - R-lA - S1ngle Family Rurual Non-FllrIII Res1dent1al 01stf1ct I. PRESE RVATION OF ENVIRONMENTAL QUALITY - As specified in Article 56.0, Section 56. 07. -40- �ARTICLE 20A.0 (R-lA-1) LOW DENSITY URBAN RESIDENTIAL DISTRICT SECTION 20A.01 - STATEMENT OF INTENT This district is established to provide areas for single family residences in designated urban residential areas o~ large lots. It is intended to be used in areas in which residential density should be kept as low as possible, compatible with economical provision of public sanitary sewer and water facilities and other urban services, in order to preserve existing trees and other natural features, and to provide transition from areas developed with rural, non-farm residences. The district is also established to enable street, drainage, and other subdivision improvements to be provided at lesser standards than those which are required for urban residential districts with smaller lot sizes and thus higher intensity development. This district is intended to be used only in areas served by public water and sanitary sewer facili~ies. SECTION 20A.02 - PERMITTED USES The following buildings, structures, and uses are permitted in this district: A. Single family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02 I, herein. c. A sign in accordance with the regulations set forth in Article 53.0 herein. D. A planned unit development, in accordance with the procedures and regulations set forth in Article 52.0, herein. SECTION 20A.03 - CONDITIONAL USES The following buildings, structures, and uses are permitted herein, subject to obtaining a conditional use permit as provided in Article 50.0: A. Golf course, but not including golf driv~ng range. B. country club, public swimming pool and recreation club, public and private park and playground. c. Church and public building. -41- �Art.icle 20A. 0 - R-lA-1 Res.ident.ial D.istr.ict LOltf JJens.ity Orb4n o. Public and privite nursery school, primary and secondary school. E. Essential services as provided in Section 10.03 herein. F. c and E, Home occupation. SECTION 20A.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-lA-1 zoning districts: A. LOT AREA - The minimum lot area shall be twenty thousand (20,000) square feet for each dwelling unit. The minimum lot area for all other principal buildings and structures shall be one (1) acre. B. LOT WIDTH - The minimum width for a lot whose minimum required area is twenty thousand (20,000) square feet shall be ninety (90) feet. The minimum width for a lot whose minimum required area is one (1) acre shall be one hundred fifty (150) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - The maximum total floor area shall not exceed twenty (20) percent of the lot area. E, YARD REQUIREMENTS 1. Front Yard - Not less than forty (40) feet for principal buildings detached accessory struc~ures, anc swimming pools. 2. Side Yards - Where a garage is attached to a dwelling, the minimum side yards shall be ten (10) feet for each side. Where a garage is not attached to a dwelling, the minimum side yards for the dwelling shall be ten (10) feet for the side without a driveway and fifteen (15) feet for the side with the driveway. For detached accessory structures the minimum side yard shall be five (5) feet; for swimming pools, fifteen (15 ) feet. For all principal buildings other than single family dwellings the minimum side yard shall be -42- �Article 20A.0 - R-lA-1 - ~ON Oensity Urban Resid~ntial District twenty (20) feet. In the case of corne : yards, the minimum yard shall be forty (40) feet for all buildings and structures including swimming pools. 3. Rear Yard - Not less than thirty-five (35) feet for principal buildings, not less than fi \ e (5) feet for a detached accessory structure, not less than twenty (20) feet for a swimming pool. 4. In the case of a through lot, the frontages along streets shall be considered front yards and all buildings and structures, including swimming pools, shall meet the minimum front yard requirements. 5. The preceding regulations shall apply to every lot, building or structure. F. HEIGHT REGULATIONS - Except as otherwise provided in Section 56.06 herein, the following height regulations shall apply in this district: 1. For buildings and structures - Height s hall not exceed 2-1/2 stories or thirty-five (35) feet. I 2. For detached accessory buildings and structuresHeight shall not exceed twenty-five (25) feet. G. REQUIRED OFF-STREET PARKING - As required in Article 50.0 herein. H. PERFORMANCE STANDARDS - As required in Article 54.0 herein • • • • -43- �ARTICLE 21.0 R-lB SINGLE FAMILY SUBURBAN RESIDENTIAL DISTRICT SECTION 21.01 - PURPOSE This district 1s composed of those areas of the Township whose p~incipal use is and ought to be single family dwellings on moderately small-sized lots. The regulations of this district are desi~ned to create predominantly suburban character in those areas which are served by a central water supply system and a central sanitary se~erage system. In addition to the dwellings permitted in this zoning district, certain residential and public uses are permitted which have been strictly regulated to make them compatible with the principal use of this district. SECTION 21.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. Single family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02 I, herein. c. A sign, only in accordance with the regulations specified in Article 53.0. D. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52.0. SECTION 21.03 - CONDITIONAL USES • • • • The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted subje~t to obtaining a conditional use permit as provided in Article 50.0.: A. Golf course, but not including golf driving range . B, Country club , public swimming pool, and recreation club, public and private park and playground . c. Church and public building. D. Public school . and private nursery, -44- primary and secondary �Art.Jcle 21. 0 - R-lB - S.i.ngle F.rur..t.ly Suburb4n Res.Jdent.141 D1str.1ct E. Essential services, as provided in Section 10.03 c and E herein. F. Home Occupations. SECTION 21.04 - REGOU.TIONS AND PERFORMANCE STANDARDS The following regulations shall apply to all single family residential districts: A. LOT AREA - Where a lot is served with a central water supply system and a central sanitary sewerage system there shall be provided a minimum of ten thousand (10,000) square feet of lot area for each single family dwelling unit. Where a lot is not so served, there shall be provided a minimum of one (1) acre of lot area for each single family dwelling unit. The minimum lot area for all other principal buildings and structures listed in Section 21.03 shall be one (1) acre where central services are provided and three (3) acres where a lot is not so served. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be seventy (70) feet. Where a lot is not so served, the minimum lot width shall he one hundred fifty (150) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed ~hirty (30) percent. D. FLOOR AREA RATIO - The maximum lot coverage shall not exceed thi~ty (30) percent of the lot area. • • • • E. YARD REQUIREM~NTS 1. PRINCIPAL RESIDENCE a. Front Yard - Not less than thirty-five (35) feet. b. Side Yard= - Where garage~ are attached to the dwelling, t h e least wi dth of the side yard with the garage shall be f i ve (5) feet and the sum of the two side yards shall not be less than fifteen (15) feet; where garages are detached, the side yard with the driveway shall be at least fifteen (15) feet and the sum of the two side yards shall -45- �Art1cle 21. 0 - R-lB - S1ngle Fam11y Suburban Resident1lll 01str1ct not be less than twenty (20) feet; except in the case where the side yard on the road or street side shall not be less than thirty-five (35) feet. c. Rear Yard - Not less than thirty-five (35) feet. 2. DETACHED ACCESSORY STRUCTURES a. Garages and Utility Buildings 1. 2. 3. b. Front Yard - Not less than thirty-five ( 35) feet. Side Yard - Not less than five (5) feet. Rear yard - Not less than five (5) feet. Swimming Pools 1. 2. 3. Front Yard - Not less than thirty-five (35) feet. Side Yard - Not less than fifteen (15) feet. Rear Yard - Not less than twenty (20) feet. 3. The above requirements shall apply to every lot, bu:lding or structure. • • • • • • F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in this district: 1. For buildings and structures - No building and no structure shall exceed a height of two and one half (2-1/2) stories, or thirty-five (35) feet • 2. For detached accessory buildings - No detached accessory building shall exceed a height of twenty-five (25) feet . G. REQUIRED OFF-STREET PARKING - As requi=ed in Article 51. 0 • H. PERFORMANCE STANDARDS - hS required in Article 54.0 . -46- �ARTICLE 21A.0 R-lC SINGLE FAMILY URBAN RESIDENTIAL DISTRICT SECTION 21A.01 - STATEMENT OF INTENT This district is established to provide areas for single family residences in designated neighborhoods on small lots. The district is intended to create an urban re~idential character, and is to be used only in those areas of Pittsfield Township which are served by public w~ter, sanitary sewer, and storm drainage facilities. The district is designe~ to be similar to the R-lB district in character, but with a slightly higher residential density. It is intended to be used in areas in ~hich higher intensity development will not adversely affect the character and property values of existing residential properties. SECTION 21A.02 - PERMITTED USES The following buildings and structures and uses are permitted in this district: A. Single family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services as provided in Section 10.02 I, herein. C. A sign in accordance with the regulations set forth in Article 53.0, herein. D. A planned unit development in accordance with the procedures and regulations set forth in Article 52.0 herein. SECTION 21A.03 - CONDITIONAL USES The following buildings, structures and uses are permitted subject to obtaining a conditional use permit as provided in Article 50.0 herein: A. • • • • Golf course, but not including golf driving range. B. Country club, public swimming pool an·d recreation club, public and private park and playground • c. Church and pub l ic building. D. Public and private nursery, school • -47- primary and secondary �Art.icle 21A. O - R-lc - S.ing-le Fam.tly urban Res.ident.ial O.istr.ict E. Essential services, as provided in Section 10.03 c and E, herein. F. Home occupations. SECTION 21A.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-lc zoning districts: A. LOT AREA - The minimum lot area shall be seventy eight hundred (7,800) square feet for each dwelling unit. The minimum lot area for all other principal buildings and structures shall be one (1) acre. B. LOT WIDTH - The minimum width for a lot whose minimum required area is seventy eight hundred (7,800) square feet shall be sixty-five (65) feet. The minimum width for a lot whose minimum required area is one (1) acre shall be one hundred fifty (150) feet. The minimum lot width of a corner lot shall be eighty (80) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum total floor area shall not exceed thirty-five (35) percent of the lot area. E. YARD REQUIREMENTS l. II II • •II Front Yard - Not less than twenty-five (25) feet. 2. Side Yards - Where garages are attached to the dwelling, the minimum side yard shall be five (5) feet for each side. Where garages are not attached to the dwelling, the minimum side yard for the dwelling shall be five (5) feet for the side without a driveway and twelve (12) feet for the side with the driveway. In the case of corner yards, the minimum side yard on the street side shall be twenty-five (25) feet for all buildings. 3. Rear Yard - Not less than thirty (30) feet . 4. Detached Accessory Structures -48- �Art1cle 21A. 0 - R-lc - S1ng.le Fe!. . .ily Urban Resldent.idl Distr1ct A. Garages and Utility Buil di ngs 1. 2. 3. B. Front Yard - Not less than twenty-five (25) feet. Side Yard - Not less than five (5) feet except corner yards, in which case the minimum width of the side yard on the street side shall be twenty-five (25) feet. Rear Yard - Not less than thirty (30) feet. Swimming Pools 1. 2. 3. Front f.ard - Not less than twenty-five ( 2 5) feet. Side Yards - Not less than fifteen (15) feet. Rear Yard - Not less than fifteen (15) feet. 5. In the case of a through lot, the frontages along streets shall be considered front yards and all buildings and structures shall meet the minimum front yard requirements. 6. The preceding regulations shall apply to every lot, building, or structure. F. HEIGHT REGULATIONS - Except as otherwise provided in Section 56.06, herein, the following height regulations shall apply 1~ this district: 1. For buildings and structures - No building or structure shall exceed two and one-half (2-1/2) stories or thirty five (35) feet in height. II II II II II 2. For detached accessory buildings - No detached accessory building shall ex~eed a height of twenty five ( 2 5-) feet. G. REQUIRED OFF-STREET PARKING - As required in Article 50.0 herein. H. PERFORMANCE STANDARDS - As required in Article 54.0 herein. -49- �ARTICLE 22.0 R-2A - TWO FAHILY RESIDENTIAL DISTRICT SECTION 22.01 - PURPOSE This district is intended to delineate areas in the Township which are suitable for two single family attached dwellings occupying a common lot or parcel, The district is intended to create areas of essentially single family residential character, utilizing two attached single family dwellings. rt is intended to be similar to the R-lB district, except for the different type, and slightly higher density of dwelling units. SECTION 22.02 - PERMITTED USES A. All uses permitted in the R-lB district, Section 21.02, are subject to all requirements of that district. B. Two family dwellings. SECTION 22.03 - CONDITIONAL USES A. All uses permitted in the R-lB district,· Section 21.03, as conditional uses, subject - to all requirements of that district. SECTION 22.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - Every lot occupied by a two family dwelling shall contain an area of not less than seventeen thousand five hundred (17,500) square feet, where the lot is served by central water supply and sanitary sewerage systems. Where the . lot is not so served, the minimum lot area shall be two (2) acres. B. LOT WIDTH - The minimum width for lots served by central water supply and sanitary sewerage systems shall be one hundred twenty (120) feet. The minimum width for lots not so served shall be two hundred ten (210) feet. C. LOT COVERAGE - The maxiw~m lot coverage shall be thirty (30) percent for lots served by central water supply and sanitary sewerage systems. The maximum lot coverage for lots not so served shall be twenty (20) percent. D. FLOOR AREA RATIO - The maximum floor area ~atio shall be thirty (30) percent for lots served by central water supply and sanitary sewerage systems. The -maximum floor area ratio for lots not so served shall be twenty (20) percent. -so- �Art.Jc.le 22. 0 - R-2A - TIYO Fllm.i1y Resident.ia1 District E. YARD REQUIREMENTS - The yard requirements for the R-lB district shall apply to lots served by central water supply and sanitary sewage systems. The yard requirement of the R-lA district shall apply to lots not so served. F. HEIGHT REQUIREMENTS - The height regulations of the R- : B ~istrict shall apply. G. REQUIRED OFF-ST~EET PARKING - As required in Article 51.0, herein. ' H. SITE PLAN APPROVAL - A building permit shall not be issued for construction of a two family structure until a site plan therefor has been approved according to the procedure and specifications in Article 55, herein. I. PERFORMANCE STANDARDS - As required in Article 54.0, herein. II •II J. WELL AND SEPTIC TANK REQUIREMENTS - Where public water and sewage facilities are not available, each dwelling unit in a two family dwelling shall have a well, septic tank, and drain field, said =acilities not to be shared witj the other dwelling unit in the structure. Said well, tank and drain field shall be located on the portion of the lot identified with the dwelling unit served. II II II • • • • -51- �• ARTICLE 23.0 R-2B - LOW DENSITY MULTIPLE-FAMILY RESIDENTIAL DISTRICT SECTION 23.01 - PURPOSE • •II II • •II II II II II - This district is composed of those areas of the Township whose principal use is or ought t0 be multiple family dwellings. The regulations of this district are designed to permit a lower density of population and a lower intensity of land use than is allowed ~n the R-3 District,in those areas which are served by central ~ater supply Eystem and a central sanitary sewerage systems, and which abut or are adjacent to such other uses, buildings, structures, or amenities which support, comp~ement or serve such a density and intensity. In addition to the dwellings permitted in this zoning district, there are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principal uses of this district . SECTION 23.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Single family dwelling and any use, building or structure accessory thereto. B. Two family dwellings and any use, building or structure accessory thereto. c. Multiple family dwelling and any use, building or structure accessory thereto . D. A home occupation may be located on lot with single family dwelling . E. Lines and structures of essential services, as provided in Section 10.02 I, herein. F. A sign, only in accordance with the regulations specified in Article 53.0. G. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52.0. SECTION 23.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: -5 :.- �Art1cle 23.0 - R-2B - Lo~ Dens1ty Nult1ple-Fam1ly Res1dent1al D1str1ct A. Golf · cours£, but not including golf driving range. B. County club, public swimming pool, and recreation club, public and private park and playground. c. Church and public building. D. Public school. and private nursery, primary and secondary E. E8sential services as provided in Section 10.03 herein. c and E, SECTION 23.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-2B-Low Density Multiple Family Residential Districts: A. LOT AREA - Every lot or parcel of land occupied by a single family dwelling shall contain an area of ten thousand (10,000 ) square feet: Every lot or parcel of land · occupied by a two family dwelling shall contain an area of not less than seventeen thousand five hundred (17,500) square feet. Every lot or parcel of land occupied by a multiple family structure which has three (3) or more dwelling units shall contain an area of not less than the following: 1. For each dwelling unit having no bedroom unit, four thousand (4,000) square feet. 2. For each dwelling unit having one (1) bedroom unit, five thousand (5,000 1 square feet. 3. For each dwelling unit having two (2) bedroom units, five thousand six hundred (5,600) square feet. 4. For each dwelling unit have more than two (2) bedroom units, five thousand six hundred (5,600) square feet for the first two bedrooms and eleven hundred (1,100) square feet for each additional bedroom unit in excess of two. Provided further that every structure(s) that has three (3) or more cwelling units shall have a minimum lot size of one-half (1/2) acre. -53- �■ ■ ■ • • • • • • • • • • - Article 23.0 - R-2B - Lo~ Density Jtultiple-Famlly Residential District B. LOT WIDTH 1. For a single family dwelling the minimum lot width shall be seventy (70) feet . 2. For a two family dwellinq, the minimum lot width shall be one hundred twenty (120) feet • 3. For a mu]tiple dwelling structure, the minimum lot width shall be one hundred twenty-five (125) feet . c. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed thirty (30) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty five (35) feet • 2. Side Yards - For multiple family dwellings - Least width of either yard shall not be less than fifteen (15) feet, but the sum of the two side yards shall not be less than thirty-five feet except in the case of a corner lot or ~arce~ where the side yard on the road or street side shall not be less than thirty-five feet. For single family dwellings, as set forth in Section 21.04 E (2); for two family dwellings, as set forth in Section 22.04 . 3. Rear Yard - Not less than thirty-five (35) feet. 4. For accessory structures the structure shall meet the same yard requirements. 5. The above re~~irements shall apply to every lot, building or structure. F. HEIGHT REQUIREMEN~S - Except as otherwise provided in Article 56.0, Section 56.06, no building shall ex~eed two ( 2) stories above finishec grade or twenty-five (2 5) feet whichever is the lesser. -54- �Art1cle 23.0 - R-2B - Lo~ Oens1ty Kult1ple-Fam11y Res1dent1al O1str1ct G. DISTANCE BETWEEN GROUPED BUILDINGS - In addition to the required setback line~ provided elsewhere in this ordinance in group dwellings (including semi-detached and multiple dwellings) the following minimum distances shall be required between each said dwelling: 1. Where buildings are front to front or front to rear, three (3) times the height of the taller building, not less than fifty (50) feet. 2. Where buildings are side to side, one (1) time the height of the taller buildings but not less than eighteen (18) feet. 3. Where buildings are front to side, rear to side, or rear to rear, two (2) times the height of the taller building but not less than thirty-five (35) feet. In applying the above standards, the front of the building shall mean that face of the building having the greatest length, the rear is that face opposite the front. The side is the face having the smallest dimension. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. r. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0, -55- �ARTICLE 24.0 R-3 - MODERATE DENSITY MULTIPLE FAMILY RESIDENTIAL DISTRICT SECTION 24.01 - PURPOSE This district is composed of those areas of the Township whose principal use is or ought to be multiple family dwellin g s at a moderate density. The regulations of this district are designed to permit a moderate density of population and a moderate intensity of land use in those areas which are served by a central water supply system and a central sanitary sewerage system, and which abut or are adjacent to such other uses, buildings, structures, or amenities which support, complement or serve such a density and intensity. In addition to the dwellings permitted in this zoning district, there are permitted certain residential and public uses whicli have been strictly regulated to make them compatible with the principle use of this district. SECTION 24.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings, and structures are permitted in this district: A. Single family dwelling and any use, building or structure accessory thereto. B. Two family dwellings and any use, building or structure accessory thereto. c. Multiple family dwelling and any use, building or structure accessory thereto. D. A home occupation may be located on a lot with a single family dwelling. E. Lines and structures of essential services, as provided in Section 10.02 I, _ herein. F. A sign, only in accordance with the regulations specified in Article 53.0. G. A planned unit residential development, only in accordance with the proced~res and regulations specified ~n Arti=le 52.0. SECTION 24.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and st~uctures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: -56- �Art1cle 21.0 - R-3 - HoderBte J)ens1ty Hult1ple F8m11y Res1dent1al D1str1ct A. Golf course, but not including golf drivinq range. B. country club, public swimming pool and recreation club, public and private park and playground. c. Church and public building. D. Public and private nursery schools, primary and secondary school, college and university. E. Medical and dental clinic, when associated with a hospital, nursing home or sanitarium. F. Funeral establishment. G. Hospitals, nursing homes, sanitariums. H. Essential services as provided in Section 10.03 c and E, herein. SECTION 24.04 - REGULATIONS AND PERFORMANCE STANDARDS· The following regulations shall apply in all R-3 - Moderate Density Multiple Family Residential Districts: A. LOT AREA - Every lot or parcel of land occupied by a single family dwelling shall contain an area of ten thousand (10,000) square feet. Every lot or parcel of land occupied by a two family dwelling shall contain an area of not less than seventeen thousand five hundred (17,500) square feet. Every lot or parcel of land occupied by a multiple family dwelling structure which has three (3 ) or more dwelling units shall contain an area of not less than the following: 1. For each dwelling unit having no bedroom unit, nineteen hundred (1,900) square feet. 2. For each dwelling unit having one (1) bedroom unit, twenty three hundred (2,300) square feet. 3. For each dwelling un~t having two units, three thousand (3,000) square feet. (2) bedroom 4. For each dwelling unit having mere than two bedroom units, three thousand (3,000) square feet plus seven hundred (700) square feet for each bedroom unit in excess of two (2) bedroom units. -57- �Art:lcle 21. O - R-3 - Noderate Oens:lty NUlt.iple Fam.ily i!es.ident:lal O:lstr.ict Provided further that every lot which has multiple dwelling structure ( s) which has three ( 3) or more dwelling units shall contain not less than five (5) acres of lot area. B. LOT WIDTH 1. For a single family dwelling the minimum lot width shall be seventy (70) feet. 2. For a two family dwelling, the minimum lot width shall be one hundred twenty (120) feet. 3. For a multiple family dwelling, the minimum lot width shall be four hundred (400) feet. C. LOT COVERAGE 1. For one (1) and two (2) family dwellings, the m~ximum lot coverage shall not exceed thirty (30) percent. 2. For multiple family buildings, the maximum lot coverage shall not exceed thirty-five (35) percent. D. FLOOR AREA RATIO 1. For one (1) _and two (2) family dwellings, the maximum floor area shall not exceed thirty (30) percent of the lot area. 2. For multiple family buildings, the maximum floor area shall not exceed thirty-five (35) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (SO) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, but the sum of the two side yards shall not be less than fifty (50) feet except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than fifty (SO) feet. -58- �Art.icle 2./. O - R-3 - Kodert!lte .Dens.tty Hult.iple Fam.ily Residentit!ll_ .Distr.ict 4. Accessory structures shall meet the same yard requirements. 5. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided ir. Article 56.0, section 56.06, no building or structure shall exceed two and one-half (2-1/2) stories above finished grade for thirty-five (35) feet which ever is the lesser. G. DISTANCE BETWEEN GROUPED BUILDINGS - In addition to the required setback lines provided elsewhere in this ordinance, in group dwellings (including semi-detached and multiple dwellings) the following minimum distances shall be required between each said dwelling: 1. Where buildings are front to front or front to rear, three (3) times the height of the taller building, but not less than seventy (70) feet. 2. Where buildings are side to side, one and one half (1-1/2) times the height of the taller building but not less than twenty (20) feet. 3. Where buildings are front to side, rear to side, or rear to rear, two ( 2) times· the height of the taller building but not less than forty-five (45) feet. II II In applying the above standards, the front of the building shall mean that face of the building having the greatest length; the rear is tjat face opposite ~he front. The side is the face having the smallest dimension. II II II II II II II H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. I. REQUIRED SITE P~AN REVIEW BY PLANNING COMMISSION - AS required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. -59- �• • • • • • • • • • • ARTICLE 25.0 MHP - MOBILE HOME PARK RESIDENTIAL DISTRICT SECTION 25.01 - PURPOSE The purpose of this district is to provide for the development of mobile home parks, and to: A. Bring about mobile home parks which are an asset to the community and to prevent the development of t~ose which would be a community liability . B. To promote mobile home parks with the character of residential neighborhoods . c. To protect the health, safety and welfare of mobile home park residents and the surrounding communi~y . D. To fit this legitimate use of land into development plans as they are considered, adopted and amended by the Township, which plans will harmonize this type of residential development with other existing and proposed land uses. E. It is the intent of this ordinance that mobile home par 1 • districts will be served adequately by essential public facilities and service such as highways, police and fire protection, water and sewers, drainage structures, refuse disposal or that the persons or agencies responsible for the establishment of the mobile home park shall be able to provide adequately any such service, further, that the e~tablishment of any mobile home park district shall not c~eate excessive requirements at public cost for public facilit~es and services. SECTION 25.02 - PERMITTED USES The :ollowing buildings and uses and uses of parcels, buildings and structures are permitted in this district: A. lots, Mobile home park. B. Accessory buildings or structures under park management supervision shall be used only as office space, storage, laundry facilities, recreation facilities, garage storage or other necessary service for park resident use only. No accessory building or structure shall exceed twenty-five (25) feet in height, nor two (2) stories and shall meet the requirements of the Pittsfield Township building code. This -60- �• • Art1cJe 25.0 - HHP - Kob1Je Home PBrk Res1dent18J D1str1ct is not intended to prevent the sale of an occupied mobile home that is on an existing mobi l e home pa=k pad and i s being sold by the occup2 nt owner of the mobile home. c. One (1) identifications sign, approved in conjunction with the final site plan a~provai of the mobile home park. In no case shall such a sign be larger than sixty (60) square feet in surface area nor have any moving parts, nor stand higher than ten (10) feet from the ground to the top of the sign. Such sign shall be no closer to the public right-of-way line than thirty (30) feet. D. Not more than one {1) entry and one (1) exit sign at each access drive onto the public right-of-way, approved in conjunction with the final site plan approval of the mobile home park. In no case shall the sign be larger than two (2) square feet in surface area, nor have any moving parts, ~or stand higher than five (5) feet front the ground to the top of the sign. E. Not more than one (1) local street sign at a local intersection of such park which identifies the local streets by name, the sign approved in conjunction with the final site plan approval of the mobile home park. In no case shall the sign be larger than one (1) square feet in surface area per local street name, nor stand higher than seven (7 ) feet from the ground to the top of the sign. F. Lines and structures of essential services, as provided in Section 10.02 I, herein. SECTION 25.03 - CONDITIONAL USES A. Essential s~~vices, as provided in Section 10.03 C and E, herein. SECTION 25.04 - PROCEDURE AND PERMITS The following describes the procedures and permits necessary for development of a mobile home park. A. In addition to all such procedures as may be required by this ordinance, the owner or developer of a mobile home park in a lot or parcel of lar.d zoned MHP-Mobile Horne Park, shall: 1. Obtain site plan review approval from the Township as provided in Article 55.0. -61- �Art.Jcle 25. 0 - HHP - Ho.b_" le Home Perk Res1dent.141 D1str.ict B. To construct a mobile home park the owner or developer shall: 1. Obtain a construction permit from the Director of the Michigan Department of Pub i ic Health as required in the Michigan Trailer Coach Act, Act 243, of the Public Acts of 1959, as amended, a copy of which shall be given to the building inspector. 2. Obtain a building permit from the Pittsfield Township building inspector, as required in the Pittsfield Township Building Code. c. To inhabit, conduct or operate a mobile home park, the owner or developer shali: 1. Obtain approval from the Director, Michigan Department of Public Health, of the completed construction as required in the Michigan Trailer Coach Park Act, Act 243 of the Public Acts of 1959, as amended, a copy of which shall be given to the building inspector. 2. Obtain an annual license from the Director, Michigan Department of Public Health, as provided in the Michigan Trailer Coach Park Act, At 243 of the Public Acts ~f 1959, as amended, a copy or rece~pt of which shall be given to the Township Clerk. 3. Obtain a certificate of occupancy from the Township builting inspector as provided in the Pittsfield Township Building Code. 4. D. Obtain an annual license from Pittsfield . Township. Periodic Inspection: The Pittsfield Township building inspector or other agents so authorized by the Towr.ship are granted the power and authority to enter upon the premises of any such park at any time for the purpose of determining and/or enforcing any provision or provisions of this or any other Township ordinance applicable to the conduct and operation of mobile home parks. -62- �• • Art1cle 25.0 - KHP - Hob1le Home Park Res1dent1al D1strjct SECTION 25.05 - REGULATION~ AND STANDARDS The following regulations shall apply in all MHP-Mobile Home Park Districts: A. LOT AREA - The land area of a mobile home park shall not be less than fifteen (15) acres. B. SITE AREA AND COVERAGE - Each mobile home site shall have an area of at least five thousand (5,000) square feet and a minimum width of fifty (SO) feet. The total site coverage shall not exceed sixteen (16) percent. Site coverage ~hall be calculated by dividing the total ground floor area of any enclosed structure attached to the mobile home unit by the total site area • . The floor area of a detached, enclosed structure shall not be included in the total ground floor area, provided the area of said structures does not exceed one hundred and twenty (120) square feet. The floor area ratio shall not exceed sixteen (16) percent. C. MOBILE HOME - Each mobile home within such park shall contain a flush toilet, sleeping accomodations, a tub or shower bath, kitchen facilities, and plumbing and electrical connect:ons designed for a~tachment to appropriate external systems. D. YARD REQUIREMENTS 1. Each mobile home site shall have side yards of a minimum of five (5) feet wide on each side. 2. Each mobile home site shall have front and rear yards with each such yard not less than eight (8) feet and the sum of both yards not less than twenty (20) feet. 3. For the purpose of this section, yard width shall be determined by measurement from a mobile home face (side) to its mobile home site boundary which, every point shall not be less than the minimum width herein provided. Open patios, carports, and individual storage facilities shall be disregarded in determining yard widths. Enclosed all weather patios shall be included in determining yard widths. The front yard is th2t yard which runs from the hitch end of the mobile home to the nearest site line. The rear yard is at the opposite end of the mobile home and side yards are at right angles to the front and rear ends. -63- �Art1cle 25.0 - NHP - Nob1le Home Park Res1dent1al D1str1ct E. OTHER DIMENSION REQUIREMENTS - From all stands, the following minimum distances shall be maintained: 1. Ten (10) feet to the buffer strip. 2. Thirty (30) feet to the boundary of such park which is not a public street. 3. Fifty (SO) feet to the right-of-way of any public street or highway. 4. Fifteen (15) feet to any collector street of such park (parking bay, local drive, or central parking drive is not a collector street). A park collector street is that roadway which carries traffic from local park streets, drives and parking areas to public street(s) outside the park. 5. Eight (8) feet to any common walkway or local drive of such park. 6. Fifty (50) feet to any parking area designed for general parking in such park (general parking defines parking bays for other than park residents). 7. Fifty (50) feet to any service building in such park. 8. The following minimum distances shall be provided and maintained between mobile home units and between a mobile home unit and any enclosed structures attached and adjacent to a mobile home unit and between any detached, enclosed structure with a floor area greater than one hundred and twenty (120) square feet and a mobile home unit or enclosed attached structure: a. b. C• d. e. End to End - 20 feet. Long face to long face (back to back) - 25 feet. Long face to long face (front to front or front to back) - 40 feet. End to long face (back) - 25 feet. End to long face ( front) - 30 feet. -64- �Art.tcle 25. 0 - JDIP - Hob:fle Home P4rk Res.tdent:fal D:fstr.tct II II II II II II II II II II II " "• • • F. A mobile home unit shall not be permitted to occupy a site either initially when brought into a park or upon addition thereto if it violates the yard requirements, minimum distances between units or the site coverage and floor area ratio regulations of this district. G. Each mobile home site shall be provided with a stand consisting of a solid concrete pad not less than four (4) inches thick, and not more or less than the length and width of the mobile home that will use this site. This pad shall be so constructed, graded, and placed to be durable and adequate for the support of the maximum anticipated load during all seasons. H. Each mobile home shall be supported on uniform jacks or blocks supplied by the mobile home park management. I. An all weather hard surfaced outdoor patio area of not less than one hundred and eighty (180) square feet shall be provided at each mobile home site, conveniently located to the entrance of the mobile home and appropriately related to open areas of the lot and other facilities, for the purpose of providing suitable outdoor living space to supplement the limited interior spaces of a mobile home. J. Each mobile home park shall include similarly designed enclosed storage structure or structures suitable for storage of goods and the usual effects of the inhabitants of such park, such storage space should not be less than one hundred and fifty (150) cubic feet for each mobile home site or in common structure with individual lockers. K. Uniform skirting of each mobile home base shall be required, within thirty (30) days after initial placement, such skirting shall be of twenty-six (26) gauge solid sheet metal, aluminum or other non-corrosive metal or material of equal strength and so constructed and attached to this mobile home so as to deter and prevent entry of rodents and insects. storage of goods and articles underneath any mobile home or out of doors at any mobile home site shall be prohibited. L. canopies and awnings may be attached to any mobile home and may be enclosed and used for recreation or sun room purposes. When enclosed for living purposes, such shall be considered as part of the mobile home and a permit is required, issued by the Township building inspector, before such enclosure can be used for living purposes • -65- �• • • • • • • • • • •II II 91 91 - Art1c.le 2s. o - JIHP - Ko.b1.le Home Park Res1dent1a.l D1str1ct M. on-site outdoor laundry space ·of adequate area and suitable location, shall be provided if park is not furnished with indoor dryers. If use of indoor dryers is not customarily acceptable to occupants. Where outdoor drying space is required or desired, individual clothes drying facilities on each site of the collapsible umbrella type of hanging apparatus shall be allowed, with park management providing a concrete-imbedded socket at each site • N. All mobile homes within such parks shall be suitably connected to sewer and water services provided at each mobile home site, and shall meet the requirements and be approved by the Washtenaw county Health Department: 1. All sanitary sewage facilities, including plumbing connections to each mobile home site, shall be constructed so that all facilities and lines are protected from freezing, from bumping or from creating any type of nuisance or health hazard. Sewage facilities shall be of such capacity to adequately serve all users of park at peak periods. Running water from a state tested and approved supply, designed for a minimum flow of two hundred (200) gallons per day per mobile home site shall be piped to each mobile home. sewer connections shall not exceed ten (10) feet in length above ground. · 2. storm drainage facilities shall be so constructed as to protect those that will reside in the mobile home park, as well as the property owners adjacent to the park. such park facilities shall be of such capacity to insure rapid drainage and prevent the accumulation of stagnant pools of water in or adjacent to the park . . o. Disposal of garbage and trash: 1. All garbage and trash containers should be placed in a conveniently located similarly designed enclosed structure(s). The removal of trash shall take place not less than once a week. Individual incinerators shall be prohibited. 2. The method used for such removal shall be approved by the state and inspected periodically by the Washtenaw County Health Department. -66- �• • • • •II II II II II II II "i "- Art.icle 25. 0 - NHP - Kob.ile Rome Pl!l.r.k Res.ident.11!1.l O.istr.ict P. Every mobile home park shall be equipped at all times with fire extinguishing equipment in good working order of such type, size and number and so located within the park to satisfy regulations of the State Fire Marshal and the Pittsfield Township Fire Chief . Q. All electric, telephone, and other lines from supply poles outside the park or other sources to each mobile home site shall be underground. R. Any fuel oil and/or gas storage shall be centrally located in underground tanks, at a distance away from any mobile home site as it is bound to be safe. All fuel lines leading to park and to mobile home sites shall be underground and so designed as to conform with the Pittsfield Township building code and any state code that is applicable. When separate meters are installed, each shall be located in a uniform manner. The use of individual fuel oil or propane gas storage tanks to supply each mobile home separately is prohibited. s. A buffer of trees and shrubs not less than twenty (20) feet in depth shall be located and maintained along all boundaries of such park except at established entrances and exits serving such· park. When necessary for health, safety and welfare, a fence shall be required to separate park from an adjacent property. T. Any and all plantings in the park shall be hardy plant materials and maintained thereafter in a neat and orderly manner. Withered and/or dead plant material shall be replaced within a reasonable period of time but no longer than one growing season. u. A recreation space of a least three hundred (300) square feet per mobile home site in the park shall be developed and maintained by the management. This area shall not be less than one hundred (100) feet in its smallest dimension and its boundary no further than five hundred (500) feet from any mobile home site served. Streets, sidewalks, parking areas and accessory buildings are not to be included as recreation space in computing the necessary area. V. STREETS AND PARKING REQUIREMENTS 1. All roads, driveways, motor vehicle parking spaces shall be paved and constructed as to handle all anticipated peak loads, and adequately drained and lighted -67- �• • • • • •II II II II II· II II • • - Art.l.c.le 25. 0 - JIHP - Nob.l..le Home P4rk Res.l.dent.1.4.l O.l.str.l.ct for safety and ease of movement of pedestrians and vehicles. All roads and driveways shall have curbs and gutters. 2. one automobile parking space shall be provided within one hundred fifty (tSO) feet of each mobile home site. In such park there shall be provided additional automobile parking spaces in number of not less than the number of mobile home sites within such park • central storage of all non-passenger type vehicles including trucks and trailers shall be properly screened as not to be a nuisance, and such park central storage shall not be closer than fifty (SO) feet to any mobile home when such storage is allowed in the mobile home park. Each parking space shall have a minimum width of ten (10) feet and twenty (20) feet in length. 3. Minimum widths of roadways (curb face to curb fac~) shall be as follows: MOTOR VEHICLE PARKING TRAFFIC USE MINIMUM WIDTH Parking Prohibited 2-way road 22' Parallel Parking l side only 1-way road 22' Parallel Parking 2 sides 1-way road 28' Parallel Parking 2 sides 2-way road 38' PAVEMENT 4. When a cul-de-sac drive is provided, the radius of such roadway loop should be a minimum of fifty (50) feet, curb face to curb face, with the drive length a maximum of three hundred (300) feet • w. Walkways shall not be less than four (4) feet in width except those walkways designed for common use of not more than three mobile home sites shall be not less than three (3) feet in width. -68- �111 • • • •II 111 II II II • • • - Art.i.cle 25. O - JIHP - Kob.J.le Home Park Res.J.dent.J.al D.i.str.J.ct x. When exterior television antenna installation is necessary, a master antenna shall be installed and extended to individual stands by underground lines. such master antenna shall be so placed as not to be a nuisance to park residents or surrounding areas • Y. Parkowners and management are required to maintain the physical and natural facilities and features of the park in neat, orderly, safe manner • z. Required site plan review by the Planning Commission as required in Article 55.0. AA. PERFORMANCE STANDARDS - As required in Article 54.0. SECTION 25.06 - REGISTRY Each mobile home park shall maintain an up-to-date registry of each mobile home unit and site, showing the length and width of the unit, and the length, width, and area of the site. The registry shall be open to inspection by the zoning inspector. SECTION 25.07 - BUILDING PERMIT Any structure erected or expanded within a mobile home park including any structure that might be erected or expanded on any mobile home site therein, shall have a building permit issued therefore by the Township building inspector, and shall meet all regulations of this ordinance and the building code . -69- �• • • • • • • •II II II II II - ARTICLE 26.0 R-O RESIDENTIAL-OFFICE DISTRICT SECTION 26.01 - PURPOSE The R-0 District has the following purposes: A. To accommodate certain small office uses which are low traffic genera~ors and which are compatible with adjacent and neighboring single family dwellings • B. To be located along major streets and in those areas of Pittsfield Township which are established single family residential areas and which are in transition to non-single family residential areas but have vacant, undeveloped lots fronting on major streets which are not likely to have new single family dwellings constructed thereon • c. To provide a reasonable use of such properties as identified in B preceding, without permitting more intense office or commercial districts. D. To provide new buildings which are compatible in architectural style and scale with adjacent single family dwellings. E. To encourage retention of existing single family structures in their architectural style and scale. SECTION 26.02 - PERMITTED USES The · following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this distri~t: A. Single family dwelling and any use, building or structure accessory thereto. B. Two family dwellings and any use, building or structure accessory thereto. c. Signs, only in accordance with the regulations set forth in Section 26.06 and Article 53.0, herein. D. Lines and structures of essential services, as provided in Section 10.02 I, herein. -70- �I • • • • • • • • • • • • • • • • • - Art1cle 26.0 - R-0 - Res1dential Office Distr1ct SECTION 26.03 - CONDITIONAL USES A. The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0, herein: 1. Church and public building . 2. Public and private nursery school. - 3. Essential services, as provided in Section 10.03 c and E, herein. 4. Horne occupations . 5. Offices of architects, engineers, surveyors and similar professionals, provided that no t=ucks, drillings, rigs, and similar vehicles shall be stored on the premises and provided that no materials or field equipment shall be stored outdoors on the premises . 6. Executive, administrative, legal, accounting, insurance, real estate and similar offices, provided that banks and offices of any doctor, dentist, chiropractor or similar profession shall not be permitted in the district because the off-street parking required and the traffic generated by such uses are incompatible with the purpose of this district . 7. A dwelling unit combined with an office of the nature set forth in Sections 26.03 A-5 and A-6, provided that the proprietor of the office resides in the dwelling unit . 8. As a further condition of approving a conditional use permit, the Planning Commission shall determine whether the proposed office use will generate offstreet parking requirements in excess of the maximum number of parking spaces permitted on the premises. If the Planning Commission so determines, the permit application shall be denied. The Planning Commission shall enter into the record of the meeting at which the dete~mination is made all data and other findings which were used in making said determination . -71- �II II II • • • • • • • • • • - Article 26.0 - R-0 - Residenti.il Off~ce District B. In tional herein, office mation: addition to the inf o rmation required for a use permit as set fortn in Sections 50.03 and any application for a conditional use permit in this district shall include the following condi50.04, for an infor- 1. Shall meet the requirements of Section "Required Data for a Pr~limina!'y Sketch Plan". 55. 05 2. A scaled floor plan of the principal building to be converted to, expanded for, or to be constructed for office use, or combined residential-office use, showing thereon the existing and future layout of the structure. 3. A typical elevation cf each facade of the principal building, drawn to scale, showing thereon the height of the building and the nature of the exterior finish materials . 4. Typical details of the screened enclosure for outdoor trash storage . c. Upon issuance of a conditional use permit for an office in this district, no certificate of zoning compliance or building permit shall be issued until a d e tailed site plan has been approved by the Planning Commission in accordance with Sections 55.07 and 55.08 of this ordinance. .. SECTION 26.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - Where a lot is served by public water and sanitary sewerage facilities, the following minimum lot areas shall be required: Single family dwellings - 10,000 square feet Two family dwellings - 15,000 square feet Offices - 15,000 square feet Single family and office - 15,000 square feet Where a lot is not served by public water and sanitary sewerage facilities the minimum required lot area shall be one (1) acre. B. LOT WIDTH - Minimum lot widths shail be required as follows: -72- �• •i i I I I I I I I I I I I I I I Art1cle 26.0 - R-0 - Res1dent1al Off1ce C1str1ct Lots with a minimum area of: 10,000 square feet - 70 feet 15,000 square feet - 100 feet one (1) acre - 150 feet c. LOT COVERAGE - Lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - Floor area ratio shall not exceed twenty (20) percent. E. YARD REQUIREMENTS - The following minimum yards shall be required for each principal building: 1. Front yard - thirty-five (35) feet. 2. Side yard - ten (10) feet either side, except in the case of a corner lot or parcel where the side yard on the road shall not be less than thirty-five (35) feet. 3. Rear yard - thirty-five (35) feet. F. HEIGHT REGULATIONS - Except as otherwise provided in Section 56.06, herein, the following height regulations shall apply: 1. Existing principal structures shall not exceed two (2) stories or thirty-five (35) feet in height. 2. New principal structures to be established on undeveloped parcels or to replace existing principal structures, and all additions to existing structur~s shall not exceed one (1) story or fifteen (15) feet in height. 3. Accessory structures shall not exceed one (1) story or fifteen (15) feet in height. G. FLOOR AREA - Each dwelling unit shall meet the minimum floor area requirements as set forth in section 3.14, herein. No principal building shall have a floor area greater than three thousand (3,000) square feet. H. TRANSITION S~RIP - hlong any property in this district which abuts a residentially zoned lot, a transition strip shall be provided at the time that any office use is established. The transition strip shall be at le~st fifteen (15) feet wide and shall be regularly and permanently maintained. The strip shall be improved with trees ana shrubs, and a -73- �I i I I I I I I I I I I I I I I I I I Art1cle 26.0 - R-0 - Res1dent1al Office Oistr1ct screen constructed o: wood or brick or combination of these materials. The screen shall be located adjacent to the property line and shall have height of not less than four (4) or more than six (6) feet. The strip may be included within a required side or rear yard, but no part of any parking space or driveway shall be permitted with a transition strip. a I. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate offstreet parking areas from the public right-of-way. J. TRASH STORAGE - on any lot with an office use, all garbage, trash and other waste materials shall be stored within containers with lids. Said containers shall be permanently located within a screened enclosure on a concrete pad with a minimum thickness of four (4) inches. The enclosure shall be constructed of wood or bricks or a combination of these materials: K. PARKING - Off-street parking shall be supplied in accordance with Section 51.01. Not more than six (6) outdoor parking spaces shall be located on any lot or lots for each principal building. The number of required spaces shall be determined by the Planning Commission based on the number of employees and type of office. The Planning Commission shall enter into the record of the meeting at which the determination is made all data and other findings which were used in making said determination. All parking areas and drives shall be paved, and shall be constructed so as to prevent drainage of surface water into adjacent properties or onto street surfaces. L. ARCHITECTURAL REGULATIONS - Every principal building constructed or remodeled in this district shall have an exterior design on all facades similar to a single family detached residential building. To this end the roofs of such buildings shall be gable, hip, garnbrel, or mansard in design, and no roof shall have a pitch of less than two (2) on twelve (12) inches. All such buildings shall be finished in exterior materials of wood, aluminum or vinyl siding, or brick or stone veneer. Concrete block, curtain wall, and similar exterior finishes shall be prohibited. -74- �• • • • • • - Art1cle 26.0 - R-0 - Res1dent141 Off1ce D1str1ct SECTION 26.05 - SIGNS Signs in this district shall comply with all prov i sions of Article 53, herein, except that the following regulations shall govern: A. One non-illuminated free-standing sign shall be permitted for one or more offices for each principal building. such signs shall be limited to copy which identifies the office(s) located on the premises. Such sign shall not exceed nine (9) square feet in area and shall not exceed four (4) feet in height. One identification sign for an office use may be mounted flush against the wall of the principal building, at each entrance. such sign shall not exceed two (2) square feet in area. B. -75- �• • • • • • -I - ARTICLE 27.0 R-4 HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL DISTRICT SECTION 27.01 - PURPOSE The R-4 district has the following purposes: A. To permit residential structures unlimited as to height, for persons desiring high density living accommodatio~s in buildings with central services • B. To provide locations for high-rise housing for elderly persons. c. To permit and encourage residential facilities in intensively used areas, such as commercial and office centers in order to create a mixture and balance of uses. The R-4 district is intended to be located in areas of Pittsfield Township which have the following characteristics: / A. Frontage on or direct access to one or more major arte~ rial streets as designated in the adopted master plan. B. Available public transportation services. c. Within or adjacent to existing commercial, office, or high density residential areas, or in areas designated for such use in the adopted master plan. D. Adjacent to large public open space areas or community parks E. In major urban identity areas, as set forth in the adopted master plan, where high-rise residential buildings will enhance the appearance and importance of major activity centers. The district is not intended to be used within or adjacent to existing or planned low density residenti~l areas, unless tje residential areas are part of a development plan for a PUD. The district may be used as a ' transition area between commercial or office uses and moderate density (R-3) areas. SECTION 27.02 - PERMITTED USES The following structures and uses of lots and structures are permitted in this district: -76- �II I -I I I I I I I I I -I I I I -I Art.le.le 27. 0 - R-1 - H.igh Dens.tty Hu.lt.iple Ft1m.i.ly Res.fdent.ill.l D.istr.ict A. Multiple family dwellings. B. Incidental services located within apartment buildings for convenience of the buildings' residents, such as newsstands delicatessens, restaurants, personal service shops, and similar uses, provided the following conditions are met: 1. At least one hundred (100) dwelling units shall be contained within the apartment building(s) in the complex. 2. Not more than two (2) percent, including hallway space, of the total floor area devoted to dwelling units within the apartment building(s) shall be so used. 3. All such incidental services shall be situated within the interior of an apartment building so that no part thereof shall be directly accessible from any street or other public or private way~ 4. No sign or window display shall be discernible or visible from a sidewalk, street, or other public or private way. 5. such incidental service shall not be located on any floor above the first or ground floor. c. Accessory structures and uses as are customarily incidental to the principal permitted uses. D. Lines and structures of essential services, as provided in Section 10.02 I, herein. E. A sign, in accordance with Article 53.0, herein. F. A planned unit development in accordance with Article 52.0, herein. SECTION 27.03 - CONDITIONAL USES The following structures and uses of lots and structures are permitted in this district, subject to ob~aining a conditional use permit as provided in Article 50.0 herein: -77- �Ii II -I I I -I -I I -I - Art.icle 27. 0 - R-1 - H.igb JJens.ity HU.lt.ip.le Fam.i.ly Res.ident.ia.l JJ.istr.ict A. Public swimming pool, recreaticn club, public and private park and playground. B. Church. c. Public and private nursery schools, primary and secondary schools; college and university facilities. D. A medical or dental clinic, when associated with a hospital, nursing home or sanitarium. E. Hospital, nursing home, sanitarium. F. Essential services, as provided in Section 10.03 c and E, herein. SECTION 27.04 - REGULATIONS AND PERFORMANCES STANDARDS The following regulations shall apply in all R-4 HIGH DENSITY MULTIPLE FAMILY RESIDENT!AL DISTRICTS: A. LOT AREA - Every lot or parcel occupied by a multiple family dwelling · structure shall provide a minimum lot area of eight hundred (800) square feet for each dwelling unit, except buildings to be occupied exclusively by elderly persons, in which case the following minimum lot area requirements shall apply: Efficiency units (O bedrooms) 500 square feet per dwelling unit One or more bedroom units 600 square feet per dwelling unit This district has no minimum lot area. B. LOT WIDTH - The minimum lot width shall be two hundred (200) feet. C. LOT COVERAGE - The total ground floor area shall not exceed fifteen (15) percent of lot area. The total developed area, consisting of the ground floor area of all structures, driveways, and surface parking areas shall not exceed forty (40) percent of the lot area. D. FLOOR AREA RATIO - The maximum floor area ratio shall not exceed one hundred fifty (150) percent of the lot area. -78- �II I I I I I I I I I I I I I I I I I I ArtJcJ.e 27. 0 - R-1 - H.ig-.h Dens.tty KuJ.t.iple Fam.iJ.y Res.ident.141 D.istr.ict E. YARD REQUIREMENTS 1. Front Yard - The front yard shall be not less than seventy-five (75) feet or the distance yielded by the following formula, whichever is greater: Y = L + 2H 6 where the yard abuts a residential zoning district; or not less than fifty (SO) feet or the d~stance yielded by the following formula, whichever is greater: Y = L + 2H 6 2. Side and Rear Yards - The side and rear yards shall riot be less than one hundred (100) feet or the distance yielded by the following formula, whichever is greater: Y = L + 2H 3 where the yard abuts residential zoning district: or not less than fifty (50) feet or the distance yielded by the following formula, whichever is greater: Y = L + 2H 6 where the yard abuts any other zoning district. corner side yards shall be provided as required for front yards. 3. Formulas - The preceding formulas shall be defined as follows: Y = The dimension of the required yard in feet. L = The total length in feet of the portion of a lot line from which, when viewed from directly above, lines drawn perpendicular from the lot line will intersect all parts of the building. H = Building height, in feet (see illustration in this article). F. HEIGHT REQUIREMENTS - This district has no limitation on building height. -79- �I I I i I I i I I I I I I I I I I I I Art1cle 27.0 - R-1 - H1gh Pens1ty Hult1ple F11m1ly Res1dent111l P1str1ct G. BUILDING SPACE - The minimum required distance between any two (2) buildings, referred to as Building "A" and Building "B" shall be determined by the following formula: 1. If the buildings overlap, or if the overlapping walls are without windows: HD= La+ Lb+ 2(Ha + Hb) 10 2. If one or both of the overlapping walls are window walls: HD= La+ Lb+ 2(Ha + Hb) 6 3. If a proposed building is non-rectangular in shape, a rectangle shall be superimposed upon the plan and the formula set forth in either sub-paragraph (1) or (2) be utilized. The Planning Commission shall determine which formula shall be used. Buildings shall be located at least far enough apart so that a superimposed rectangle shall not intersect any part of any other superimposed rectangle or any part of another building. (See illustration in this article.) H. REQUIRED OFF-STREET PARKING - As required in Article 51,0 herein, except that the following regulations shall apply, notwithstanding provisions in Article 51.0. 1. Parking for dwellings in elderly housing complexes shall be provided at a minimum rate of one-half (1/2) space per dwelling unit. Up to one-third (1/3) of the required number of parking spaces may be held as potential, future parking, provided said spaces are initially developed as landscaped open space. The site plan shall indicate expansion of the parking lot(s) to include the potential spaces when the additional parking becomes necessary. 2. Parking for dwellings other than elderly housing shall be provided in accordance with the following minimum requirements: Efficiency dwelling unit - 1-1/4 spaces 1 bedroom dwelling unit - 1-1/2 spaces 2 or more bedroom dwelling unit - 2 spaces -80- �Ii I II II I I i I I I I I I I I I I -I Art.i.c.le 27. 0 - R--1 - H.i.5rh J)ens.i.ty Ku.lt.i.ple Ft!lm.i.ly Res.ident.i.t!ll J).J.str.ict 3. No parking space or drive shall be located less than fifty (50) feet from any street right-of-way line. The intervening area shall be landscaped, and maybe crossed by entry/exit drives connecting the parking area and internal drive system to a public street. 4. No parking space or drive shall be located less than twenty (20) feet from any side or rear lot line (not covered by 51.0 H-3, preceding). The intervening areas shall be landscaped. I. SITE PLAN REVIEW - As required in Article 55.0, herein. -81- �• • • • • • -I I -I - ARTICLE 30.0 C-1 - LOCAL COMMERCIAL DISTRICT SECTION 30.01 - PURPOSE This district is composed of those areas of the Township whose principal use is and ought to be local retail, service and restricted repair business activities which serve adjacent and surrounding residential neighborhoods. This district has been located within the Township to permit the development of these business activities to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district have been excluded. SECTION 30.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Clothing and apparel services, including laundry pickup, automatic laundry, dressmaking, millinery, tailor shop and shoe repair shop. B. Food services including grocery, meat market, bakery, restaurant, delicatessen and fruit market, ice-o-mats and similar self-serve units but not including any business of a · drive-in type provided that a restaurant serving alcoholic beverages is permitted only in accordance with section 30.03 c (Ord. #72-7, Section l; 4/25/72) c. Personal services, including barber shop and beauty salon, medical and dental clinics, music studios, banks and savings and loan associations and other similar uses. D. Retail services, including drug store, hardware, gift shop, and dry goods and notions store. E. Essential services, except those provided for elsewhere in this district, provided that electrical sub-stations shall be enclosed on all sides in a manner in keeping with the character of the surrounding area. F. A sign, only in accordance with the regulations specified in Article 53.0. G. An accessory use~ building or structure. -82- �• • • • • • -I I I I I I I I I 'I Art1cle 30.0 - C-1 - Local Commer1cal 01str1ct H. Personal service offices, such as accountant, attorney, and real estate offices, provided such use shall not exceed 4,000 square feet of floor area in any building. I. Temporary outdoor sales for a period not to exceed seven (7) consecutive days in a calendar year, except for Chris~mas trees and seasonal plants, for which the sales period shall not exceed eight (8) consecutive weeks per calendar year, subject to a permit for such sales having been issued by the zoning inspector. The permit shall state the time period for such sales, which may be less than the maximum period provided for herein. such sales shall be subject to the following requirements: 1. No part of such sales operation shall be located within any required yard or transition strip. 2. The sales oper~tion shall not impede or adversely affect vehicular or pedestrian traffic flow, or parking maneuvers. 3. Existing driveways only shall be used. 4. one sign, not exceeding ten (10) square feet in area, not illuminated, on a support approved as to safety and stability by the building inspector, may be displayed for each sales operation. The sign shall be set back from the property line at least one-half (1/2) of required yard. 5. The sign, merchandise, and all equipment used in such sales, and all debris and waste resulting therefrom, shall be removed from the premises within three (3) days of the termination date of the permit. 6. A cash bond of one hundred dollars ($100.00) shall be provided to the Township, prior to issuance of the permit, to guarantee clean-up of the site as required in paragraph 5, pr ~ceding. 7. A scaled drawing shall be provided with the permit ~pplication, showing thereon the location and extent of such sales. -83- �• • • • • • - Art1cle 30.0 - C-1 - LocBl Commer1cal 01str1ct SECTION 30.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Animal hospital or clinic. B. Lines and structures of essential services, as provided in section 10.03 c, herein • c. Restaurants serving alcoholic beverages, provided that the gross receipts thereof derived from the sale of food and other goods and services exceed 50% of the total gross receipts. (Ord. #72-7, Section 11; 4/25/72) D. Furniture stores. SECTION 30.04 - REGULATIONS ANO PERFORMANCE STANDARDS The following regulations shall apply in all C-1 Local Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a public water supply system and a public sanitary sewerage system, in which case there shall be provided a minimum lot area of ten thousand (10,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be seventy (70) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. The minimum width of a lot of a local shopping center or other combined development of retail and/or service facilities in this district shall be 200 feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. -84- �• • • • •I - Art1cJe JO.O - C-J - LocaJ Cowner1caJ D1str1ct 2. Side Yards - Least width of either s:de yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than thirty-five (35) feet. Minimum interior side yards may not be required when two or more buildings are part of a local shopping center or other combined development of local retail and/or service facilities. Side yard requirements shall apply to the perimete- of such developments. 3. Rear Yards - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - No building or structure shall exceed a height of twenty-five (25) feet or two (2) stories. G. TRANSITION STRIPS 1. On every lot in this district which abuts a lot in a recreation-conservation, agricultural, and residential district (including mobile homes) there shall be provided a transition strip. such transition strip shall be . not less than fifteen (15) feet in width, shall be provided along every lot line, except at front lot lines, which abuts a lot in such districts, shall not be included as part o: the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a solid screen, wall or hedge not less than four (4) feet nor more than six (6) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street, or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. -85- �i -I I I I I - ARTICLE 31.0 C-2 - GENERAL COMMERCIAL DISTRICT SECTION 31.01 - PURPOSE This district is composed of those areas of the Township whose principal use is and ought to be general retail, service and restricted and repair business activities which serve the entire Township and surrounding area. This district has been located within the Township to permit the development of these business activities, to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district, have been excluded. SECTION 31.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. All permitted uses allowed in c-1 - Commercial District as provided in Section 30.02 of this ordinance. B. Retail services, including department stores, furniture stores, appliance stores, and super markets. c. Business and professional offices, such as :egal, engineering, accounting, financial and insurance. D. Agricultural services, including machinery sales and repair establishments, and farm supply stores. E. Showroom and sales of new automobiles, farm machinery, and other vehicle and equipment, and the display and sale of used cars., farm machinery, and other vehicles and equipment when in conjunction with a showroom and sales of new units thereof; and repair of same when in conjunction with a showroom and sales of new units thereof. F. Mobile home and trai~er court sales and repair. G. Equipment services, including repair, radio and television, electrical appliance shop, plumber, electrician and other similar services and trades. H. A sign, only in accordance with the regulations specified. -86- �• • • -I -I I I I I I I I I I I I Art1cle Jl.O - C-2 - General Commerc1al D1str1ct I. An accessory use, building or structure. J. Temporary outdoor sales, as provided in, and subject to the requirements of Section 30.02 I, herein. SECTION 31.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Establishments serving alcoholic beverages and/or providing entertainment. B. Funeral establishments, mortuary. c. Hotel, tourist home and boarding-rooming house. D. Animal hospital or clinic. E. Open air display area for the sale of manufactured products, such as or similar to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured projects and equipment, small tools, pneumatictired two and four wheeled utility trailers, pneumatic-tired cement mixers, wheelbarrows, rollers and similar products or equipment. Displays must be located behind all setback lines. (Ord #71.6.8; 9/28/71) F. Lots for the sale of used cars, used farm machinery, and other used vehicles and equipment, when not sold in conjunction with sales of new cars, machinery, vehicles, or equipment, and for the repair thereof. G. Gasoline service station, when provided on a lot with a minimum frontage on any street of 150 feet and when no more than two such stations shall exist at an intersection. H. Lines and structures of essential services, as provided in Section 10.03 c, herein. I. Recreation services, including theater, bowling alley and roller and ice skating rinks. -87- �II -II II I I I I I I I I I I I I I I Art1cle 31.0 - C-2 - General Commerc1al .D1str1ct J. Business/technical schools, when licensed by the state of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of secretaries, bookkeepers and business machine operators. K. Drive-in facilities for a use permitted in the C-2 district, provided that the conditions set forth in A:ticle 50.0 herein, and the following conditions are met: 1. Adequate on-site stacking space-for vehicles shall be provided for each drive-in window so that vehicles will not interf e :-e with vehicular circulation or parking maneuvers on this site. Access to and egress from the site will not interfere with peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which will be generated by the proposed drive-in service shall not cause undue congestion during the peak hour of the street serving the site. 3. On-site vehicle stacking for drive-in windows shall not interfere with access to, ·or egress from the site or cause standing of vehicles in a public right-of-way. SECTION 31.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all C-2 - General Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a public water supply system and a public sanitary sewerage system, in which case there shall be provided a minimum lot area of twenty thousand (20,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be one hundred (100) feet. Where a l o t is not so served, the minimum lot width shall be one hunCred fifty (150) feet. The minimum lot width for a community shopping center or other combined development of retail and/or service facilities shall be two hundred (200) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25 ) percent. -88- �Ii II I I I I i i i I I I I I I I I I I Art1cle Jl.0 - C-2 - Gener41 Commerc141 O1str1ct D. FLOOR AREA RATIO - The maximum floor are~ shall not exceed eighty (80) percent of the lot art~. E. YARD AND SETBACK REQUIREMENTS: 1. Front Yard - Not less than thirty-five (35) feet, inclJding all signs and pump islands of gasoline service stations. 2. Side Yards - Least w~dth of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - No building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. On every lot in this district which abuts a lot in a recreation-conservation, agricultural and residential district (i~cluding mobile homes) there shall be provided a transition strip. suet transition strip shall be not less than fifteen (15) feet in ~:dt~, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a build~ng or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than six (6) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. -89- �I I -I -I Art1cle Jl.0 - C-2 - General Commerc1al O1str1ct H. REQUIRED OFF-STREET PARKING - As required in Arti~le 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. I - -90- �I I I -I I I I I ARTICLE 32.0 C-3 - HIGHWAY COMMERCIAL DISTRICT SECTION 32.01 - PURPOSE This district is composed of those areas of the Township whose principal use is and ought to be retail and service business activities which serve or are meant to serve the motoring pub:ic. This district has been located within the Township to permit ~he development of these business activities, to protect adjacent agricultural, residential and industrial areas against the E- croachment of incompatible uses, and to lessen congestion on a~c serve the r~rsons traveling on public streets and highways. Tc these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district have been excluded. SECTION 32.02 - PERMITTED USES The following buildings and structures and uses of parcels, ~ots, buildings and structures are permitted in this district: A. Gasoline service station, including minor repair service, where not more than two (2) such stations shall exist at an intersection. I B. Motel, hotel, restaurants. c. Drive-ins, including restaurants, banks, laundries. I D. Essential services, herein. I E. A sign, only in accordance with the regulations specified in Article 53.0. -I I - F. as provided in Section 30.02 E, Accessory use, building or structure. G. Temporary outdoor sales, as provided in, and subject to the requirements of, Section 30.02 I, herein. SECTION 32.03 - CONDITIONAL USES The followi~g buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Retail, sporting good sales, public information booth. -91- souvenir and gift shop, �I I Art1c1e 32.0 - c-J - H1ghw4y Commer1c41 01str1ct j B. I c. Places of amusement, entertainment or recreation such as dance hall, bowling alley, miniature golf, commercial swimming pool, skating rinks, trampolines, etc. I D. Lines and structures of essential services, as provided in Section 10.03 c, herein. -i i i I I I I I I I I -I Drive-in th2ater. SECTION 32.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all C-3 - Highway Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than oue (1) acre in area, except where a lot is served with a central water supply system and a central sanitary sewerage system, in which case there shall be provided a minimum lot area of thirty thousand (30,000) square feet. B. LOT WIDTH - The minimum width of all lots, whether or not served with a central water supply system and a central sanitary sewerage system shall be one hundred fifty (150) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (SO) feet including all signs and the pump islands of gasoline service stations. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than fifty (SO) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. -92- �I 'I '' '-I -I - Art1c1e 32.0 - c-3 - R1gbw8y Conuner1cal D1scr1ct F. HEIGHT REQUIREMENTS - No bu: : ding or structure shall exceed a height of thirty-five (35) feet or two (2) stories. G. TRANSITION STRIPS 1. on every lot in the district which abuts a lot in a recreation-conservation, agricultural and residential district (including mobile homes) there shall be not less than fifteen (15) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure and shall be improved with a screen, wall or hedge not less than four (4) nor more than eight (8) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking area from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51. 0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. -93- �I I I I I I I I I I I I I I I I I I I ARTICLE 33.0 0-1 OFFICE DISTRICT SECTION 33.01 - PURPOSE It is recognized by this ordinance that the value to the public of designating certain areas of the Township for office use is represented in the employment opportunity to citizens and the resultant economic benefits to the Township. This use is characterized by an insignificant amount of such nuisance factors as noise, heat, glare, and the emission of air pollutants. This district has been located within the Township to permit the development of this office use, to protect adjacent agricultural and residential areas against the encroachment of incompatible uses, and to lesser. congestion on public streets and highway£. To these ends, certain uses which interfere with the operation of this business activity and the purpose of this district, have been excluded. SECTION 33.02 - PERMITTED USES The ~ollowing buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Business, professional, executive or administrative offices, such as financial institutions without drive-in facilities, advertising, real estate, insurance corporation, medical, non-profit organizations, and similar uses. (Ord. # 71-6.9; 9/28/71) B. Essential services, here~n. c. as provided in Section 30.02 E, An accessory use, building or structure. D. A sign, only in accordance with the regulations specified in Article 53,0, SECTION 33.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as pro v ided in Article 52.0: A. Restaurants or cafeteria facilities for employees. B. Lines and structures of essential services, as provided in Section 10.03 C, herein. -94- �• • • • • •I I I I I I I I I I I I I Art1c1e 33.0 - 0-1 - 0ff1ce O1str1ct c. Pharmacy, retail sales of medical and dental supplies and equipment, and medical and dental laboratories located wholly within an office building having 65% or more of its floor area devoted to medical/dental office use; provided, that not more than 8% of the building's floor area shall be pharmacy. Excepting for one building mounted sign and one free-standing sign identifying the medical/dental building, signs and other advertising for the aforesaid uses shall not be permitted on the building exterior or otherwise visible to persons outside the building, notwithstanding the sign regulations specified in Article 53.0. Off-street parking shall conform to the regulations specified in Article 51.0. (Revised: 2/75 and 6/72) D. Commercial radio and television office and studios, and ac-cessory broadcasting towers which do not exceed one hundred (100) feet in height. E. Financial institutions such as banks, savings and loan associations and credit unions with drive-ir. facilities, provided that the conditions set forth in Article 50 herein and the following conditions are met: 1. Adequate on-site stacking space for vehicles shall be provided for each drive-in window, so that vehicles will not interfere with vehicular circulation or parking maneuvers on the site. Access to and egress from the site shall be so located and designed such that traffic flow will not interfere with the street peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which would be generated by a proposed financial institution shall not cause undue congestion during the street peak hour of the street serving the site. 3. On-site vehicle stacking for drive-in windows shall not interfere with access to or egress from the site or cause standing of vehicles in a public right-of-way. F. Business/technical schools, when licensed by the state of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of medical business, and legal secretaries; medical and dental technicians; and business machine operators. (Ord. #99 -8/23/77) -95- �• • • • • •I I I I I I I I I I I I I Art1cle 33.0 - 0-1 - Off1ce 01str1ct SECTION 33.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all O-1 Office Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a central water supply system and a central sanitary sewerage system, in which case there shall be provided a minimum lot are of twenty thousand (20,000) square feet. B. LOT WIDTH - The minimum lot w~dth for lots served with a central water supply system and a central sanitary sewerage system shall be one hundred (100) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. c. LOT COVERAGE - The maximum lot covera ge shall not exceed twenty-five ( 25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of ~orty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. on every lot in the district which abuts a lot in a recreation-conservation, agricultural, and residential district (including mobile homes ) there shall be provided a transition strip. such transition strip shall -96- �• •I I I I I I I I Art1cle 33.0 - 0-1 - Off1ce C1str1ct be not less than fifteen (15) feet in width, shall be provided along every lot line, except a front lot line, whicr. abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot is this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street park~ng areas from the~ublic right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51. 0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. I I I I I I I I I -97- �II I I i1 I I I I I I I I I I I I I I I ARTICLE 34.0 W-1 - WHOLESALE AND WAREHOUSING DISTRICT SECTION 34.01 - PURPOSE This district is composed of those areas of the Township whose principal use is and ought to be wholesale and warehouse activity which serves the entire Township and surrounding areas, This district has been located within the Township to permit the development of these activities and to protect against the encroachment of incompatible uses and to lessen congestion on public streets and highways. SECTION 34.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots building and structures are permitted in this district, provided that materials and equipment to be used in the principal business, and products resulting from the principal business shall be stored within a completely enclosed building. such products, materials, and equipment may be stored outdoors if a conditional use permit therefore is obtained in accordance with this article, A. Wholesale of goods, such as drugs, pharmaceuticals, bakery, and dairy products, clothing, dry goods, hardware, househcld appliances, office and business machinery, industrial machines, B. Warehousing and material distribution centers, provided all products and materials are enclosed within a building. c. Ice and cold storage plants. D. Essential services as provided in Section 30.02 E, herein. E. An accessory use, building or structure. F. A sign, only in accordance with regulations specified in Article 53.0. SECTION 34.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, bui:~ings and structures are permitted sub j ect to obtaining a conditional use permit as provided in Article 5 0.0: A. Above or below ground bulk storage of flammable liquids or gases. -98- �I I ' 'I I ' 'i I I I -I I I I -I Art1cle JI.O - ir-1 - irbolesale and irarebous1ng D1str1ct B. Lines and structures of essential services, as provided in section 10.03 c, herein. c. Trucking and cartage facilities. D. Lumber yards. E. outdoor storage of materials and equipment to be used as part of the principal business, and products resulting from the principal business, subject to the additional ~egulations set forth in Section 56.03 B, herein. "Lumber Yards" shall be exempt from the provisions of this sub-section. F. Retail sales of items which are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictly incidental to wholesale sales. SECTION 34.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all W-1 Wholesale and Warehousing Districts: A. LOT AREA - No building or structure or use shall be establ~shed on any lot less than one (1) acre in area. B. LOT WIDTH - The minimum lot width in this district shall be one hundred :ifty (150) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed forty (40) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than fifty (SO) feet. 2. Side Yards - Least width of either side yard shall not be less than twenty (20) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not br less than fifty (SO) feet. 3. Rear Yard - Not less than thirty-five (35) feet. -99- �r., II II II II -II Art1cle JI.O - K-1 - Kbolesale and ~arebous1ng D1str1ct 4. The above requirements sha 11 apply to ever~· lot , building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06 of this ordinance, no bu~lding or structure shall exceed a height of forty-five (45) feet or two (2) stories. G. 1. on every lot in the district which abuts a lot in a recreation-conservation, agricultural, residential (including mobile homes) or commercial or office district, there shall be provided a transition strip. such transition strip shall not be less than twenty five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure and shall be improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height, and maintained •in good condition. II II II ''I I I I I TRANSITION STRIPS 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51. 0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. -100- �ll I 'II II '-I I I ARTICLE 35.0 P - PAR.KING DISTRICT SECTION 35.01 - PURPOSE This district is intended to provide off-street parking area for automobiles and light commercial passenger vehicles, such as vans and half-ton or 3/4 ton pick-up trucks. It is intended for use within, or immediately adjacent to commercial, office, warehousing, and industrial areas. The district may be located adjacent to, but not within, existing or planned rural or residential areas. It is the intent of this district that each parking lot be landscaped to properly screen parking areas from adjacent parcels, especially residential areas; to shade the paved area to reduce heat build-up; and to visually break up large expanse of paved areas. The district is intended to be used only for parking of operative and currently licensed vehicles. Repair, sales, services, and similar activities are intended to be strictly prohibited. SEC'l1ION 35. 02 - PERMITTED USES A. Parking of operative vehicles, with current license plates only. overnight storage of commercial vehicles, such as trucks and busses, recreation vehicles, construction vehicles and equipment, and similar vehicles and equipment, and all inoperative and/or unlicensed vehicles and all vehicles without current license plates, shall be prohibited. SECTION 35.03 - CONDITIONAL USES None permitted. SECTION 35.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - No minimum required. B. LOT WIDTH - No minimum required. C. YARD AND SETBACK REQUIREMENTS - The following requirements shall apply to all lots in this district, notwithstanding other provisions of this ordinance to the contrary. 1. Front Yard - Not less than thirty-five (35) feet. Parking spaces and drives shall be prohibited in a required front yard, except that part of a drive necessary to provide ingress and e gress. -101- �I I I I I Article 35. 0 - P - Pllrklng O.fstr.f ct 2. Side Yard - Not less than ten (10) feet, each side. Parking spaces and drives shall be prohibited w~thin a side yard, unless the required side yard is adjacent to a required transition strip, in which case parking spaces and drives may extend to the inside li ne of the transition strip. In the case of a corner yard, a setback along the street frontage shall not be less than thirty-five (35) feet. I I 3. Rear Yard - Not less than thirty-five (35) feet. Parking spaces and drives may occupy the rear yard, but shall not be less than ten (10) feet from the rear lot line, unless the required rear yard is adjacent to a required transition strip, in which case parking spaces and drives may extend to the inside line of the transition strip. In the case of rear yard frontage on a public or private street, no part of the required rear yard shall be occupied by any part of a parking space or drive, except that part of a drive necessary for ingress and egress. I I I I I I I I I I I I D. LANDSCAPING REQUIREMENTS 1. TRANSITION STRIP - On every lot in this district which abuts a lot on a recreation-conservation, agricultural or residential zoning district, there shall b e provided a transition strip. A strip shall not be less than fifteen (15) feet wide; shall be provided along every side and rear lot line which abuts a lot in such district, except along a public or private street; shall not be included as part of the required yard; and shall be improved, when a parking lot is constructed, with a screen, wall, or hedge, three (3) to six (6) feet high. 2. LANDSCAPE STRIP - A landscape strip shall be provided, at least thirty-five (35) feet wide, along each street frontage. The strip shall be defined on thE lot by a curb and shall be designed to provide access to the lot and separate the parking area from the public or private street right-of-way. 3. GENERAL LANDSCAPING REQUIREMENTS - The Planning Commission may require provision of berms, plant materials, and other means to screen or conceal, in whole or in part, a parking lot when adjacen~ to a lot in or across a street from a recreation-conservation, agricultural, or residential zoning district. Land-102- �I I I • • •I I I I I I I I I I I I I Art.icle JS. 0 - P - Park.ing D.istr.ict scaping may be required in the interior rf a parking lot, when any parking bay exceeds twenty (20) spaces in lengtr. • E. SITE PLAN REVIEW - A site plan for a parking lot in this district shall be reviewed and approved by the Township Planning commission before any construction of the parking lot shall commence. F. CONSTRUCTION STANDARDS - Each parking lot in this district shall be constructed and paved in accordance with the Township engineering standards. Each space shall be marked on the pavement with appropriate striping. Each pa.kin~ lot in this district shall meet all standards and requirements set forth in Article 51.0 herein, except in those cases in which the standards and requirements of this a~ticle take precedence. G, LIGHTING - Lights for parking lots in this district shall be directed away from all public and private streets and away from all adjacent property in a recreation-conservation, agricultural, or residential zoning district. The Town ship Board may require lighting of parking lots 'in this district when, in the Board's opinion, such lighting is necessary for public safety and convenience. -103- �I I I I I I I I I I I I I I I I I I I ARTICLE 40.0 R-D - RESEARCH AND DEVELOPMENT DISTRICT SECTION 40.01 - PURPOSE rt is recognized by this ordinance that the value to the public of designating certain areas of the Township for research and development use is represented in the employment opportu n ity to citizens and the resultant economic benefits to the Township. This use is characterized by an insignificant amount of such nuisance factors as noise, heat, glare and the emission of air pollutants. This district has been located within the Township to permit the development of this research and development use, to protect adjacent agricultural, residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other certain districts and would interfere with the operation of this activity and the purpose of this district, have been excluded. SECTION 40.02 - PERMITTED USES The following buildings and str~ctures and uses of parcels, lots, buildings and structures are permitted in this district: A. Business, professional, executive or administrative offices related to research and development activity, provided that materials and equipment to be used in principal business and products result from business be stored within enclosed buildings. B. Any use which is charges with the principal function of research, such as scientific, business, i ndustrial research developments, and testing laboratories, provided that the production of sound, lint or glare shall not be discernible at a lot line without the aid of instrument. c. Essential services, herein. D. as provided in Section 30.02 E, Any accessory use, building or structure. E. A sign, only in accordance with the regulations specified in Article 53.0. -104- �I I I I I I I I I I I I I I I I I I I Art1cle 10.0 - R-D - Research and Development D1str1ct SECTION 40.03 - CONDITIONAL USES The fellowing ~uildings and s tructures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 52.0: A. Restaurants or cafeteria facilities for e~ployees, when located in a separate building. This provision does not apply to such facilities when provided as an incidental use within a principal building. B. Lines and structures of essential services, as provided in section 10.03 c, herein. C. Commercial Service Facilities. such facilities shall be of the kinds needed to serve customers and employees of the research (industrial) park, such as but not limited to restaurants, whether or not serving alcoholic beverages but not including drive-ins, auto service stations, auto washes, gift shops, offices and motels. In addition such facilities shall be concentrated in a center and the layout of the site shall be such that the center is clearly oriented to the research (industrial) park and not to the general public. D. Business/technical schools, when licensed by the State of Michigan, which provide educat~on in skills which are commonly used in the principal uses permitted in this district such as schools for the training of research technicians. SECTION 40.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-D Research and Development Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area. B. LOT WIDTH - The minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. -105- �I I I I I I I I I I I I I I I I I I I Art.ic1e 10. O - R-lJ - Research t1nd Development D.istr.ict E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty-five (35 ) feet. 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. on every lot in the district which abuts a lot in a recreation-conservation~ agricultural and residential district ( including mobile homes), commercial and office districts, there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such district, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall, or hedge not less than four (4) feet nor more than eight (8) feet in height and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51. 0. -106- �I I I I I I I I I I I I I I I I I I I Art1cle 10.0 - R-D - ReseBrch and Development D1str1ct I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. -107- �I I I I I I I I I I I I I I I I I I I ARTICLE 41.0 I-1 - LIMITED INDUSTRIAL DISTRICT SECTION 41.01 - PURPOSE This district is composed of those areas of the Township whose principal use is or ought to be light manufacturing and other limited industrial uses. These uses generate a minimum of noise, glare, odor, dust, vibration, air and water pollutants, fire, explosive and radioactive hazards, and other harmful or obnoxious matter. This district has been located within the Township to permit the development of these industrial uses, to protect adjacent agricultural, residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these industrial activities and the purpose of this district, have been excluded. SECTION 41.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district, provided that materials and equipment to be used in the principal business and products resulting from the principal business shall be stored within a completely enclosed building. Such pr_o ducts, materials, and equipment may be stored outdoors if a conditional use permit therefore is obtained in accordance with this article. A. Research oriented and light industrial park uses. B. The manufacturing, compounding, process, or treatment of such products as bakery goods, candy, cosmetics, dairy products, food products, drugs, perfumes, pharmaceutical toiletires, and frozen food lockers. c. Assembly of merchandise such as electrical appliances, electronic or precision instruments and articles of similar nature. D. Packaging of previously prepared materials, ~ut not including the bailing of discards, old iron or other metal, wood, lumber, glass, paper, rags, cloth or other similar materials. E. Printing, lithographic, blueprinting and similar uses. -108- �I I I I •I I I I I I I I I I I I I I Art.i.c1e 11. 0 - I-1 - L.i.m.i.ted Industr.i.111 D.i.str.i.ct F. Light manufacturing industrial use which by the nature of the materials, equipment and processes utilized are to a considerable extent clean, quiet and free from any objectionable or dangerous nuisance or hazard including any of the following goods or materials: Drugs, jewelry, musical instruments, sporting goods, glass products, small household appliances, electronic products, printed matter, baked and dairy products, advertising displays, tents and awnings, brushes and brooms, cameras and photographic equipment and supplies, wearing apparel, leather products and luggage but not including tanning, products from such finished materials as plastic, bone, cork, feathers, felt, fiber, paper, glass, hair, horn, rubber, shell or yarn. G. Research and testing facilities. H. Body and paint shops for automobiles and other vehicles, provided all body and painting work, and all materials, equipment and waste products, shall be fully contained within a building. I. An accessory use, building or structure. J. A sign, only in accordance with the regulations specified in Article 53.0. K. Essential services, herein. as provided in Section 30.02 E, L. Warehousing and material distribution centers, contractors establishments. M. Recreation facilities, such as bowling alleys, indoor/outdoor tennis courts, baseball diamonds and other indoor/outdoor game courts, gymnasiums and similar facilities. SECTION 41.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Restaurants and cafeteria facilities for employees. B. Bus, truck, taxi and rail terminals. -109- L �I I I I I I I I I I I I I I I I I I I Art1cle 11.0 - I-1 - £1.m.ited Industr1al D1str1ct c. Open air display a ~ eas for the sa l e of manufactured products, such as or simil&r to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured products or equipment, such as household equip~ent, sma l l tools, pneumatic-tired two and four wheeled utility trailers, pneumatic-tired cement mixers, wheelbarrows, rollers and similar products er equipment. G. Outdoor storage of materials and equipment to be use d as part of the principal business, and products resulting from the principal business, subject to the additional regulations set forth in Section 56.03 B, herein. E. Lines and structures of essential services, as provided in Section 10.03 C, herein. F. Commercial Service Facilities, as provided in Section 40.03, herein. G. Business/technical schools, when licensed by the State of Mich i gan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of engineering technicians, machine operators, and vehicle mechanics a n d body reyairperson. (Ord. #99 - 8/23/77) H. Retail sales of items that are the same as tfie items sold at wholesale on th e premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty-five (25) percent of the annual wholesale sales on the premisea. Retail sales shall be strictly incidental to wholesale sales. SECTION 41.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all I-1 - Limited Industrial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area. B. LOT WIDTH - The min i mum l ot width shall be one hundred fifty ( 150 ) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed thirt y (30 ) percent. -110- �I I I I I I I I I I I I I I I I I I I Art1cle 11.0 - I-1 - L1m1ted Industr141 D1str1ct D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure should exceed a height of forty-five (45) feet or two (2) stories. G. TRANSITION STRIPS 1. On every lot in the district which abuts a lot in a recreation-conservation, agr icul t ura l, resident ia 1 (including mobile homes), commercial, office, or research and development district there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more tian eight (8) feet in height, and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and a separate off-street parking areas from the public right-of-way. -111- �I I I I I I I Art1cle 11.0 - I-1 - L1m1ted Industr1dl O1str1ct H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. r. REQUIRED SITE PLAN REVIEW - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in hrticle 54.0. I I I I I I I I I I I I -112- �I I I I I I I I I I I I I I I I I I I ARTICLE 42.0 I-2 - GENERAL INDUSTRIAL DISTRICT SECTION 42 . 01 - PURPOSE This district is designed to provide the location and space for all manner of industrial uses, wholesale commercial and industrial storage facilities. It is the purpose of these regulations to permit the development of certain functions, to protect the abutting residential and commercial properties from incompatible industrial activities, to restrict the intrusion of nonrelated uses such as residential, retail business and commercial, and to encourage to discontinuance of uses presently existing in the district, which are non-conforming by virtue of the type of use. To these ends, certain uses are excluded which would function more effectively in other districts and which would interfere with the operation of the uses permitted in this district. SECTION 42.02 - PERMITTED USES The following buildings, structures and uses of parcels, lots, buildings, and structures are permitted in this district: A. All permitted uses in the I-1 (Local Industrial) Districts in accordance with Section 41.02 of this ordinance, provided that products, materials, and equipment may be stored outdoors as set forth in Section 42.02 F, herein. B. Manufacturing. c. Trucking and cartage facilities, truck and industrial equipment storage yards, repairing and washing equipment and yards. D. Manufacturing product warehousing, exchange and storage centers and yards, lumber yards. E. Open industrial uses but not including concrete and asphalt mixing or production plants, or industrial product or materials storage, including storage of materials, inoperative equipment, vehicles or supplies, provided that any activity in which products or materials being processed or stored are located, transported, or treated outside of a building and are not within enclosed apparatus vessels, or conduits, such use shall be provided with a solid permanently maintained wall or fence, no lower than the subject use or storage, and constructed to provide firm anchoring of fence posts to concrete set below the frost line; if a wall is provided, its foundations likewise shall extend below the frost line. (Ord. #71-6.10; 9/28/71) -113- �I I I I I I I I I I I I I I I I I I I Art1cle 12.0 - I-2 - General Industr1al O1str1ct F. Wholesale businesses, including warehouse and storage, commercial laundries, dry cleaning establishments, ice and cold storage plants, lumber, fuel and feed yards, automobile repair garages, construction and farm equipment sales and contractor's equipment yards. G. An accessory use, building or structure. H. A sign, only in accordance with the regulations specified in Article 53.0 of this ordinance. SECTION 42.03 - CONDITIONAL U~ES The following buildings and structures and uses of parce:s, lets, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Public or private dumps, incinerators, and sanitary land fills, junk yards, inoperative vehicle storage. B. Quarries and sand and gravel pits. c. Plating shops. D. Rendering plants. E. Slaughter houses. F. Heat treating processors. G. Tanneries. H. Other similar uses. I. Lines and structures of essential services, as provided in section 10.03 c, herein. J. Business / Technical schools, 41. 03. as permitted in Section K. Retail sales of items which are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty-five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictl y incidental to wholesale sales. -114- �II •I I I I I I I I I I I I I I I I I Art1cle 12.0 - I-2 - Gener41 Industr141 D1str1ct L. Concrete and asphalt mixing or production plants. SECTION 42.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all I-2 - General Industrial Districts: A. LOT AREA - No building, structure or use shall be established on any lot less than three (3) acres in area. B. LOT WIDTH (200) feet. The minimum lot width shall be two hundred c. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - Not less than eighty-five (85) feet. 2. Side Yards - Least width of either yard shall not be less than fifty (SO) feet, except in the case of a corner lot, where the side yard or the road or street shall not be less than eighty-five (85) feet. 3. Rear Yard - Not less than fifty (50) feet. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet. G. TRANSITION STRIP 1. On every lot in the district with abuts a lot in a recreation- conservation, agr i cult ura 1, residential (including mobile homes), commercial, office, research and development district there shall be provided a transition strip. such transition strip shall be not less than fifty (50) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required arou~d a building or structure and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height and maintained in good condition. -115- �I I Art1cle 12.0 - I-2 - General Industr1al D1str1ct 'I I I I I I I I 2. A use or structure on . any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth, such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. I I I I I I I I -116- �I I I I I I I I I I I I I I I I I I I ARTICLE 45.0 PUD - PLANNED UNIT DEVELOPMENT DISTRICT SECTION 45.01 - PURPOSE The PUD district and the associated Planning and Development Regulations, as set forth in Article 52, herein, are designed to achieve the following purposes: A. Provide flexibility in regulation of land development. B. Provide for a compatible mixing of land uses. c. Encourage innovation in land use planning and development, especially in housing. D. Encourage variety in the design and type of housing, and to improve the quality of residential environments. E. Create more stable communities by providing a variety and balance of. housing types and living environments. F. Provide commercial, education, and recreatio~al facilities and employment opportunities conveniently located in relation to housing. G. Encourage provision of useful open space and protect and conserve natural features. H. Promote efficiency and economy in the use of land and energy, in the development of land, and in the provision of public services and facilities. I. Establish planning, review, and approval procedures which will properly relate the type, design, and layout of development to a particular site and its neighborhood. J. Insure that the increased flexibility of regulations over land development is subject to proper standards and review procedures. -SECTION 45.02 - LOCATION OF A PUD DISTRICT A PUD district shall be located in areas of Pittsfield Township identified in the Township's adopted general development plan as suitable and desirable for such employment. A petition for a PUD district in all other locations shall either follow, or proceed simultaneously with an amendment to the adopted general development plan, or shall be determined by the Township Planning commission to be compatible with that plan. -117- �I I II I I I I I I I I I I I I I I I I Art.Jc.le 45. 0 - PUD - P.lanned Un.it Deve.lopment SECTION 45.03 - PERMITTED USES A. Uses permitted in a PUD shall be compatible with the Township's adopted master plan. B. All use of land and buildings in a PUD shall comply with the listing and location of uses shown on the approved area plan, approved preliminary site (sketch) plan, approved final site plan, and/or approved plat, whichever is applicable. Uses and structures accessory to the listed uses shall be permitted. No other uses shall be permitted. c. A residential area, designated on an area plan, preliminary site (sketch) plan, or final site plan, may contain one or more types of dwelling units, provided that such combination of dwelling unit types will not interfere with orderly and reasonable platting of an area, if such area is to be platted, and subject to the approved area plan. D. Multiple family dwelling units may be located in buildings containing, or intended to contain, commercial · and/or office activities, provided that dwelling units shall not be permitted on any floor on which commercial and/or offices are located. E. Home occupations shall not be permitted in any dwelling unit, including a mobile home unit, other than a single family detached unit, and shall be subject to the home occupation regulations set forth in the definition of home occupation in Article 2.0, herein. SECTION 45.04 - DENSITY REGULATIONS A. Density in a PUD shall be regulated as follows: 1. The maximum permitted residential density for a PUD shall not exceed the average residential density for the area included in the PUD as shown on the Township's adopted general development plan. 2. The maximum lot coverage (LC) shall not exceed twenty-five (25) percent. 3. The maximum floor area ratio (FAR) shall not exceed 0.35. B. Density calculations shall meet the following requirements: -118- �• • • •I I I I I I I I I I I I Art1cle IS. 0 - PUO - Plc1nned Un1t Development 1. Land areas to be used in calculating overall densities, lot coverages (LC) and floor area ratios (FAR) shall be delineated on the area plan, preliminary site (sketch) plan, where applicable, and final site plan so that the acreage and density computations can be confirmed. 2. Land area used for calculating overall residential density shall include the total residential land area designated on the area or preliminary site (sketch) plan, where applicable, and final site plan, less any area within existing public street right-of-way. 3. The surface area of lakes, streams, ponds (natural, manmade, or storm water retention), marshlands, and similar areas may be included in the acreage used for calculating density if at least fifty (50) percent of the frontage of such areas are part of lands devoted to parks and open space used for and accessible to residents of the POD. 4. LC and FAR calculations for residential structures shall be based upon the acreage designated for overall residential density. LC and FAR calculations for nonresidential uses shall be based upon land areas designated for such use and shall include acreage for private drives, parking and loading areas, open spaces around structures, landscape areas, and similar areas, but not including acreage in existing public street right-of-way. 5. Land used to provide acreage sufficient to meet density regulations in a project within a POD shall not be used to compute density in another project within the PUD unless the overall and new densities, LC's and FAR's of the subject property, and all previous projects in the district are maintained at or less than the limits established in the approved area plan. 6. The LC and FAR shall include assumed ground floor area and total floor area for proposed single family detached dwelling units. such assumed floor areas shall be listed in the required calculations. I I I -119- �I I • •I I I I I I I I I I I I I I I Ar~Jcle (5.0 - PUO - Planned Un1t Development SECTION 45.05 - MINIMUM LOT AREA The minimum area shall be twenty (20) acres, provided, however, that this requirement may be waived by the Township Planning commission, if the parcel in question has unique characteristics. SECTION 45.06 - REQUIRED YARDS The following minimum yards shall be provided in a PUD. A. A yard fifty (50) feet wide shall be provided along the perimeter of a PUD fronting on a public street. B. A yard twenty (20) feet wide shall be provided along the perimeter of a PUD not fronting on a public street. c. A yard at least thirty-five (35) feet wide provided along the right-of-way of a major public street proposed within a PUD and a yard fifty (SO) shall be provided along the right-of-way of arterial street proposed within a PUD. shall be collector feet wide a public D. A yard at least ten (10) feet wide shall be provided between a parking lot and five (5) or more spaces and a use area line within a PUD. A yard at least twenty (20) feet wide shall be provided between a parking lot and a perimeter property line of a PUD, except when adjacent to a public street right-of-way line, in which case the proceeding yard requirements shall apply. E. A transition strip at least twenty (20) feet wide shall be required along a perimeter of a commercial, warehousing, or industrial office site when adjacent to a residential area, school site, park and similar areas within a PUD. such strips shall be landscaped with trees, shrubs, ground cover, and other materials. Fencing may be required at the option of the Township Board at the time of area plan approval. The preceding yard requirements, except those in Section 45.06 A, herein, may be reduced or waived when approved by the Township Board upon recommendation of the Planning Commission. The Planning Commission may permit a reduction in the yard required in Section 45.06 A, herein, but the remaining yard shall not be less than thirty-five (35) feet. The reduction or waiver shall be based upon findings that topographic conditions, existing trees, and other vegetation, proposed land grading and plant materials, or other -120- �I I I I I I I I I I I I I I I I I I I Art1cle 15.0 - POD - Pldnned On1t Development site conditions perform the same functions as the required yards. such reductions or waivers shall be shown on the approved area plan. All required yards shall be landscaped and adequately maintained. SECTION 45.07 - DISTANCES BETWEEN BUILDINGS A single family dwelling shall be located at least ten (10) feet from any other single family dwelling unless structurally attached thereto. A. B. Distances between buildings shall be sufficient to meet fire protection requirements. SECTION 45.08 - HEIGHT REGULATIONS There are no height regulations in the PUD district, provided that any building exceeding a height of two and one-half (2-1/2) stories or thirty-five (35) feet shall be approved as to specific height by the Township Board upon recommendation by the Planning commission. Approval shall be based upon findings regarding natural light, air circulation, views, fire protection, and airport flight patterns, where applicable. The height of each building shall be indicated on the area plan and all site plans approved subsequently thereto. SECTION 45.09 - PLANNING AND DEVELOPMENT REGULATIONS As set forth in Article 52, herein. -121- �• • • • • •I I I I I I I I I I I I I ARTICLE 50.0 CONDITIONAL USES SECTION 50.01 - PURPOSE The formulation and enactment of this ordinance is based upon the division of the unincorporated portions of the Township into districts in each of which are permitted specified uses which are mutually compatible. In addition to such permitted compatible uses, however, it is recognized that there are certain other uses which it may be necessary or desirable to allow in certain locations in certain districts but which on account of their actual or potential impact on neighboring uses or public facilities need to be carefully regulated with respect to their location for the protection of the Township. Such uses, on account of their peculiar locational need or the nature of the service offered, may have to be established in a district in which they cannot be reasonably allowed as a permitted use. SECTION 50.02 - AUTHORITY TO GRANT PERMITS The Township Planning Commission shall have the authority to grant conditional use permits, subject to such conditions of design and operation, safeguards and time limitations as it may determine for all conditional uses specified in the various district provisions of this ordinance. SECTION 50.03 - APPLICATION AND FEE Application for any conditional use permit permissible under the provisions of this ordinance shall be made to the Planning Commission by filling in the official conditional use permit application form, submitting required data, exhibits and information; and depositing the required fee. such application shall be accompanied by a fee as set by the Pittsfield Township Board, except that no fee shall be required of any governmental body or agency. No part of such fee shall be returnable to the applicant. (Ord. #71-6.11 - 9/28/71) SECTION 50.04 APPLICATION DATA, EXHIBITS, AND INFORMATION REQUIRED IN An application for a conditional use permit shall contain the applicant's name and address in full, a statement that the applicant is the owner involved or is acting on the owner's behalf, the address of the property involved, an accurate survey drawing and site plan of said property, showing the existing and proposed location of all buildings and structures thereon, the types -122- I II �•I I •I I I I I I I I I I I I I I I Art1cle 50.0 - Cond1t1onB1 Uses thereof, and their uses and a statement and supporting data, exhibits, information and evidence regarding the required findings set forth in this ordinance • SECTION 50.05 - PUBLIC HEARING The Planning commission shall hold a public hearing, or hearings, upon any application for a conditional use permit, notice of which shall be given by one (1) publication in a newspaper of general circulation in the Township, within fifteen (15) days but not less than three (3) days next preceding the date of said hearing. (Revised 6/72) SECTION 50.06 DETERMINATIONS - REQUIRED STANDARDS AND FINDINGS FOR MAKING The Planning Commission shall review the particular circumstances and facts of each proposed used in terms of the following standards and required findings, and shall find and record adequate data, information and evidence showing that such a use on the proposed - site, lot or parcel: A. Will be harmonious with and in accordance with the general objectives, intent and purposes of this ordinance. B. Will be designed, constructed, operated, maintained and managed so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity. c. Will be served adequately by essential public facilities and services, such as highways, streets, police, and fire protection, drainage structures, refuse disposal or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such service. D. Will not be hazardous or disturbing to existing or future neighboring uses. E. Will not create excessive additional requirements at public cost for public facilities and services. SECTION 50.07 - ADDITIONAL DEVELOPMENT REQUIREMENTS FOR CERTAIN USES A conditional use permit shall not be issued for the occupancy of a structure or parcel of land, or for the erection, reconstruction, or alteration of any structure unless complying with the -123- �I I I • • •I I I I I I I I I I Art1c1e 50. 0 - Cond1~1ont!l1 Uses following site development requirements. In granting of any conditional use permit the Planning Commission shall impose such conditions of use as it deems necessary to protect the best interest of the Township, and the surrounding property and to achieve the objectives of this ordinance, and the breach of any such condition shall automatically invalidate the permit therefor. A violation of a requirement, condition, or safeguard shall be considered a violation of this ordinance, and grounds for the Planning Commission to terminate and cancel such conditional use permit. If the facts in the case do not establish that the findings and standards set forth in this ordinance will apply to the proposed use, the Planning Commission shall not grant a conditional use permit. (Ord. #71-6~12 - 9/28/71) · No application for a conditional use permit which has been denied wholly or in part by the Planning Commission shall be resubmitted for a period of three hundred and sixty five (365) days from such denial, except on grounds of new evidence or proof of changed conditions found.by the Township Planning Commission to be valid. SECTION 50.08 - QUARRIES AND SAND AND GRAVEL PITS The removal of soil, including top soil, sand, gravel, stone and other earth materials shall be subject to the following conditions: A. There shall be not more than one (1) entrance way from a public road to said lot for each six hundred sixty (660) feet of front lot line. B. such removal shall not take place before sunrise or after sunset. c. on said lot no digging or excavating shall take place closer than one hundred (100) feet to any lot line. D. on said lot all roads, driveways, parking lots and loading and unloading areas within one hundred (100) feet of any lot line shall be paved, oiled, watered or chemically treated so as to limit on adjoining lots and public roads the nuisance caused by windborne dust. I I I -124- �I • • • •I I I I I I I I I I I I I I Art1cle 50.0 - Cond1t1on41 Uses E. Any odors, smoke, fumes, or dust generated on said lot by any digging, excavating or processing operation and borne or able to be borne by the wind shall be confined within the lines of said lot as much as is possible so as not to cause a nuisance or hazard on any adjoining lot or public road. F. such removal shall not be conducted as to cause the pollution by any material of any surface or sub-surface water course or body outside of the lines of the lot on which such use shall be located. G. Such removal shall not be conducted as to cause or threaten to cause the erosion by water of any land outside of said lot or of any land on said lot so the earth materials are carried outside of the lines of said lot, that such removal shall not be conducted as to alter the drainage pattern of surface or sub-surface waters on adjacent property, and that in the event that such removal shall cease to be conducted it shall be the continuing responsibility of the owner or operator thereof to assure that no erosion or alteration of drainage patterns, as specified in this paragraph, shall take place after the date of the cessation of operation. H. All fixed equipment and machinery shall be located at least one hundred (100) feet from any lot line and five hundred (500) feet from any residential zoning district, but that in the event the zoning classification of any land within five hundred (500) feet of such equipment or machinery shall be changed to residential subsequent to the operation of such equipment or machinery may continue henceforth but in no case less than one hundred (100) feet from any lot line. I. There shall be erected a fence of not less than six (6) feet in height around the periphery of the area being excavated. Fences shall be adequate to prevent trespass, and shall be placed on level terrain no closer than fifty (50) feet to the top edge of any slope. J. All areas within any single development shall be rehabilitated progressively as they are worked out or abandoned to a condition of being entirely lacking in hazards, inconspicuous, and blended with the general surrounding ground form so as to appear reasonably natural. K. The operator or operators shall file with the Township Planning Commission and the County Health Department a detailed plan for the restoration of the development area -125- �• • • • •I I I I I I I I I I I I I I Art1c1e 50.0 - Cond1t1on41 Uses which shall include the anticipated future use of the restored land, the proposed final topography indicated by contour lines of not greater interval than five (5) feet, steps which shall be taken to conserve topsoil; the type and number per acre of trees or shrubs to be planted and the location of future roads, drive, drainage courses, and/or other improvements contemplated • The restoration plans shall be filed with and approved by both the Township Planning Commission and the county Health Department before quarrying or removal operations shall begin. The plans shall be certified by a soil or geology engineer. In restoration no filling operations shall be permitted which will likely result in contamination of ground or surface water, or soils, through seepage of liquid or solid waste or which will likely result in the seepage of gases into sur£ace or sub-surface water or into the atomosphere. L. The operator or operators shall file with the Township Planning Commission a bond, payable to the Township and conditioned on the faithful performance of all requirements contained in the approved restoration plan. The rate per acre of property to be used for the required bond shall be fixed by the Township Planning Commission. The bond shall be released upon written certification of the County Health Department that the restoration is complete and in compliance with the restoration plan. SECTION 50.09 - JUNK YARDS AND INOPERATIVE VEHICLES In addition to and as an integral part of development, following provisions shall apply: the A. Junk yards shall be established and maintained in accordance with all applicable State of Michigan statutes. B. rt is recognized by this ordinance that the location in the open of such materials included in this ordinance's definition of "Junk Yard" will cause the reduction of the value of adjoining property. To that end, the character of the district shall be maintained and property value conserved. A solid, unpierced fence or wall at least seven (7) feet in height,and not less in height than the materials located on the lot on which a junk yard shall be operated, shall be located on said lot no closer to the lot lines than the yard requirements for buildings permitted in this district. -126- �•I -I I I I I I I I I I I I I I I Art1c1e 50.0 - cond1t1ona1 Uses All gates, d o ors, and access ways through said fence or wa l l shall be of solid, unpierced material. In no event shall any materials included in this ordinance's definition of "Junk Yard" be located on the lot on which a junk yard shall be operated in the area between the lines of said lot and the solid, unpierced fence or wall located on said lot. c. All traffic ingress or egress shall be on major streets, and there shall be not more than one (1) entrance way to the lot on which a junk yard shall be operated from each public road on which said lot abuts. D. on the lot on which a junk yard shall be operated, all roads, driveways, parking lots, and loading and unloading areas within any junk yard shall be paved, oiled, watered or chemically treated so as to limit on adjoining lots and public roads the nuisance by wind.borne dust. SECTION 50.10 - DRIVE-IN THEATERS AND TEMPORARY TRANSIENT AMUSEMENT ENTERPRISES In addition to and as an integral part of development, following provisions shall apply: the A. Drive-in theaters shall be enclosed for their full periphery with a solid screen fence at least seven (7) feet in height. Fences shall be of sound construction, painted or otherwise finished neatly and inconspicuously. B. All fenced-in areas shall be set back at least one hundred (100) feet from any front street or property line, with the area between the fence and the street or property line to be landscaped in accordance with Section 56.08, herein. c. All traffic ingress or egress shall be on major streets and all local traffic movement shall be accommodated within the site so that entering and exiting vehicles will make normal and uncomplicated movements into or out of the public throughfares. All points of entrance or exit for motor vehicles shall be located no closer than two hundred (200) feet from the intersection of any two (2) streets or highways. -127- �• • • • •I I I I I I I I I I I I I I ARTICLE 51.0 OFF-STREET PARKING AND LOADING-UNLOADING REQUIREMENTS SECTION 51.01 - OFF-STREE1 PAR.KING In all districts, in connection with industrial business, institutional, agricultural, recreational, residential, or other use, there shall be provided at the time any building or structure use is erected, or uses established, enlarged or increased in capacity, off-street parking spaces for automobiles with the requirements herein specified. A. Plans and specifications showing required off-street parking spaces, including the means of access and interior circulation, for the above uses, shall be submitted to the zoning inspector for review at the time of application for a building permit for the erection or enlargement of a building. Required off-street parking facilities shall be located on the same lot as the principal building or on a lot within three hundred (300) feet thereof except that this distance and under the same ownership as the principal building shall not exceed one hundred fifty (150) feet for single family and two family dwellings. This distance specified shall be measured from the nearest point to the parking facility to the nearest point of the lot occupied by the building or use that such facility is required to serve. B. No parking area or parking space which exists at the time this ordinance becomes effective or which subsequent thereto is provided for the purpose of complying with the provisions of this ordinance shall thereafter be relinquished or reduced in any manner below the requirements established by this ordinance, unless additional parking area or space is provided sufficient for the purpose of complying with the provisions of this ordinance within three hundred (300) feet of the proposed or existing uses for which such parking will be available. c. Parking of motor vehicles, in residential zones, shall be limited to passenger vehicles, and not more than one commercial vehicle of the light delivery type, not to exceed three-fourths (3/4) ton shall be permitted per dwelling unit. The parking of any other type of commercial vehicle, or bus, except for those parked on school or church property is prohibited in ·a residential zone. Parking spaces for all types of uses may be provided either in garages or parking areas conforming with the provisions of this ordinance. -128- �• • • • • •I I I I 'I 'I I I I I I Art.ic1e 51. O - Off-Street Pllrk.fng llnd Lollding 4nd On1olld.ing Requ.frements D. Each off-street parking space for automobiles shall not be less than two hundred (200) square feet in area, with a minimum width of ten (10) feet, exclusive of access drives or aisles, and shall be of usable shape and condition. There shall be provided a minimum access drive of ten (10) feet in width, and where a turning radius is necessary, it will be of such an arc as to reasonably allow an unobstructed flow of vehicles. Parking aisles for automobiles shall be of sufficient width to allow a minimum turning movement in and out of a parking space. The minimum width of such aisle shall be: 1. For ninety (90) degree or perpendicular parking the aisle shall not be less than twenty-two (22) feet in width. 2. For sixty (60) degree parking the aisle shall not be less than eighteen (18) feet in width. 3. For forty-five (45) degree parking the aisle shall not be less than thirteen (13) feet in width. 4. For parallel parking the aisle shall not be less than eleven (11) feet in width. · E. Off-street parking facilities required for churches may be reduced by fifty (50) percent where churches are located in non-residential districts and within three hundred (300) feet of usable public or private off-street parking areas. Off-street parking facilities for trucks at restaurants, service stations, and other similar and related uses shall be of sufficient size to adequately serve trucks and not interfere with other vehicles that use the same facilities. Such truck spaces shall not be less than ten (10) feet in width and fifty-five (55) feet in length. F. Every parcel of land hereafter used as a public or private parking area shall be developed and maintained in accordance with the following requirements: 1. All off-street parking spaces and all driveways, except those in RC, AG, and R-lA districts, shall not be closer than ten (10) feet to any property line, except where a wall, screen or compact planting strip exists as a parking barrier along the property line. -129- �• • • • • •II I I ' ' ' 'I ' ' 'I Art.I c.l e 51. 0 - Off-Street Park.tog and ~oad.ing and On.load.ing-Requ.trements 2. No off-street parking spaces shall be located in the front yard setback or when the lot is a corner lot, the parking spaces shall not be located within the required setback of either street. 3. All off-street parking areas shall be drained so as to prevent drainage to abutting properties and shall be constructed of materials which will have a dust-free surface resistant to erosion • 4. Any lighting fixtures used to illuminate any offstreet parking area shall be so arranged as to reflect the light away from any adjoining residential lot or institutional premises. 5. Any off-street parking area providing space for five (5) or more vehicles shall be effectively screened on any side which adjoins or faces property adjoining a residential lot or institution by a wall, screen, or compact planting not less than four (4) feet in height. Plantings shall be maintained in good condition and not encroach on adjoining property. 6. All off-street parking areas that make it necessary for vehicles to back out directly into a public road are prohibited, provided that this prohibition shall not apply to off-street parking areas of one or two family dwellings. 7. Requirements for the provision of parking facilities with respect to two or more property uses of the same or different types may be satisfied if the permanent allocation of the requisite number of spaces designated is not less than the sum of individual requirements. 8. The number of parking spaces required for land or buildings used for two or more purposes shall be the sum of the requirements for the various uses, computed in accordance with this ordinance. Parking facilities for one use shall not be considered as providing the required parking facilities for any other use, except churches. G. For the purposes of determining off-street parking requirements the following units of measurement shall apply: -130- �• • • • •I I I I I I I I I I I I I I Art1cl e 5.1. O - Off-Street P8rk1ng 8nd ~oad1ng and Unlo8d1ngRequ1rements 1. FLOOR AREA - In the case of uses where floor area is the unit for deter mining the required number of off-street parking spaces, said unit shall mean the gross floor area, except that such floor area need not include any area used for parking within the principal building and need not include any area used for incidental service storage installations of mechanical equipment, penthouses housing ventilators and heating systems, and similar uses. 2. PLACES OF ASSEMBLY - In stadiums, sport arenas, churches, and other places of assembly in which those in attendance occupy benches, pews, or other similar seating facilities, each eighteen (18) inches of such seating facilities shall be counted as one (1) seat. In cases where a place of assembly has both fixed seats and open assembly area, requirements shall be computed separately for each type and added together. 3. FRACTIONS: When units of measurement determining the number of required parking spaces result in requirement of a fractional space, any fraction shall be counted as one additional space. 4. The minimum required off-street parking spaces shall be set forth as follows. Automobile or Machinery Sales and Service Garages: one (1) space for each two hundred (200) square feet of showroom floor area plus two (2) spaces for each service bay plus one (1) space for each two (2) employees. Banks, Business and Professional Offices: One (1) space for each two hundred (200) square feet of gross floor area. Barber Shops and Beauty Parlors: One (1) space for each chair plus one (1) space for each employee. Bowling Alleys: Five (5) spaces for each alley. -131- �• • • • • • -I I I I I I I I Art1cle 51.0 - Off-Street PBrk1ng Bnd LoBd1ng Bnd OnloBd1ngRequ1rements Churches, auditoriums, stadiums, sport arenas, theaters, dance halls other than schools: one (1) space for each (4) seats. Dwellings (Single family): one (1) space for each family or dwelling unit . Dwellings (two family and multiple family) Two (2) spaces for each family or dwelling unit, Funeral homes and mortuaries: Four (4) spaces for each parlor or one (1) space for each fifty (50) square feet of floor area, plus one (1) space for each fleet vehicle, whichever is greater. Furniture and appliance stores, household equipment and furniture repair shops: One (1) space for each four hundred (400) square feet of floor area. Hospitals: One (1) space for each bed excluding bassinets plus one (1) space for each two (2) employees. Hotels, motels, homes: lodging houses, tourist and boarding One (1) space for each living unit plus one (1) space for each two (2) employees. Automobile, gasoline service stations: One (1) space for each eight hundred (800) square feet of floor area plus one (1) space for each four (4) employees. Manufacturing, fabricating, processing and bottling plants, research and testing laboratories: One (1) space for each one and one-half (1-1/2) employees on maximum shift. -132- �I I I I I I I I I I I I I I I I I I I Art1cle 51.0 - Off-Street P4rk1ng 4nd Lo4d1ng 4nd Onload1ng Requ1rements Utility sub-stations: One (1) space for each employee on maximum shift. Medical a~d dental clinics: One (1) space for each one hundred (100) square feet of floor area plus one (1) space for each employee. Restaurants, beer parlors, taverns and night clubs: One (1) space for each two (2) patrons of maximum seating capacity plus one (1) space for each two (2) employees. Roadside stands: Five (5) spaces for each attendant. Self-service laundry or dry cleaning stores: .,\ One (1) space for each two ( 2) washing and/or dry cleaning machines. Schools schools: private or public elementary and junior high One (1 ) space for each employee normally engaged in or about the building or grounds plus on€ (1) space for each thirty (30) students enrolled. Senior high schools and institutions of higher learning - private or public: One ( 1) space for each employee in or about the building or grounds plus one (1) space for each four ( 4) students. Shopping centers: 5.5 spaces per 1,000 square feet of gross leasab l e floor area. -133- �I I I I I I I I I I I I I I I I I I I Art.i cl e 51. O - Off-Street Pt1.rk.ing and Lot1.d.ing- and UnloB.d.ingRequ.irements Supermarket, self-service food and disco un t stores: One (1) space f a r each two hundred square feet of gross leasable floor area. Wholesale sales: One (1) space for each four hundred (400) square feet of floor area in wholesale sales, which area is not included in retail sales floor area. Retail sales in wholesale establishments: one (1) space for each two hundred (200) square feet of retail sales floor area. warehousing/storage: One (1) space for each one thousand (1,000) square feet of floor area. Material distribution center (truck terminal): One ( 1) space for automobile parking for each person employed on the premises, including truck drivers; one (1) space for each truck stored on the premises. Mini-warehouse (self-storage): One ( 1) space for each four ( 4) storage units equally distributed throughout the site; two (2) spaces for the manager's residence; one (1) space for each twenty-five (25) storage units, to be located at the office of the sto=age complex. Pharmacy, retail s~les of medical and dental supplies and medical/dental laboratories as provided by Section 33.03 C: o ne (1) space for each four hundred (400) square feet of floor area in such use, plus the parking space required for other uses o : the premises. 5. Where a use is not specifically mentioned the park~ ~ g requirements of a similar or related use shall apply. -134- �I I I I I I I I I I I I I I I I I I I Art.i.cle 51. 0 - Off-Street Parking a.nd Loa.ding and Onloa.ding-Requirements SECTION 51.02 - LOADING-UNLOADING REQUIREMENTS In connection with every building or part thereof hereafter erected, except single and two family dwelling unit structures, there shall be provided on the same lot with such buildings, c~f-street loading and unloading spaces for uses which customarily receive or distribute mate=ial or merchandise by vehicle. A. Plans and specifications showing required loading and unloading spaces including the means of ingress and egress and interior circulation shall be submitted to the zoning inspector for review at the time of application for a building permit for the erection or enlargement of a use or a nuilding or structure. B. Each off-street lo~ding-unloading space shall not be less than the following: 1. In any residential district a loading-unloading space shall not be less than ten (10) feet in width and twenty-five (25) feet in length and, if a roofed space, not less than fourteen (14) feet in height. 2. In any commercial or industrial district a loadingunloading space shall not be less than ten (1) feet in width and fifty-five (55) feet in length and, if a roofed space, not less than fifteen (15) feet in height. c. Subject to the limitations of the next paragraph, a loading-unloading space may occupy part of any required side or rear yard; except the side yard along a side street in the case of a corner lot. In no event shall any part of a required front ya~d be occupied by such loading space. D. Any loading-unloading space shall not be closer than fifty (50) feet to any other lot located in any residential district unless wholly within a completely enclo~ed building or unless enclosed on all sides by a wall, fence or compact planti~g not less than six (6) feet in height. E. In the case of mixed uses on one lot or parcel the total requirer.,en ts for off-street 1 oading-un loading facilities shall be the sum of the various uses computed separately. -135! �I I I I I I I I I Art1cle 51.0 - Off-Street Park1ng and Load1ng and Unload1ngRequ1rements F. All off-street loading-unloading facilities that make it ne=essary to back out dir e ctly into a public road shall be prohibited. All maneuvering of trucks, autos and other vehicles shall take place on the site and not within a public right-of-way. G. Off-street loadin g -unloading requirements for residential (excluding single family dwellings), hotel, hospital, mortuary, public assembly, office, retail, wholesale, industrial or other uses similarly involving the receipt of distribution by vehicles, the uses having over five thousand (5,000) square feet of gross floor are c shall be provided with at least one (1) off-street loading-unloading space, and for every additional twenty thousand (20,000) square feet of gross floor space, or fraction thereof, one (1) additional loading-unloading space, the size of such loadingunloading space subject to the provisions of this ordinance. H. Where a use is not specifically mentioned, the requirements of a similar or related use shall apply. I I I I I I I I I I -136- �I I I ARTICLE 52 PLANNING AND DEVELOPMENT REGULATIONS FOR PLANNED UNIT DEVELOPMENT (POD) DISTRICT I I I I I I I SECTION 52.01 - GENERAL PROVISIONS I SECTION 52.02 - CIRCULATION AND ACCESS I I I I I I I A. Continuing Applicability of Regulations - The location of all uses and structures, all uses and mixtures thereof, all yards and transition strips, and all other information regarding uses of properties as shown on or as part of an approved area plan, and on site plans and plats approved subsequently thereto, and all conditions of approval, shall have the full force and permanence of the zoning ordinance as though such regulations were specifically set forth in the zoning ordinance. such regulations shall be the continuing obligation of any subsequent interests in the land in a PU~ or parts thereof and shall not be changed Except as approved through amendment or revision procedures as set forth in Section 52.12, herein. B. Construction - No construction, grading, tree removal, soil stripping, or other site improvements or changes shall commence, and no permits shall be issued therefor, on a lot zoned, or under zoning petition for, a PUD district classification, until the requirements of this article have been met. A. Each lot or principal building shall have vehicular access from a public street or private street approved by the Township Board. B. Exact lot or principal building shall have pedestrian access from a public or private sidewalk where deemed necessary by the Flanning Commission. All parts of a PUD shall be interconnected by a sidewalk system which will provide necessary, safe, and convenient movement of pedestrians. A bicycle path system shall also be prov~ded in a PUD and may be a part of the sidewalk system. c. Public and private streets shall be designed and constructed according to established standards for public streets, except that such standards may be modified if adequate service will be provided. Right-of-way standards may be modified, especially where the area plan provides for adequate off-s~reet parking facilities and for the separation of pedestrian and vehicular traffic. Modification of proposed public streets shall be approved by the Washtenaw County Road Commission Engineer. -137- �I I I I I I I I I I I I I I I I I I I Art.icle 52. 0 - Pl11nn.ing and .Development Regulat.ions for Planned On.it .Development (POD) .Distr.ict o. An individual dwelling unit in a single family or two family structure, or an individual townhouse buildi~g or mobile home, or similar residential structure, shall not have direct driveway access to a collector or arterial street. In such case, access shall be provided by a public or private street. SECTION 52.03 - UTILITIES A. Each principal buildir.g shall be connected to public water and sanitary sewer lines, or to on-site facilities approved by the Township Board, after approval by the Washtenaw county Health Department. B. Each site shall be provided with adequate storm drainage. Open drainage courses and storm water retention ponds may be permitted where shown on an approved area plan, site plan, or plat. c. Electrical, telephone, and cable television lines shall be placed underground, provided, however, that distribution lines may be placed overhead if approved by the Township Board. surface mounted equipment for underground wires shall be shown on final site plans, and shall be screened from view. SECTION 52.04 - OPEN SPACE REGULATIONS A. Buildings, parking lots, drives and similar improvements may be permitted in open space areas if related and necessary to the functions of the open space. Other buildings and improvements shall be prohibited therein. B. Open space areas shall be conveniently located in relation to dwelling units. c. Open space areas shall have minimum dimensions which are useable for the functions intended and which will permit proper maintenance. D. The Township Board may require, upon recommendation of the Planning Commission, that natural amenities such as but not limited to, ravines, rock outcrops, wooded areas, tree or shrub specimens, unique wildlife habitat, ponds, streams and marshes be preserved as part of the open space system. -138- �II • • • • • '- Art.icle 52. 0 - Plann.ing and Development Regulat.ions for Planned Un.it .Development (PU.O} .O.istr.ict SECTION 52.05 - PARKING AND LOADING REQUIREMENTS The parking and loading requirements set forth in Article 51, herein, shall apply, except that the number of spaces required may be reduced. Width of parking spaces may be reduced to not less than nine (9) feet. The reductions shall be approved by the Township Board, upon recommendation of the Planning Commission, as a part of the area plan, and shall be based upon specific findings. The parking area saved by reducing the number or width of spaces shall be put into landscape/open space areas within the PUD. SECTION 52.06 - PHASING Development may be phased as delineated on the approved area plan, subject to the following requirements. A. A phase shall not be dependent upon subsequent phases for safe and convenient vehicular and pedestrian access, adequate utility services, and open spaces and recreation facilities. B. The Township Board, upon recommendation of the Planning Commission, may require that the development be phased so that property tax revenues resulting from such development will generally balance the expenditures required by public agencies to properly service that development; so that overloading of utility services and community facilities will not result; and so that the various amenities and services necessary to provide a safe, convenient, and healthful residential environment will be available upon completion of any one phase. The Planning Commission may require the petitioner to provide market analyses, traffic studies, and other information necessary for the Commission to properly and adequately analyze a PUD petition for recommendation to the Township Board with respect co this requirement. C. The Planning Commission may require, as part of a final site plan review of a phase of a PUD, that land shown as open space on the approved area plan be held in reserve as part of the phase to be developed, in order to guarantee that density limits for the entire approved PUD will no~ be exceeded when the subject phase is completed. Such rese=ved land may be included in the development of subsequent phases if the density limits will not be exceeded upon completion of that phase or if other land is similarly held in reserve. -139- �I I I II I I I I I I I I I I I I - Art1cle 52.0 - Pl8nn1ng 8nd Development Regul4t1ons for Pl8nned On1t Development (POD) D.istr.ict D. Development shall be started and shall be diligently pursued in the manner and sequence shown on the approved area plan. SECTION 52.07 - PETITION REQUIREMENTS A. Procedures 1. A petition for a PUD district may be made by the owner(s) of record or by a person(s) acting on behalf of the owner(s) of record of the subject parcel. The petition shall include an area plan and all information required in Section 59.04, herein. 2. The petition shall be filed with the Township Clerk who shall transmit copies of the petition to the Flanning Commission secretary. The petition shall be filed at least two (2) weeks prior to the Planning commission meeting at which it is to be first considered. 3. The Planning Commission shall hold a public hearing on the petition. Notice of the public hearing shall be given as required for zoning amendments, as set forth in Article 59, herein. 4. At the public hearing the petitioner shall present evidence regarding the following characteristics of the proposed development: a. b. c. d. e. f. The general character and substance. Objectives and purposes to be served. Compliance with all applicable Township ordinances, regulations, and standards. Scale and scope of development proposed. Devel8pment schedules. compliance with the adopted general development plan of Pittsfield Township. The Planning Commission may also require that the petitioner provide information at the public hearing concerning economic feasibility of the proposed uses; community impact, in terms of streets and traffic, schools, recreation facilities and costs/revenues for the Township; and environmental impact. Evidence and expert opinion shall be submitted by the petitioner in the form of maps, charts, reports, models or other materials, and in the form of testimony by -140- �I I I I I I I I I I I I I I I I I I I Art.le-le 52. 0 - Plann.ing and oevelopment Regulat.ions for Planned Un.it Oevelopment (POD) D.istr.ict experts, as will clearly state the full nature and extent of the proposal. Materials shall be submitted in sufficient quantity for public display and for review by the Planning commission and other Township officials. 5. The Township Planning Commission shall undertake a study of the petition and shall submit a report thereon to the Township Board within ninety-five (95) days of the filing date. This report shall contain the Planning Commission's analysis of the petition, findings regarding standards, suggested conditions of approval, if applicable, and its recommendations. 6. The Township Board shall review the petition and the reports of the Township and County Planning Commissions thereon, and shall approve or deny the petition. The Township Board shall attach appropriate conditions to its approval of a PUD petition, including conditions concerning expiration dates, aa providej in Section 52.14, herein. B. Information Required for the Area Plan 1. An area plan for a PUD consisting of eighty (80) acres or less shall contain the following information: a. Density of use for each use area of the site. b. Location, size and uses of open space. c. General description of the organization to be utilized to own and maintain common areas and facilities. d. General description of covenants or other restrictions; easements for public utilities. e. Description of the pe~itioner's intentions regarding selling or leasing of· land and dwelling units. f. Description of all proposed uses. g. General landscape concept showing tree masses to be preserved or added, buffer areas, and similar features. -141- ' ' I �I I I I I I I I 1. I I I I I I I I I I Article 52.0 - Planning and Development Regulations for Planned Unit .Development (PU.D} District h. Delineation of areas to be plattec under -he Subdivision Control Act. Location and description of side; dimensions i. and areas. j. General topography; soil information. k. Scale, north arrow, date of plan. 1. Existing zoning of site; existing land use and zoning of adjacent parcels; location of adjacent buildings, drives, and streets. m. General description of proposed water, sanitary sewer and storm drainage systems. n. Existing natural and man-made features to be preserved or removed; location of existing structures, streets, and drives; location, width, and purpose of existing easements. o. All adjacent property in which the petitioner and owners of land ir. the PUD have any ownership interest. p. Proposed buildings/structures - location, outline, general dimensions, distances between, floor area, number of floors, height, number and type of dwelling units (where applicable ) . q. Proposed streets/drives - general alignment, right-of-way, surface type and width. r. Proposed parking - location and dimensions of lots, spaces, and aisles; angle of spaces; number of spaces; surface type. s. Delineation of required yards; dwelling unit schedule, density, and lot area per dwelling unit, for residential projects; lot coverage (percent) and floor area ratio; location and size of required transition and landscape strips. t. Delineation of areas of cutting and filling. -142- �I I I I I I I I I I I I I I I I I I I Article 52. 0 - Pl11nn.i.ng and Development Regulat.i.ons for P.lanned Unit Development (PUD) D.i.str.i.ct u. Location and area of development phases; building program for eac~ phase, prcject ~j schedule of development, by phase. 2. An area plan for a PUD consisting of more than eighty (80) acres shall contain the information as required in Section 52.07 Bl (a) through (o), preceding, and the following information: a. Location, type, and i~nd area of each proposed land use: dwelling unit density (dwelling units per acre). b. General location, function, 5Urface w~dth, and right-of-way of proposed public streets; general location and surface width of major private streets/drives. c. General location of proposed parking areac and approximate number of spaces to be provided in each area. d. Location and area of each development phase; summary of land use information as required in Section 52.07 B2 (a) preceding, for each phase. c. standards for Petition Review The Planning commission shall determine, and shall provide evidence of its determinations in its report to the Township Board, that the petition meets the followins standards. 1. The proposed development shall conform to the adopted general development plan, or represents land use policy which, in the Planning Commission's opinion, is a logical and acceptable change in the adopted general development plan. 2. The proposed development shall conform to the intent and all regulations and standards of a PUD district. 3. The proposed development shall be adequately served by public facilities and services such as but not limited to streets, police and fire protection, drainage courses, water and sanitary sewer facilities, refuse disposal, and sidewalks; or that the persons or -143- �I I I I I I I I I I I I I I I I I I I Art1cle 52.0 - Plann1ng and Development Regulat1ons for Planned Un1t Development (PUD) D.istr1ct agencies responsible for the proposed development shall be able to properly provide such facilities and services. 4. Common open space, other common properties and f~cilities, individual properties, and all other elements of a PUD are so planned that they will achieve a unified open space and recreation area system, with open space and all other elements in appropriate locations, suitably relatej to each other, the site, and surrounding lands. 5. The petitioner shall have made provision to assure that public and common areas will be or have been irrevocably committed for that purpose. Provisions shall be made for financing of improvements shown on the plan for open space and other common areas, and that proper maintenance of such improvements is assured. 6. Traffic to, from, and within the site will not be hazardous or inconvenient to the project or to the neighborhood. In applying this standard the Planning Commission shall consider, among other things; convenient routes for pedestrian traffic; relationship of the proposed project to main thoroughfares and street intersections; and the general characte~ and intensity of the existing and potential development of the neighborhood. 7. The mix of housing unit types and densities, and the mix of residential and non-residential uses, shall be acceptable in terms of convenience, privacy, compatibility and similar measures. 8. The Planning commission shall determine, where applicable, that noise, odor,light, or other external effects which are connected with the proposed uses, will not adversely affect adjacent and neighboring lands and uses. 9. The proposed development shall create a minimum disturbance to natural features and land forms. 10. Streets shall follow topography, be properly spaced, and be located and aligned in accordance with the intended function of each street. The property shall have adequate access to public streets. The plan -144- I, �I I I I I I I I I I I I I I I I I I Art1cle 52.0 - Plann1ng and ve~~lopment Regulat1ons for Planned Un1t .Development (PU.D) D.i.s::r1ct shall provide for logical extensions of public streets and shall provide suitable street connections to adjacent parcels, where applicable. 11. Pedestrian circulation shall be provided within the site, and shall interconnect all use areas, where applicable. The pedestrian system shall provide for a logical extension of pedestrian ways outside the site and to the edges of the site, where applicable. D. Effect of Approval of Petition Approval of the petition by the Township Board shall have the following effects: 1. Approval shall confer a right to the landowner(s) that the zoning regulations as they apply to the land in the petition shall not be changed within the time periods provided in Section 52.13 and 52.14, he~ein. 2. Approval of an area plan shall indicate acceptance of uses, building locations in the case of a PUD of eighty (80) acres or less in area, layout of streets, dwelling unit cour.t and type, floor areas, densities, and all other eleme .. ts of the area plan. 3. Approval of an area plan of eighty (80 ) acres or less in area shall authorize the petitioner to file an application for final si~e plan approval for all or the first phase of the development shown on the approved area plan. such approval shall also authorize construction to begin for site improvements such as streets and drives, parking lots, grading, installation of utilities, and building foundations, provided the Planning Commission gives permission for such construction, and provided that all required permits have been issued are are in effect. No other construction may commence until a final site plan has been approved by the Planning Commission. Grading, tree removal and other changes in existing topography and natural features shall be limited to the minimum required ~o permit construction as authorized in this sub-section. Construction shall be limited to those elements whose location, size, alignment and similar characteristics will not be subject to change in the review of a final site plan or plat within the PUD. -145- �I I I I I I I I I I I I I I I I I I Art1c.le 52. 0 - Plann1ng t!lnd Development Regult!lt1ons for Planned Dn1t Development (PUD} D1str1ct 4. Approval of an area plan of mor e than eighty (80 ) acres shall authorize the petitioner to file an application for review of a preliminary (sketch) plan for each phase of the proposed development. No construction shall begin within any phase until a preliminary site {sketch) plan is approved as required herein, and in accordance with Article 55, herein. 5. Approval of an area plan by the Township Board shall authorize the applicant to file an application for review of a preliminary plat for tentative approval in accordance with the Subdivision Control Act (Act 288, P.A. 1967) and the Township's subdivision control ordinance for all or part of the area within the PUD which is to be platted. 6. No deviations from the area plan approved by the Township Board, or from any condit i on of approval, shall be permitted except through amendment or revision, as provided in this article. SECTION 52.08 - PRELIMINARY SITE (SKETCH) PLAN REQUIREMENTS A preliminary site (sketch) plan sha l l be submitted for each phase of development as delineated on the approve area plan for PUD's consisting of more than eighty (80) acres of land area. Preliminary site (sketch) plans shall be submitted and reviewed in accordance with, and shall meet all provisions of Article 55, herein. Preliminary site plans shall conform to the appro v ed area plan and all conditions attached thereto. SECTION 52.09 - FINAL SITE PLAN REQUIREMENTS A final (detailed ) site plan shal l be submitted for approval for each phase of a PUD as delineated on the approved area plan. Each final site plan shall be submitted and reviewed in accordance with, and shall meet all provision of Article 55, herein. Final (detailed) site plans shall conform to the approved area plan and to all conditions attached thereto or to the approved preliminary site (sketch) plan, whichever is applicable. SECTION 52.10 - SUBDIVISION PLATS A. A preliminary or final site plan shall not b e required for a n y part of a PUD which is to be platted f Gr single fami l y de t ached residential development. -146- �I I I I I I I I I I I I I I I I I I I Art.ic.le 52. 0 - P.l11nn.ing 11nd Deve.lopment Regul11t.ions for Planned Un.it Deve.lopment (POD) D.istr.ict B. Plats shall conform t c the apprcved a~ s a plan and al l conditions attached thereto. c. Subdivision plats s hall meet all requirements of the Pittsfield Township subdivision ordinance. SECTION 52.11 - COMMON AREAS AND FACILITIES A. The location, extent, and purpose of all common areas and facilities shall be identified on the area plan, on the preliminary site (sketch) plan where applicable, and on each final site plan. All such areas and facilities which are to be conveyed to any agency shall be identified accordingly on the final site plan(s). B. All public areas and facilities which are to be dedicated to a public agency shall be so dedicated prior to approval of a final site plan or a final plat, unless a binding agreement is provided in lieu of dedication. c. Legal instruments setting forth the manner of permanent maintenance of common areas and facilities shall be submitted to the Township attorney for review before the Township Planning Commission approves a final (detailed) site plan or the Township Board a~proves a final plat. SECTION 52.12 - AMENDMENT AND REVISION A. A developer may request a change in an approved area plan, an approved preliminary site (sketch) plan, or an approved final (detailed) site plan. A change in an approved area plan, or a change in an approved preliminary or final site plan which results in a major change, as defined in this section , in the approved area plan, shall require an amendment to the approved area plan. All amendments shall follow the procedures herein required for original submittal and review of a petition for PUD zoning. A change which results in a minor change as defined in this section shall require revision to the approved plan and approval by the Planning Commission. B. A request for a chan ~e in an approved plan shall be made in writing to the Plar. ~ ing Commission a n d shall clearly state the reasons therefor. Such reasons may be based upon considerations such as but not limited to changing social or economic conditions, potential imp rovements i n layout or design features, unforeseen difficulities, technical causes, s it e conditions, state or federal projects and installa-147- �I I i I I I I I I I I I I I I I I I - Art.icle 52. 0 - Planning and Development Regulll.t.ions for Pl11.nned Un.it Development (POD} D.istr.ict tions, and statutory revision ~ . The Planning Commission, upon finding such reasons and request reasonable and valid, shall so notify the applicant in writing. Following p2yment of the required fee, the developer shall submit the required information to the Planning Commission for review. If the approved plan is to be amended, the Planning Commission shall immediately notify the Township Board. c. The following changes shall be considered major, for which amendment is required: 1. Change in concept of the development. 2. Change in use or character of the development. 3. Change in type of dwelling unit as identified on the approved area plan. 4. Increase in the number of dwelling units (density). 5. Increase in non-residential floor area of over five (5) percent. 6. Increase in lot coverage or FAR of the entire PUD of more than one (1) percent. 7. Rearrangement of lots, blocks, and building tracts. 8. Change in the character or function of any street. 9. Reduction in land area set aside for common open space or the relocation of such area(s). 10. Increase in building height. D. A developer may request approval of minor changes, as defined in this section, in an approved area plan, approved preliminary site (sketch) plan, where applicable, or an approved final (detailed) site plan. The Planni~g Commission shall notify the To~~ship Board an d other applicable agencies of its approval of such minor changes. E. Minor changes shall include the following: 1. A change in residential floor area. An increase in non-residential floor area of five ( 5) percent or less. 2. -148- �I I I I I I I I I I I I I I I I I I I Art1cle 52. 0 - Plann1ng 11nd .Development Regulat.ions for Planned On1t Deve.lopment (PUD) D.istr.ict 3. Min~r variations in layout which do not constitute major changes. An increase in lot or FAR of the entire PUD of one (1) percent or less. 4. 5. A change in phasing of development. The Planning Commission shall have the authority to determine whether a requested change is major or minor, in accordance with · this section. The burden shall be on the applicant to show good cause for any requested change. F, SECTION 52.13 - EXPIRATION OF PLAN APPROVALS A. hn area plan or a preliminary site (sketch) plan, where applicable, shall expire eighteen (18) months after approval unless a final (detailed) site plan for the first phase of the project, or for the entire property in the PUD if development is not to occur in phases, is submitted to the Planning· Commission for approval. Thereafter the final site plan for each subsequent phase shall be submitted to the Planning Commission for review and approval within two (2) years of the date of approval of the immediately preceding final site plan. B. A final site plan for the entire PUD, or all final site plans for phases thereof, shall have received approval by the Planning Commission within three (3) years of tne date of the Board approval of the PUD, in the case of a PUD of eighty (80) acres or less in area. All final plats in a PUD shall have been approved and re~orded within the preceding time periods. C. Expiration of an approved area plan, or preliminary site plan, where applicable, as set forth in Section 52.13 A, preceding, and failure to obtain approval of final site plans and final plats as provided in Section 52.13 A and B, preceding, shall authorize the Township Board to revoke the right to develop under the approved area plan, after a hearing and unless good cause can be shown for said expiration. In such case, the Township Board may require that a new area plan be filed and reviewed in accordance with the requirement for original application. Expiration shall also au~horize the Township Board to initiate a zoning amendment to place the subject property into one or more zoning districts deemed by the Township Board to be appropriate. -149- �I I I I I I I I I I I I I I I I I I I Article 52.0 - Planning and Development Regulations for Planned Un.it Development (POD} D.i.str.i.ct D. An approved final site plan shall expire as provided in Article 55, herein. E. Development shall be diligently pursued to completion, and shall be completed with two (2) years of the date of approval of a final site plan. F. If an approved area plan or an approved final site plan has expired as set forth in this section, no permits for development or use of the property shall be issued until the applicable requirements of this section have been met. G. The Township Board may, at anytimE following three (3) years after the date of approval of a PUD of eighty (80) acres or less, or five (5) years after the date of approval of a FUD of more than eighty (80) acres, or such later time as might be specified in the conditions of approval, change the zoning classification of any or all parts of a PUD distric~ to one or more zoning districts as deemed appropriate by the Township Board. The Township Board may make such changes whether or not development is completed. SECTION 52.14 - CONDITIONS-EXPIRATION OF APPROVALS The Township Board shall include as a condi~ion of approval of each petition for a PUD, expiration dates as set forth in section 52.13, herein, or such later expiration dates as the Township Board may approve. SECTION 52.15 - EXTENSION OF TIME LIMITS Time limits set forth in this article may be extended upon showing of good cause, and by written agreement between the applicant and the Planning Commission or Township Board, whichever is applicable, in the case of area plans, and between the applicant and the Planning Commission, in the case of preliminary and final site plans. SECTION 52.16 - AS-BUILT DRAWINGS As-bu:lt drawings shall be provided in accordance with Article 55, herein. SECTION 52.17 - PERFORMANCE GUARANTEES Guarantees to assure completion of site improvements shall be provided in accordance with Article 55, hereir.. -150- �I I I I I I I I I Art1cle 52. O - Planning and Development Regu.lc1.t1ons for Plc1nned Unit Development (POD) D1strict SECTION 52.18 - VIOLATIONS A. A violation of an approved area plan, preliminary site (sketch) plan, final (detailed) site plan, and conditions of approval, shall be grounds for the Township Board to order that all construction be stopped and that building permits and certif.icates of occupancy be withheld until the violation is removed or adequate guarantee of such removal is provided to the Board. B. Violations of any plan approved under this article, or failure to comply with any requirement of this article, including conditions attached to an approved plan, shall be considered a violation of this ordinance, as provided in Article 58, herein. I I I I I ''- -151- �ARTICLE 53.0 SIGN REGULATIONS SECTION 53.01 - PURPOSE j I I I I I I I I I I '- The purpose of this section is to regulate on-~ite signs and outdoor advertising so as to protect the health, safety and general welfare, to protect property values, and to protect the character of the various neighborhoods in Pittsfield Township. The principle features are the restriction of advertising to the use of the premises on which the sign is located and the restriction of the total sign area permissible per site. Any s j gn placed on land or on a building for the purposes of identification or for advertising a use conducted on the premises shall be deemed an accessory use. It is intended tnat the display of signs will be appropriate to the land, building, or use to which they are appurtenant and be adequate, but not excessive, for the intended purpose of identification or advertisement. With respect to signs advertising business uses, it is specifically intended, among other thing, to avo~d excessive competition and clutter among sign displays. outdoor advertising signs ( billboards) which advertise products or businesses not connected with the site or building on which they are located, are deemed to constitute a principle use of a lot. SECTION 53.02 - DEFINITIONS A. Abandoned Signs A sign which no longer advertises or identifies a business, lessor, owner, or activity conducted upon or product available on the premises where such sign is displa y ed. B. Billboard See "Outdoor Advertising Signs." c. Business Center A group of two or more stores, offices, research or manufacturing facilities which collectively have a name different than the name of any of the indi vi dual establishments and which have common off-street parking and ent~ance facilities. D. Canopy or Marq u ee Signs Any sign attached to or constructed within or on a canopy or marquee. -152- �Art1c1e 53.0 - S1gn Regu14tlons E. I I I I I I District zoning district as established by the Pittsfield Township zoning ordinance. F. Free standing Signs A sign supported by a structure independent of any other structure. G. Height of Signs The vertical distance to the top edge of the copy area or structure, whichever is higher, as measured from the adjacent street grade. H. Identification Signs A sign which carries only the name of the firm, the major enterprise, or the principal product or service offered for sale on the premises or a combination of these things only to identify location of said premises and not to advertise. Such signs shall be located only on the premises on which the firm or major enterprise is situated, or on which the principal product is offered for sale. I I I I A sign other than an on-site sign. I K. '- I. H. Off-site Signs (Off-premises signs) on-site Signs (On-premises sign) A sign which advertises or identifies only goods, services, facilities, events or attractions on the premises where located. outdoor Advertising Signs A sign, including billboards, on which the written or pictorial information is intended to advertise a use, product, service, goods, event or facility located on other premises, and which is intended primarily for advertising purposes. -153- �I I I I I I I I I I I I I I -I Art1cle 53.0 - S1!fl1 RegulatJons L. Signs Any structure or part thereof, or device attached thereto or painted or represented thereon, or any material or thing, illuminated or otherwise, which displays or includes any numeral, letter, work, model, banner, emblem, insignia, device, code mark or other representation used as or in the nature of, an announcement, advertisement, direction or designation, of any person, firm, organization, place, commodity, service, business, profession, or industry, which is located upon any land or in any building, in such a manner as to attract attention from outside the premises. Except signs not exceeding one (1) square foot in area bearing only property numbers, post box numbers or names of occupants of premises. M. Temporary Signs A sign that is intended to be displayed for a limited period of time. N. Wall Signs A sign attached to or erected against the wall of a building with the face in a plane pnrallel to the plane of the building wall. o. Window Signs A si-gn installed on or in a window for purposes of view!ng from outside the premises. This term does not include merchandise located in a window. P. Portable Signs Any sign building. not permanently attached to the ground or a SECTION 53.03 - GENERAL SIGN REGULATIONS The following regulations shall apply to all signs in Pittsfielc Township. -154- �I I I I I I I I I I I I I I I I '- Art.icle SJ. 0 - S.ign Regul11t.ions A. Illuminated Si~ns 1. Residential Districts - Only indirectly illuminated signs shall be allowed in any =esidential district provided such sign is so shielded as to prevent direct light rays from being visible from the public rightof-way or any adjacent residential property. 2. Commercial, Wholesaling-Warehouse, Office, Research Development and Industrial Districts- Indirectly or internally illuminated signs are permitted providing such sign is so shielded as to prevent direct ~ight rays from being visible fr om the p--blic right-of-way or any adjacent residential property. 3. No sign shall have blinking, flashing or fluttering lights or other illuminating devices which have a changing light intensity, brightness, or color, or which are so constructed and operating as to create an appearance of writing or printing, except that movement showing date, time and temperature exclusively may be permitted. Nothing contained in this ordinance shall be construed as preventing use of lights or decorations related to religious and patriotic festivities. Beacon lights or search lights shall not be permitted as a sign for advertising purposes except as provided in section 53.10 B. Measurement of Sign Area The area of a sign shall be computed as including the entire area within a regular geometric form or combination of such forms comprising all the display area of the sign and including all of the elements of the matter displayed. Frames and structural members not bearing copy or display material shall not be included in computation of sign area. Where a sign has two or more faces, the area of all faces shall be included in determining the area of the sign, except that where two such faces are placed back to back, parallel to one another, and less than twenty four (24) inches apart, the area of the sign shall be the area of one face. C. Height of Signs No free standing sign shall exceed a height of twenty-five (25) feet. -155- �I I I I I I I I I I I I I I I - Art1cle 53.0 - S1gn Regu1Bt1ons D. Setback Requirements for Signs Except where specified otherwise in this ordinance, all signs shall be set back a minimum of one-half (1/2) the yard requirements for the district where located. E. corporate or other business flags shall be permitted in commercial, office, wholesale and warehousing, research and development, and industrial zoning districts, subject to the following regulations: 1. The flags shall be located on the same lot as the business building or use. 2. Notwithstanding provisions in Section 56.06 c & D, herein, business flags shall meet the yard requirements for signs and the heigh~ limits for structures in the zoning district in which located. 3. The maximum permitted area of a business flag shall be as follows: Maximum Permitted Flag Area Pole Height 35 ft. & over 40 square feet 26 - 30 feet 24 square feet 21 - 25 feet 15 square feet 20 fe et and under 6 square feet The area of each business flag shall not be included in the total sign area permitted on the lot. 4. Not more than one business flag shall be permitted for each public road frontage of the lot on which the business building or use is located. SECTION 53.04 - SIGNS PERMITTED IN ALL DISTRICTS Subject to the other conditions of this ordinance , the following signs shall be permitted anywhere within Pittsfield Township. A. Off premise signs which bear names, information and emblems of service clubs, places of worship, civic organizations, and quasipublic uses shall be permitted on private property with permission of the Township Board. Each sign shall not be mere than three (3) square feet in area, shall -156- �I I I I I I I I I I I I I I I I - Art1cle 53.0 - S1gn Regulat1ons not exceed a height of eight (8) feet, and shall be set back a minimum of ten (10) feet from the property line. All signs shall be consolidated within a single frame, if more than one sign is placed at one location. B. Signs which direct traffic movement onto or withir. a property and which do not contain any advertising copy or logo, and which do not exceed (8) square feet in area for each sign. Horizontal directional signs on and flush with paved areas may exceed eigr.t (8) square feet. A directional sign shall be located on the property to which it is directing traffic and shall be located behind the front right-of-way line. c. One church announcement bulletin shall be permitted on any site which contains a church regardless of the district in which located, provided said bulletin does not exceed twenty-four (24) square feet in area and a height of six (6) feet, and is set back a minimum of ten (10) feet from the property line. When a church has an identification sign as permitted elsewhere in this ordinance, an announcement bulletin shall not be permitted. SECTION 53.05 - PROHIBITED SIGNS A. Miscellaneous Signs and Posters Tacking, pasting, or otherwise affixing of signs or posters visible from a pu..:,lic way except "no tre_spassing", "no hunting", "beware of animal", warning of danger signs, and other legal postings as required by law, located on the walls of buildings, barns, sheds, on trees, poles, posts, or fences is prohibited. B. Banners Banners, pennants, search lights, twirling signs, sandwich board signs, sidewalk or curb signs, balloons, or other gas-filled figures are prohibited except as provided in Section 53.10 G. c. Swinging Signs Signs wh:ch swing or otherwise noticeably move as a result of wind pressure because of the manner of suspension or attachment are prohibited. -157- �I I I I I I I I I I I I I I I j -I Az·t.Jcle SJ. 0 - S.ign Re!TlJl4t1ons which hide from view any traffic or street sign or signal or which obstruct the view in any direction at a street or road intersectio~. 3. Signs which contain statements, words or pictures of an obscene, pornographic or immoral character. 4. Signs which are painted directly on to the wall, or any other structural part of a building. 5. Signs which are painted on or attached to any fence or any wall which is not structurally a part cf a building, except to identify a residence. 6. Signs which emit audible matter. 7. sound, odor, visible Roof signs. SECTION 53.06 - PERMITTED SIGNS IN RECREATION-CONSERVATION AND AGRICULTURE DISTRICTS A. One sign advertising the type of farm products grown on a farm premises. such sign shall not exceed twelve (12) square feet in area. B. One identification sign shall be permitted for each public street fro11tage having a curb cut for a vehicle en~ trance, for a school, church buildin q or other authorized use or lawful non-conforming use except home occupation. Where a church has an announcement bulletin as permittec in Section 53.04 C herein, said identification sign shall not be permitted. Each sign shall not exceed eighteen (18) square feet in area. C. One identification sign is permitted for a home occupation. The sign shall not exceed three (3) square feet in area and shall be attached flat against the front wall of the building. SECTION 53.07 - PERMITTED SIGNS IN RESIDENTIAL DISTRICTS A. one identification sign shall be permitted for each public st~eet frontage, for a subdivision, multiple family building development or mobile home park. Each sign shall not exceed eighteen ( 18) square feet in area. One addicional sign advertising "For Rent" or "Vacancy" may be placed on each public street frontage of a rental residential development provided that such sign shall not exceed -159- ,,I �I I I I I I I I I I I I I I I I I I I Art1cle 53.0 - S1gn Regu1Bt1ons three (3) square feet in area and is incorporated into the identification sign. Each sign shall be located behind the right-of-way · line of any public street. B. one identification sign shall be permitted for each public s~reet frontage having a curb cut for a vehicle entrance for a school, church, public building, or other authorized use or lawful non-conforming use except home occupations. Where a church has an announcement bulletin as permitted in Section 53.04 c herein, said identification sign shall not be permitted. Each sign shall not exceed eighteen (18) square feet in area or eight (8) feet in height. c. One identification sign is permitted for a home occupation. The sign shall not exceed three (3) square feet in area and shall be attached flat against the front wall of the building. SECTION 53.08 - PERMITTED SIGNS IN COMMERCIAL, OFFICE, WHOLESALE AND WAREHOUSING, RESEARCH AND DEVELOPMENT, AND INDUSTRIAL DISTRICTS on-site canopy or marquee signs, wall signs, and free standing signs are allowed in all C-1, C-2, C-3, 0-1, W-1, R-D, I-1, and I-2 districts subject to the following conditions: h. Signs permitted for single buildings on developed lo~ er group of lots developed as one lot, not in a business center subject to Section 53.08 B. 1. AREA - Each developed lot shall be permitted at least eighty (80) square feet of sign area for all exterior on-site signs. The area of exterior on-site signs permitted for each lot shall be determined as two (2) square feet of sign area for each one (1 ) linear foot of building length which faces one public street. The maximum area for all exterior on-site signs for each developed lot shall be two hundred (200) square feet. No free standing identification sign shall exceed one hundred (100) square feet in area. No exterior wall sign for businesses wi~hout ground floor frontage shall exceed twenty-four ( 24) square feet in area. 2. NUMBER - Each developed lot shall be permitted two ( 2) exterior on-site signs. For every developed lot which is located at the intersection of two collector or arterial streets as classified in the adopted corn-160- �I I I I I I I I I I I I I I I I - Article 53.0 - Sign Reguldtions prehensive plan, three ( 3 ) exterior on-site signs shall be permitted. Only one free standing identification sign shall be permitted on any single street. All businesses without ground floor frontage shall be permitted one combined exterior wall sign, in addition to the number of signs allocated to the developed lot. The total area of all exterior signs shall not exceed the total sign area permitted in Section 53.08 A 1. B. Signs permitted for a shopping center, office park, industrial park, or other integrated group of stores, commercial buildings, office buildings or industrial buildings, not subject to Section 53.08 A. 1. FREE STANDING SIGNS - Each business center shall be permitted one free standing identification sign for each collector or arterial street as classified in the adopted comprehensive plan that it faces. Each sign shall state only the name of the business center and the major tenants located therein. The sign area ~hall be determined as one (~) square foot for each one ( 1) linear foot of building which faces one public street. The maximum area for each free standing sign shall be two hundred (200) square feet. Tenants of a business center shall not be permitted individual free standing identification signs. 2. WALL SIGNS - Each business in a business center with ground floor frontage shall be permitted one exterior wall sign. The area for such an exterioL wall sign shall be computed as one (1) square foot for each one (1) linear foot of building frontage occupied by the business. All businesses without ground floor frontage shall be permitted one combined exterior wall sign not more than twenty-four ( 24) square feet in area. c. Window signs shall be permitted and shall not be included in total sign area computation if said signs do not occupy more than twenty-five (25) percent of the total window area of the floor level on which displayed or exceed a total of two hundred (200 ) square feet for any one building. If window signs occupy more than twent y -fi v e ( 25 ) percent of said ~indow area or exceed a total of two hundred ( 200) squarE feet for any one building, they shall be treated as exterior signs and shall conform to Section 53.08 A.land 53.08 B.2. -161- �I I I I I I I I I I I I I I I I -I Art1cle 53.0 - S1!J11 Begulat1ons D. A time and temperature sign shall be permi t ted in addition .to the above conditions provided that ownership identification or advertising copy does not exceed ten percent (10%) of the total sign area and further provided that the total area of the sign does not exceed thirty (30) square feet. E. No canopy or marquee sign shall extend into a public right-of-way except by variance granting by the Zoning Board of Appeals. In granting such a variance the Board of Appeals shall assure that the requirements of Section 60.04 of this ordinance are complied with; that the minimum cleara~ce of such sign is eight (8) feet measured from the sidewalk surface to the bottom edge of the sign; and that the sign does not obEtruct pedestrian or vehicula~ view. F. In addition to the provisions of Section 53.08 A and B above, an automobile service station may have one additional sign for each public street frontage having a curb cut for a vehicle entrance, for the purpose of advertising gasol ' ne prices and other services provided on the premises. Sa i d sign shall be mounted on a free standing structure or on the structure of another permitted sign, provided that clear views of street traffic by motorists or pedestrians are not obstructed in any way. Said sign shall not exceed eight (8 ) square feet in area and shall not advertise the brand name of gasoline or other materials sold on the premises. SECTION 53.09 - SIGN REGULATIONS outdoor advertising signs (off-site signs). A. outdoor advertising signs shall be permitted only on parcels abutting interstate highways, freeways and other primary highways in c-3 and I-2 districts provided that such a sign shall not be placed on a parcel having any other structure within 100 feet of the sign, and no other structure shall be p l aced on the parcel within 100 feet of the sign, except that minimum distances from other outdoor advertis~ng signs shall be regulated as set forth in Section B follow in g; and that a sign shall not be located within 50 feet of any b oundary of such par c el. B. Where two (2) or more outdoor advertising signs are located along the frontage of an y f~eewa y , the y shall not be less than twenty fi v e hundred ( 2 , 500 ) feet apart. When two ( 2 ) or more outdoor advertis in g signs are located along the front a ge of any primary highway ot h er than freew a ys, they shall be not less than seventeen hundred ( 1,700) feet apart. -162- �I I I I I I I I I I I I I I I I I I I Art1cle 53.0 - S1gn Regulat1ons A double face (back to back) or av-type structure shall be considered c ~ingle sign provided the two faces are not separated by more than two (2) feet, or the interior angle does not exceed twenty (20) degrees, whichever is applicable. c. The total surface area, facing in the same direction, of any outdoor advertising sign, shall not exceed three hundred (300) square feet. S1gns may be single or double faced and shall contain no more than two faces, or panels. D. outdoor advert~sing signs shall not exceed twenty (20) feet in height from ground level. The permitted height may be increased to forty (40) feet by t~e zoning inspector if it can be shown that excessive grades, building interference, bridge obstruction, and similar conditions obstruct views of the sign. E. Outdoor advertising signs shall not be erected on the roof of any building, nor have one sign above another. F. A sign structure shall not be permitted adjacent to or within five hundred (500) feet of an interchange, an intersection at grade, or a safety roadside rest area. The five hundred (500) feet shall be measured from the point of beginning or ending of pavement widening at the exit from or entrance to the main traveled way. SECTION 53.iO - TEMPORARY SIGNS Unilliminated on-site tempo~ary exterior signs may be erected in accordance with the regulations of this section. A. In single family and two family districts one sign for each public street frontage advertising a recorded subdivision or development shall be permitted. Each sign not to exceed eishteen (18) square feet in area. Each sign shall be removed within one year after the sale of ninety (90) percent of all lots or units within said subdivision or development. B. In multiple family districts one sign on each putlic street frontage of a new multiple family development advertising the new dwelling units for rent or sale, not t o exceed eighteen (18) square feet in area shall be permitted. Each sign shall be removed within sixty (60) days of the initial rental or sale of seventy ( 70) percent of the dwelling units within the development. -163- �I I I I I I I I I I I I I I I I ' '- Art1cle 5J.O - S1gIJ Regv1Bt1ons C, One identification sign shall be permitted for all bu~lding contractors, one for all professional design firms and one for all lending i~stitutions on sites under construction, each sign not to exceed six (6) square feet in area, with not more than a total of three (3) such signs permitted on one site. If all building contractors, professional design firms and lending institutions combine together in one identification sign such sign shall not exceed twenty-four (24) square feet in area with not m0re than one sign permitted on one site. Signs shall have a maximum height of ten (10) feet and shall be confined to the site of construction, construction shed or construction trailer and shall be removed within fourteen (14) days after the issuance of a certificate of occupancy. D. Temporary real estate direction signs, not exceeding th re e ( 3 ) sq u a r e f e e t 1 n a r e a an d f o u r ( 4 ) i n n u mb e r , showing directional arrow and placed back of the property line, shall be permitted on approach routes to an open house, only for day of open house, Signs shall not exceed three (3) feet in he~ght. E. Temporary signs announcing any annual or semi-annual public, charitable, educational or religious event or function, located entirely within the premises on which the event or function is to occur shall be permitted. Maximum sign area shall not exceed twenty-four (24) square feet. Signs shall be allowed no more than twenty-one (21) days prior ~ o the event or function and shall be removed within seven ( 7) days after the event or function . If building mounted, signs shall be flat wall signs and shall not project above che roof line. If ground mounted, si~ns shall not exce e d six (6 ) feet in height. Signs shall be set back in accordance with Section 53.03 D of this ordinance. F. In residential districts one (1 ) temporary real estate "For Sale", "For Rent", or "For Lease" si g n, located on the property and not exceeding six (6) square !eet in area shall be permitted. In all other zoning districts one (1) sign of this type shall be permitted provided it does not exceed thirty-two (32) square feet in area and is set back in accordance with Section 53.03 D of this ordinance. If the lot or parcel has multiple frontage o~e additional sign not exceeains six (6 ) square feet ~n area in residential districts c= thirty-~wo (~ 2 ; square feet in area in all other districts shall be perm!tced. Under no circumstances shall more than two (2) such signs be permitted on a lot or parcel. Such signs shall be removed within seven (7) days -164- �I I I I I I I I I I I I I I I I I ' Article 53.0 - Sign Regulations following the sale, rent or lease. In no case shall a sign list the sale, rent, or lease of a building wh i ~h is not located on the property on which the sign i s located. G. Banners, pennants, search lights, balloons, or other gas filled figures are permitted at the opening of a new business in a commercial or industrial district for a period not to exceed fourteen (14) consecutive days. such signs shall not obstruct pedestrian or vehicular view. SECTION 53.11 - EXEMPTED SIGNS The following types of signs are exempted from all provisions of this ordinance, except for construction and safety regulations and the following standards: A. Signs of a non-commercial nature and in the public interest, erected by, or on the order of a public officer, in the performance of a public duty, such as directional sigr. s , regulatory signs, warning signs, and informational sign s . B. Political campaign signs announcing candidates seeking public political ·office and other data pertinent thereto except as prohibited in Section 53.03 A. c. Names of buildings, date of erection, monument citations, commemorative tablets, and the like, when carvet into stone, concrete, or similar material or made of ether permanent type construction and made an integral part of the structure. SECTION 53.12 - NONCONFORMING SIGNS Nonconforming signs shall not: A. Be re-established after the activity, business or usage to which it relate s has been discontin ued for ninety ( 90 ) days or longer. E. Be structurally altered so as to prolong the life of the sign or so as to change the shape, size, type or design of the sign. c. Be re-established after damage or destruction, if the estimated e xpense of reconstruction exceeds fifty ( 50 ) percent of the replacement cost as determined by the building inspector. -165- �I I I I I I I I I I I I I I I I I I Art1cle 5J.O - S1g-n Begulat1ons SECTION 53.13 - PERMITS AND FEES A. Application for a•permit to erect or replace a sign, or to change copy thereon, shall be made by the owner of the property, or his authorized agent, to the Township zoning inspector, by submitting the required forms, fees, exhibits and information. Fees for sign permits for all signs erected pursuant to Section 53.04, 53.06, 53.07, 53.08, 53.09 and 53.10 shall be established by resolution of the Township Board. B. An ~pplication for following: a sign permit shalJ contain the 1. The applicant's name and address in full, and a complete description of his/her relationship to the property owner. 2. If the applicant is other than the property owner, the signature of the property owner concurring in submittal of said appli.cation is required. 3. The address of the property. 4. An accurate scale drawing of the property showing location of all buildings and structures and their uses, and location of the proposed sign. 5. A complete description and scale drawings of the sign, including all dimensions and the area in square feet. c. All signs shall be inspected by the Township zoning inspector for conformance to this ordinance prior to placement on the site. Foundations shall be inspected by the buildiDg inspector on the site prior to pouring of the concrete for the sign support structure. D. A sign permit shall become null and void i: the work for which the permit was issued has not been completed with a period of six (6) months after the date of the permit. Said si~n permit may be extended for a period of thirty (30) days upon request by the applicant and approval of the zoning inspector. E. Painting, repainting, cleaning, and other normal maintenance and repair of a sign or a sign structure, unless a structural or size change is made, shall not require a sign permit. -166- �I I I I I I I I I I I I I I I I I I I Art1cle 53.0 - S1gn Regulat1ons F. Signs for which a permit is required shall be inspected periodically by the zon~ng inspector fo: compliance with this ordinance and other laws of Pittsfield Township. SECTION 53.14 - AUTHORIZED SIGN CONTRACTORS Every person, before engaging or continuing in the business of erecting or repairing signs in Pittsfield Township shall obtain an annual sign contractors license. To obtain said license the contractor shall first furnish the Township a public liability insurance policy in the amount of fifty thousanc. ($50,00 0 } dollars for injury to one person and one hundred thousand ($100,000) dollars for injury to more than one pe~son and property damage insurance in the amount cf twe ~ ty-five thousand ($25,000} dollars for damage to p1opLr~ y . In lieu of an insurance policy as herein required, a contractor may present procf satisfactory to the Township Board that the said contractor is financially capable of self-insurance in the above amounts. Said license shall terminate upon the expiration of the insurance policy unless evidence of renewal is filed with the Township Clerk. SECTION 53.15 - REMOVAL OF SIGNS A. The zoning inspector shall order the removal of any sign erected or maintained in violation cf th~s ordinance except for legal nonconforming signs. Thirty (30} days not : ce ir. writing shall be given to the owner of such sign or of the building, structure, or premises on which said sign is located, to remove the sign or to bring it into compliance with the ort~nance. Upon failure to remove the sign or to comply with this notice, the Township shall remove the sign immediately and without notice if it reasonably appears that the condition of the sign is such as to present an immediate threat to the safety of the public. Any cost of removal incurred by the Township shall be assessed to the owney of the property on wh ich such sign is located and may be collected in the manner of ordinary debt or in the manner of taxes and such charge will be a lien on the property. B. A sign shall be removed by the owner or lessee of the premises upon which the sign is located within thirty ( 30) days after the business which it advertises is no longer conducted on the premises. If the owner or lessee :ails to remove the sign, the Township shall remove it in accordance with the provisions stated in Section 53.15A preceding. These removal provisions shall not apply where a subsequent owner of lessee conducts the same type of business and -167- �I I I I I I I I I I I I I I I I I I I Art1cle 53.0 - S1gn Regulat1ons agrees to maintain the signs to advertise the type of business being conducted on the premises and provided the signs comply with the other provisions of this ordinance. -168- �I I I I I I I I I I I I I I I I I I I ARTICLE 54.0 PERFORMANCE STANDARDS SECTION 54.01 - GENERAL PROVISIONS No parcel, lot, building or structure in any district shall be used or occupied in any manner so as to create any dangerou s , injurious, noxious or otherwise objectionable element or condition so as to adversely affect the surrounding area o= adjoining premises provided that any use permitted by this ordinance may be undertaken and maintained if acceptable measures and safeguards are employed to limit dangerous and objectionable elements to acceptable limits as established by the following performance requirements. SECTION 54.02 - FIRE HAZARD Any activity involving the use or storage of flammable or explosive materials shall be protected by adequate firefighting and fire suppression equipment and by such safety devices as are normally used in the handling of any such material. Such hazards shall be kept removed from adjacent activities to a distance which is compatible with the potential danger involved. SECTION 54.03 - RADIOACTIVITY OR ELECTRICAL DISTURBANCE No activity shall emit dangerous radioactivity at any point, or unreasonable electrical disturbance adversely affecting the operation at any point of any equipment other than that of the c~eator of such disturbance. SECTION 54.04 - VIBRATION No vibration shall be permitted which is d~scernible without instruments on any adjoining lot or property. SECTION 54.05 - SMOKE Smoke shall not be emitted with a density greater than No. 1 on the Ringleman Chart as issued by the U.S. Bureau of Mines except for blow-off periods of ten minutes duration of one per hour when a density of not more than No. 2 is permitted. SECTION 54.06 - ODORS No malodorous gas or matter shall be permitted which is offensive or as tc produce a public nuisance or hazard on any adjoining lot or property. -169- �I I I I I I I I I I I I I I I I I I I ArtJcle 51.0 - Performance Standards SECTION 54.07 - AIR POLLUTION No pollution of air by fly-ash, dust, vapcrs, or other substances shall be permitted which is harmful to health, animals, vegetation or other property, or which can cause exces s ive soiling. SECTION 54.08 - GLARE No direct or reflected glare shall be permitted which is visible from any property or from any public street, road, or highway. SECTION 54.09 - WATER POLLUTION Pollution of water shall be subject to such requirements and requlations as are established by the Michigan State Health Commission, the Michigan Water Resources Commission, and the Washtenaw County Health Department. SECTION 54.10 - NOISE Noise which is objectionable due to volume, frequency or beat shall be muffled or otherwise controlled so that there is no production of sound discernible at lot lines in excess o: the average intensity of street and traffic noise at the lot lines. Air raid sirens and related apparatus used solely for public purposes are exempt from this requirement. -170- �I I I I I I I I I I I I I I I I I I I ARTICLE 55.0 SITE PLAN REVIEW SECTION 55.01 - PURPOSE rt is recognized by this ordinance that there is a value to the public in establishing safe and convenient traffic movement to higher density site, both within the site and in relations to access streets; that there is a value in encouraging a harmonious relationstip of buildings and uses both within a site and in relation to adjacent uses; further that there are benefits to the public in conserving natural resources. Toward this end, this ordinance required site plan review ty the Township Planning Cc~mission and approval by the Township Pla1,ning Commission for certain buildings and structures that can be expected to ha7e a significant impact on natural resources, traffic patterns, on adjacent land usage, and on the character of future urban development. SECTION 55.02 - BUILDING, STRUCTURES AND USES REQUIRING SITE PLAN REVIEW The building inspector shall not issue a building permit for the construction of the following buildings and structures unless a detailed site plan has been reviewed and approved by the Township Planning Commission and such approval is in effect. A. A multiple family bu~ldi~g containing three (3) o~ more dwellins units. B. More than one multiple family building on a lot, parcel, or tra~t of land, or on a combination of lots under one ownership. c. A mobile home park in accordance with the provisions as specified in Article 25.0. D. A Planned Unit Development, in accordance with the provisions specified in Article 52.0. E. Any building or structure or addition thereto in any commercial, office, wholesale, research, or industrial district with a floor area greater than five hundred (500) square feet. F. More than one building or structure, except a sign, on a lot, parcel, or tract of lane, or combination of lots under one ownership, in any commercial, office, wholesale, research, or industrial district. -171- �I I I I I I I I I I I I I I I I I I I Art.le.le 55. 0 - Site Plan Rev.Jew G. Any major commercial or industrial use. H. A two family dwelling. r. A parking lot or addition thereto containing 5 or more parking spaces. SECTION 55.03 - APPLICATION AND FEE FOR A PRELIMINARY SKETCH PLAN Any person may file a request for a site plan review by the Township Planning Commission by filing with the Township Clerk the completed application upon the forms therefore fur~ished by the Clerk and payment of the preliminary fee as determined by resolution of the Pittsfield Township Board. As an integral part of said application, the applicant shall file at least eig~t (e) copies of a preliminary sketch plan which shall conform to the following minimum requirements. SEC'lION 55. 04 - PLANNING COMMISSION REVIEW OF PRELIMINARY SK.ETCH PLAN . Upon receipt of ~uch application and fee, the Clerk shall transmit the application and preliminary sketch plan drawing(s) to the Planning Commission prior to its next regularly scheduled meeting , and the Planning Commission shall undertake a study of the same and shall, wichin sixty (60) days, from the date o: the first commission meeting at which the application is received from the Clerk, give its tentative approval or disapproval of the preliminary sketch plan, advising the applicant, in writing, of recommended changes or mod~fications in the proposed site plan as are needed to achieve conformity to the standards specified in this ordinance. SECTION 55.05 - REQUIRED DATA FOR A PRELIMINARY SKETCH PLAN Every preliminary sketch plan submitted to the Commission shall be in accordance with the requirements of this section. A. It shall provide the general description, locction, size and shape o: the property involved. B. It shall be drawn to such scale as v.·ill adequately reflect the general shape, size and locacion of proposed buildings, parking areas and service drives, loading zones, location of existing and proposed public streets serving the property, and natural feacures including general toposraphy. -172- �I I I I I I I I I I I I I I I I I I I Art1cle 55.0 - S1te Plan RevieN c. It shall be drawn to such scale as will adequately reflect the general location of all existing utilities (public ard private ) serving the property as well as general location of proposed utilities (public and private ) to serve the property. It shall also be determined that all utilities (public and private) necessary will be available, functioning, and usable generally at the time any stage c f the project or the total project is ready for occupancy. o. It shall also include a vicinity sketch. E. Any other information deemed necessary by the Planning Commission. SECTION 55.06 - MODIF!CATION OF PROCEDURE The Township Planning Commission at its discretion may waive some or all of the steps described in sections 55.07 and 55.08 of this ordinance, and approve the preliminary sketch plan or a partial detailed site ~lan ~n place of the detailed site plan, if the particular preliminary sketch plan describes a lot not larger than one (1) acre or the structure proposed on the site will not be larger than two thousand (2,000) square feet in floor area and the findings of the Township Planning Commission regarding the particular preliminary sketch plan indicate conformance with Section 55.10 of this ordinance. SECTION 55.07 - APPLICATION hND FEE OF A DETAILED SITE PLAN Following approval of the preliminary sketch plan, the applicant shall submit to the Township Clerk, twelve (12) copies of the proposea detailed site plan as well as the other data, exhibits and info~mation hereinafter required, and pay to the Clerk, a review fee, the schedule of which shall be determ : ned by resolution of the Pittsfield Township Board. The Clerk upon receipt of such detailed site plan drawings, other necessary data, and payment of the required fee, shall forthwith transmit the copies to the Planning Commission prior to its ne x t regularly scheduled meeting and the Planning commission shall undertake a study of same and shall, within sixty ( 60) days from the date of the commission meeting at which the application is received from the Clerk shall approve or deny the detailed site plan. Written notice shall be sent to the applicant stating the time and place of review of che Eite plan by the Township Planning Commission. -173- �I I I I I I I I I I I I I I I I I I I Article 55.0 - Site Plan Review SECTION 55.08 - REQUIRED DATA FOR A DETAILED SITE PLAN Every detailed site plan submitted to the Commission shall be in accordance with the requirements of this section. A. The site plan shall be of a scale not to be greater than one (1) inch equals twenty (20) feet nor less than one ( 1 ) inch equals two hundred (200) feet, and of such accuracy that the C~mmission can readily interpret the plan, and shall include more than one drawing where required for clarity. B. The property shall be identified by lot lines and location, including dimensions, angles and size, correlated with the legal description of said property. such site plan shall be des ~gned and prepared by a qualified land planner, registered professional architect, engineer or land surveyor. such plan shall further include the name and address of the property owner(s), developer(s), and designer(s). c. The site plan shall show the scale, north point, boundary dimensions, natural features such as woodlots, streams, rivers, lakes, drains and topography (at least two [2] foot contours intervals) when terrain is irregular or drainage critical and similar features. D. The site plan s t all show existing manmade fea~ures such as buildings, structures, easements, high tension towers, pipe lines, existing utilities such as water and sewer lines, etc., excavations, bridges, culverts, drains and easements, and shall identify adjacent properties and their existing uses. E. The site plan shall show the location, proposed finished floor and grade line elevations, size of proposed main and accessory buildings, their relation one to another and to any existing structures to remain -on the site and the height of all buildings and structures. F. The site plan shall show the proposed streets, driv~ways, sidewalks and other vehicular and pedestrian circulation features within and adjacent to the si t e; also the location, size and number of parking space s in the offstreet parking areas and the identification of service lanes, service p a rkin g and loading zones. -174- �I I I I I I I I I I I I I I I I I I I Article 55.0 - Site Plan Review G. The site plan shall show the proposed location, use, and size of open spaces and the location of any landscaping, fences or walls on the site. Any proposed alterations to the topography and other natural features shall be indicated. H. The site plan shall show the location and size of all existing utilities (public and private) serving the property as well as the location and size of all proposed utilities to serve the property. It shall be determined that all necessary utilities (public and private) will be available, functionin~ and usable at the time any stage of the project or the total project is ready for occupancy. I. A vicinity map shall be submitted showing the location of the site in relation to the surrounding street system. J. Any other information deemed necessary by the planning commission. SECTION 55.09 - TOWNSHIP APPROVAL OP A DETAILED SITE PLAN Upon the Township Planning Commission approval of a detailed site plan the applicant shall file with said Commission four (4) copies thereof. With ten (10) days thereafter the secretary of said Commission shall transmit one copy each to the Township building inspector and Towns~ip Clerk with the secretary 1 s certificate or that of his designated replacement affixed thereto, certifying that the site plan conforms to the provisions of this article of the Pittsfield Township zoning ordinance as determined and approved by the Township Planning Commission. If the site plar. is denied by the Township Planning Commission, explanation and notification of such denial shall be given to the applicant(s) within ten (10) davs after such Commission actior.. SECTION 55.10 - STANDARDS FOR SITE PLAN REVIEW In reviewing the site plan, the Planning Commission shall ascertain whether the proposed site plan is consistent with all regulations of the Township zoning ordinance. Further, in consideration of each site plan, the Commission shall endeavor to assure the following: A. That the movement of vehicular and pedestrian traffic within :he site and in relation to access streets shall be safe and convenient. -175- �I I I I I I I I I I I I I I I I I I I Art1cle 55.0 - S1te Plan Rev1e~ B. That provisions are made so that the proposed development will not be harmful to the existing and future uses in the immediate area and the vicinity. SECTION 55.11 - EXPIRATION OF SITE PLAN CERTIFICATE The site plan certificate shall expire, and be of no effect, one hundred eighty (180) days after the date of issuance thereof, unless within such time the Township building inspector has issued a building permit for any proposed work authorized under the said site certificate. The site plan certificate shall expire and be of no effect five hundred and forty-five (545) days after the date of its issuance, if construction has not begun on the property. SECTION 55.lL - CERTIFICATION OF COMPLIANCE An issuance of a zoning compliance permit as described in Article 58.0 shall be required prior to issuance of a certificate of occu~ancy. SECTION 55.13 - AMENDMENT, REVISION OF SITE PLAN A site plan, and site plan certificate issued thereon, may be amended by the Township Planning Commission so far as the Corr-mission approved site plan is concerned, for which the Township building inspector has not issued a building permit, or the wo ~k authcrized under an issued building permit has not been completed. Such amendment shall be made upon application and in accordance with the procedure provided under Section 55.04 of this ordinance. Any fees paid in connection with such applicati o n may be waived or refunded at the discretion of the Township Planning Commission. SECTION 55.14 - SITE COMPLETION GUARANTEE A. Prior to issuance of a certificate of occupa n cy for any building or structure for which an approved site plan or conditional use permit is required, the &pp~icant for same shall pro v ~de a deposit to the Pittsfield ~ownship Clerk. The deposi~ shall guarantee completion of all site improvements shown on the approved detailed site plan or the approved conditional use permit which aye not completed prior to the issuance of the certificate of occupanc y . For the purpose of this secti o n, cornplet ~on sha l l mean in s pec~ion by the appropriate Township offic~als and appr o v~~ f or compliance with the approved detailed site plan or conditional use per mit. -176- �I I I I I I I I I I Art1cle 55.0 - S1te Plan Review B. Site improvements shall mean, but shall not be limited to drives and streets, curbs and gutters, sidewal k s, drainage facilities, final grading, retaining walls, landscaping, screening or fencing, and paving and stripping of parking lots. c. The guarantee shall be in an amount sufficient to cover all expenses of completing the site improvements, including administrative and contingency expenses, as determined by the Township Board. D. The Township Board shall have the authority to use the guarantee to complete the site improvements within a period of nine (9) months following the issuance of the certific?te of occupancy unless good cause can be shown by the applicant for the delay in completion. The Township Board may agree, in writing to a specific extension of the nine (9) month period. The g~arantee shall be promptly released upon the inspection and approval of all improvements in compliance with the approved detailed site plan or conditional use permit and all applicable Township standards and specifications. Portions of the guarantee may be released, in not more than three (3) installments, provided: E. I I I I The improvements for which the release is requested have been inspected and approved in accordance with the above standards, and the remaining improvements including administrative and contingency expenses. Unused funcs shall be promptly returned to the applicant. Types of Guarantees - The applicant may provide a guarantee in the form of a surety bond, letter of credit, cash deposit, or certified check, in a form and amount acceptable to the Township Board. F. SECTION 55.15 - ACCURACY OF INFORMATION I The applicant for site plan approval shall be ~esponsible for the accuracy and completeness of all information provided on the site plan. I I I The Planning Commission may, upon he aring, revoke approval of a site plan if the Commission determines chat any information on the approved site plan is erroneous. Upon revocation, work on the affected part of the development, or on the entire development, as determined by the Planning Commission, shall cease. The Planning Commission may direct the zoning inspector to issue a I -177- �I I I I I I I I I I I I I I I I I I I Art1cle 55.0 - S1te Plan Rev1e~ stop work order to enforce its determination. Upon revocation, the Planning Commission may require the applicant to amend the site plan in a manner appropriate to reflect the corrected information. Any work so suspended shall not be resumed until an amended site plan is approved by the Planning Commission. -178- �I I I I I I I I I I I I I I I I I I I ARTICLE 56.0 SUPPLEMENTAL REC:Pt,A.TIONS SECTION 56.01 - PURPOSE rt is the purpose of this article to provide regulations for miscellaneous and other requirements that may or may not apply in all zoning districts. SECTION 56.02 - SEWAGE TREATMENT AND DISPOSAL In addition to the requirements established by the State of Michigan Department of Health, the following site development and use requirements shall apply: A. All operations shall be completely enclosed by a fence ~ot less than six (6) feet high. B. All operations and structures shall be surrounded on all sides by a buffer strip of a least two hundred (200) feet in width within which grass, vegetction, and structural screens shall be placed to minirnlze the appearance of the installation and to help confine odors therein. The Township Planning Commission shall have the authority to review and approve the design and treatment of all buffer strips. \ SECTION 56.03 - STORAGE OF MATERIALS A. The location of storage of abandoned, discarded, unused, unusable, or inoperative vehicles, appliances, furniture, equipment, or material shall be regulated as follows: 1. On any lot or parcel in any recreation-conservction agriculture, residential, commercial, office, wholesale-warehouse, liqht industrial or research and development district, the owner or tenant shall store such material within a completely enclosed building, provided that such sto~ed items shall not be for hire or sale. 2. On any lot or parcel in any general industrial district the owner or tenant shal: store such mate~ials within a completely enclosed builcing or within an area enclosed by a solid, unpierced wall or fence at least seven (7) feet in height, but not less in height than the material stored therein and located not closer t o the lot line than the minimum yard requirements. -179- �I I I I I I I I I I I I I I I I I I I Article 56.0 - supplemental Regulat1ons 3. Storage of materials and inoperative vehicles without current and valid license plates shall conform to the regulations of this ordinance or same shall be removed by the landowner. If the landowner fails to remove such non-conforming uses such failure shall be deemed a violation of the ordinance and be subject to the penalities provided in this ordinance. B. outdoor storage of products, materials, and equipment, except trucks owned and operated by the principal business, where permitted as a conditional use, shall be subject to the following regulations: 1. such storage shall not be located within the &rea between the front face of the building, as extended across the entire width of the lot, and the street right-of-way; in any required side or rear yard; or in any required transition strip. 2. Such storage shall not be located in any required parking or loading space. 3. Such storage shall be strictly and clearly incidental to the principal use and only products and materials owned or produced by the principal business, and eq~~pment owned and operated by the principal use shall be permitten ior stor&ge under the s~j-sec~ion. Such storage shall not be permitted as a principal use of a lot. 4. The area for such storage shall be screened from view on all sides. Screening shall be constructed of wood or masonry materials. Wire fences with inserted strips of metal, plastic and similar materials shall not be substituted for the required screening. The screen shall not be less than four ( 4) feet in height. 5. The location and size of areas for such storage, nature cf items to be stored therein, and de~ails of the enc:osure, including desc=iption o: materials, height, and typical elevation of the enclosure shall be provided as part of the conditional use permit applicction. -180- �I I I I I I I I I 1- 1 I I I I I I I I Art1cle 56.0 - Supplemental Reg-ulat1ons SECTION 56.04 - VISIBILITY AT INTERSECTIONS No fence, wall, hedge, screen, sign, structure, vegetation or planting shall be higher than three (3) feet on any corner lot or parcel in any zoning district requiring front and side yards within the triangular area formed by the intersecting street right-of-way lines and a straight line joining the two street lines at points which are thirty (30) feet distant from : he point of intersection, measured along the street right-of-way lines. Trees may be planted in this triangular area, provided that the lowest foilage is ten (10) feet or higher from the ground. SECTION 56.05 - ACCESS TO PUBLIC STREET The following provisions shall apply: A. In any residential district, commer~ial, office, wholesale, research and industrial districts, every use, building or structure established after the effective date of this ordinance shall be on a lot or parcel which ad j oins a public street, such street right-of-way to be at least sixty six (66) feet in width unless a lesser width was duly established and recorded prior to the effective date of this ordinance or shall adjoin a p~ivate street which has been approved as to design and construction by the Pittsfield Township Board and the Washtenaw County Road Commission Engineer. B. In any o~ner district, i.e., Recreation-Conservation or Agriculture, every use, building or structure es~ablished after the effective date of this ordinance shall be on a lot or parcel which adjoins a public or private easement of access to a public street, such public street right-of-way or public or private easement to be at least sixty six ( 66 ) feet in width unless a lesser width was duly established and recorded prior to the effective date of this ordinance. SECTION 56.06 - BULK REGULATIONS A. CONTINUED CONFORMITY WITH BULK REGULATIONS - The maintenance of setback, height, floor area ratio, coverage, open space, mobile home site, transition st~~p, lot area and lot area per dwelling unit required for one ( 1 ) use, lot, building or structure shall be a cont~nuing obligation of the owner of such building or struct ~~e or of the l o t on which such use, building or structure is in e xistence. Furthermore, no setback, height, floor area ratio, coverage, open space, mobile home site, t ransition strip, lot area per -181- �I I I I I I Art1cle 56.0 - Supplemental Regu1Bt1ons dwelling unit allocated to or required about or in connection with one lot, use, build~nq or ~tructure may be allocated to any other lot, use, building or stru~ture. B. DIVISION OF A LOT - No one (1) lot, once designated and improved ~1th a building or structure, shall be redu:ed in area or divided into two (2) or more lots, and no pcrtion of one (1) lot, once des~gnated and improved with a building or structure, shall be sold unless each lot resulting from each such reduction, division or sale, and designated and improved with a building or structure, shall conform with all of the bulk ana yard regulations of the zoning district in ~hich it is located. C. SETEACKS AND YARD REQUIREMENTS - The setback and yard requirements established by this or~in~nce shall apply uniformly in each zoning district to every lot, building or structure except, that any of the following structures may be located anywhere on any lot: open and unroofed terraces, patios, porches and steps, awnings, flaq poles, hydrants , laundry drying equipment, arbors, trel:iese, recreation equipment, outdoor cooking equipment, sidewalks, private driveways, trees, plants, shrubs, and hedges, solid fences, screens or walls less than four (4) feet in height, fences, screens or walls having at least fifty (50) percent of their surface area open when viewed from the perpendicular, and light poles, anythins to be constructed, erected, placed, plan~ed or allowe6 to qrow shall conform to the prov~s~cns of Section 56.04 herein. D. HEIGHT - The height requirements established by this ordinance shall apply uniform_y in each zoning disLrict to every building and structure except that the following structures and appurtenances shall be exempt from the height requirements of this ordinance subject to the provisions of conditional uses, Article 50.0: spires, bel:ries, penthouses and domes not used for human occupancy, chimneys, ventilators, skylights, water tanks, bulkheads, public utility transmission and distribution lines and related structures, radio and television broadcasting and receiving antennae, silos, parapets, and other necessary mechanical appurtenances, provided their location shall conform where applicable to the requirements of Pittsfielc Township, the Federal Communications Commission, the Civil Aeronautics Administration, and other public authorities having jurisdiction. -182- �I I I I I I I I I I I I I I I I I I I Art1cle 56.0 - Supplemental Regulat1ons SECTION 56.07 - PRESERVATION OF ENVIRONMENTAL QUALITY The following provisions shall ap~ly: A. In any zoning district no river, stream, water course or drainage way, whether filled or ~~rtly filled with water or dry in certain seasons, shall be obstructed or altered in any way at any time by any person except as provided in Article 55.0 of this ordinance. such person shall submit to the Township Planning Commission a site plan and required data, exhibits and information as required. B. No living tree in any woodloc, grove, bush, park, wooded area or forested land shall be removed in the RC (Recreation-conservation) District except for the following: 1. Diseased, weak, wind blown and disfigured trees. 2. Trees that may be within an area designated specifically for buildings, structures, streets and driveways. 3. If any living tree other than specified above is proposed to be removed by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits, and information as required in Article 55.0 of this ordinance. 4. Tree trimming and removal necessary to the operation of essential service facilities of a municipal or other governmental department or agency or public utility franchised to opera~e in the Township. c. No building, structure, street, parking area or driveway shall be erected, constructed or placed on any land having a slope of twenty ( 20) percent or greater. D. No person shall alter, change, transform, or otherwise vary the edge, bank, or shore of any lake, r~ver or stream except in conformance with the following: 1. As provided in the Inland Lakes and Streams Act, Act 291 of the Public Acts of 1965. 2. If any edge, bank or shore of any lake, river or stream is proposed to be altered in any way by any person, such person shall submit to the Planning Com- -183- �I I I I I I I I I I I I I I I I I I I Art1cle 56.0 - Supplemental Regulat1ons mission a site plan and required data, exhibits and information as required in Article 55.0 of th~s ordinance. E. No person shall drain, remove, fill, change, alter, transform GI otterwise vary the area, water level, vegetation or natural conditions of a marsh, swamp or wetland except in conformance with the following: if any marsh, swamp or wetland is proposed to be altered in any way by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits and information as provided in Articie 55.0 of this ordinance. Any such alterations shall be made in conformance to applicable state and federal requirements. SECTION 56.08 - GREEN BELT TRANSITION STRIP Wherever in this ordinance a transition strip is required, it shall be established in accordance with this section. Where permitted elsewhere in this ordinance, an attractive six (6) foot masonry wall may be built and adequately maintainet in lieu of a greenbelt. A greenbelt, minimum width specified in the regulations of the applicable district herein, shall be completed within six (6) months from the date of issuance of a certificate of occupancy and shall thereafter be maintained with permanent plant m~terials. S~ecifications for spacing and plant materials are shown below. Materials listed are suggestions and shall not be limiting, provided their equals in characteristics are used. SPACING 1. Plant materials shall not be placed closer than three (3) feet from the fence line or property line. 2. Where plant materials are planted in two (2) or more rows, planting shall be staggered in rows. 3. Evergreen trees shall be planted not more than thirty (30) feet on centers. 4. Narrow evergreens shall be planted not more than three (3) feet on centers. 5. Deciduous trees shall be planted not more than thirty (30) feet on centers. -184- �I I I I I I I I I I I I I I I I I I I Art~cle 56.0 - Supplementel Regulat1ons 6. Tree-like shrubs shall be planted not more than ten ,10) feet on centers. 7. Large dec i duous shrubs shall be plaLted not more than four (4) feet on centers. PLANT MATERIALS 1. Evergreen Trees Jun.iper, Red Cedar, Wh.ite Cedar, Pines Minimum size (in height/feet): Five (5) 2. Narrow Evergreens Pyram.idal Ar.bor V.itae, Columnar Juniper, Irish Jun2·per Minimum size (in height/feet): Thr~ ~ (3) 3. Tree-like Shrubs Flower.inq Cra.bapple, Russian Olive, .Mountain Ash, Doqwood, Red.bud, Rose of Sharon Minimum size (in height/feet): Four (4) 4. Large DecidUOU= Shrubs Honey suckle, N2·ne.bark Vi.burnum, .Mock Orar1qe, Forsyth2·a, Lilac, Minimum size (in height/feet): Six (6) 5. Large Deciduous Trees Oak, Hard .Maple, Ash, Hack.berry, Sycamore Minimum size (in height/feet): Eight (8) TREES NOT PERMITTED: Box Elder., Soft .Maple, Elms (Amer.ican), Ailanthus (Tree of Heaven), w2·11ow Poplar, A bond or cash where not provided as part of bonding or performance requirements elsewhere herein, of an amount equal to five dollars per lineal foot of required green b elt shall be deposited with the township clerk until such time as the greenbelt is -185- �I I I I I I I I I I I I I I I I I I I ArtJcle 56.0 - Supplemental Regulations planted. In th e event that weather or seasonal conditions prevent trans p lant i ng, the petitioP.er shall be granted six months from the date of issuance of certificate of occupancy to insta:l sai d greenbelt or ~ne township shall be authorized to use said funds to install said greenbelt. In all cases, however, the township shall be authorized to withhold ten (10) percent of bond or cash for a period of two (2) years from date of issuance to ensure that dead or dying nursery stock shall be replaced. Excess funds, if any, shall b~ returned to the depositor upon completion of the two year period. It shall be the responsibility; of the property owner to main~ain the greenbelt for its original intent and purpose. SECTION 56.09 - SANITARY SEWAGE FACILITIES No device for the collection, treatment and/or disposal of sewer wastes shall be installed or used without the approval of the Washtenaw County Health Department. SECTION 56.10 - FLOOD HAZARD REGULATIONS A. Purpose - The Federal Emergency Management Agency has identified flood hazard areas in Pittsfield Charter Township. It is the purpose of this section to reduce hazards to persons and damage to property in such areas and to comply with the National Fl ood Insurance Act of 1968, the FlooG Disaster Protection Act of 197 ~ , and subsequent regulations enacted by the Federal Emergency Management Agency. This section is designed to achieve the following purposes: 1. Protect human l ife, prevent or minimize property losses, and reduce public costs of rescue and rel ~ef efforts from the effects of flood cond i tions. 2. Restrict or prohibit uses which, when located in designated flood hazard areas, are dangerous to health, safety, and property in times of flooding, or causes excessive increases in flood heights or velocities. 3. Require that uses and structures wh ich are vulnerable to floods including public facilities, in designated flood hazar c areas be protected against flood damage at the time of construction. 4. Alert the public to lands which are unsuitab le for certain uses and structures because of potential flood hazards. -186- �I I I I I I I I I I I I I I I I I I I Art1cle 56.0 - Supplemental Regul4t1ons 5. Permit reasonable use of property located within designated f l ood h azard areas. B. Definitions - The following definitions shall be used to interpre: the provisions of this section: 1. Base Flood: The flood having a one percent chance of being equalled or exceeded in any given year. The level of the base flood shall be referenced to USGS data. 2. Designated Flood Hazard Area: Land areas within Pittsfield Charter Township which are sub j ect to a one percent or greater chance of flooding in any given year, as delineated on the Flo o d Boundary and Floodway Map and Flood Profiles in the Flood Insurance Study. The designated flood hazard area includes the floodway and the boundary of the base flood. 3. Flood or Flooding: A general and temporary co n dition of partial or complete inundation of normally dry land areas from overflow of inland waters and the unusual and rapid accumulation of runoff of surface waters from any source. 4. Flood Bounda=y and Floodway Map: The map of Pittsfield Charter Township, Federal Emergency Management Agency whereon the boundaries of the designated flood hazard area have been delineated, dated August 2, 1982. 5. Flood Insurance study: The report :or Pittsfield Charter To~nship, issued by the Federal Emergency Management Agency, dated February 2, 198 2 . 6. Floodway: The channel of a river or other watercourse and ~he adjacent land areas which discharges the base flood, as designated on the Flood Boundary and Floodway Map. 7. New Construction: structuris for which start of construction commenced on or after the effective date of this section. 8. Substantia: Improvement: Any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds 50 percent ( 50 %) of the market value of the structure either before the improvement or repair is started, or if the structure has been damaged -187- �I I I I I Art1cle 56.0 - Supplemental Regulat1ons and is beinq restored, before the damage occurred. For the purposes of this definition, "substant~al improvement" is considered to occur when the first alteration of any wall, ceiling floor, or other structural part of the structure commences, whether or not that alte~ation affects the external dimensions of the structure. The term does not, however, include either any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications which are solely necessary to assure safe living conditions; or any al~eration of a structure listed on the NationaJ Register of Historic Places or a State Inventory of Historic Places. I I I I I I I I I I I I I I 9. c. USGS - United States Geological Survey. Application of Regulations 1. All designated flood hazard areas shall be subject to the provisions of this section. The Flood Boundary and Floodway Map and the Flood Profiles which are contained in the Flood Insurance Study are hereby made a part of this ordinance. 2. The general location of the designated flood hazard areas shall be shown on the official zoning map but shall be shown only for the purpose of providinq info:::-mation. The precise location of floodways and designated flood hazard areas shall be determined from informa~ion as particularly specified on the Flood Boundary and Floodway Map, together with the Flo o d Profiles contained in the Flood Insurance study, anc by site surveys, and other base flood elevation data available from a federal, state or other source, where applicable. 3. The requirements of this section overlay existing zoning districts. Compliance with the provisions of this section shall be in addition to compliance with the provisions of this ordinance. Conflicts among provisions of this ordinance or with provisions of any other ordinance shall be resolved in favor of the more stringent requirement. 4. No certificate of zoning compliance and no building permit shall be issued for any lot, use or structure subject, in whole or in part, to the provisions of this section until a2.l ;,revisions of this section, the underiying zoning district, and other applicable pro-188- �I I I I I I I I I I I I I I I I I I I ArtJcle 56.0 - Supplementol Regulat1ons visions of the zoning ordinance have been met. The zoning inspector shall have the authority to determine whether a lot, use, or structure is subject to this section. D. Information Required - The following information shall be provided with an application for a certificate of zoning compliance for any lot, use or structure located in whole or in part in a designated flood hazard area. · 1. Elevation of the lowest habitable floor, including basement, of all structures. The elevation shall be referenced to USGS data. 2. If a structure is to be floodproofed, the elevation to which flood proof~ng will be utilized shall be indicated. The elevation shall be referenced to USGS data. In such case a certificate of a professional engineer or architect registered in the State of Michigan shall be submitted indicating therein that the floodproofing criteria of this section will be met. 3. A description of alteration or relocation of any watercourse. 4. Proof of floodplain permit approval or letter of no authority from the Michigan Department of Natural Resources, under a~tr.ority of Act :45, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. 5. Base flood elevation data for any lot subject to the Subdivision control Act (Act 288, Public Acts 1967). 6. Additional information reasonably necessary to determine compliance with this section. E. General Standards :or Designated Flood Hazard Areas -The following standards shall apply to all land within a designated flood hazard area: 1. All new construction and substantial improvements includ~ng the placement of or addition to or expansion of, prefabricated structures and mobile homes, shall be designed and anchored to prevent flotation, collapss, or lateral movement of the structure; shall be constructed with materials and utility equipment resistant -189- �I I I I I I I I I I I I I I I I I I I Article 56.0 - Supplemental RefTlllations to flood damage; and shall be constructed by methods and practices that minimize flood damage to the smallest reasonable extents. 2. New and replacement water supply systems shall reduce to the smallest reasonable extent infiltration of flood waters into the systems. 3. New and repiacement sanitary sewag~ systems sholl reduce to the smallest reasonable extent infiltration of flood waters into the systems, and discharges from the system into flood waters. On-site disposal systems shall be located to avoid impairment to the system or contamination from the system during flooding. 4. Public utilities and facilities shall be designed, constructed, and located to reduce flood damage to such utilities and facilities to the smallest reasonable extent. 5. Adequate dra~nage shall be provided to reduce exposure to flood hazards. Positive drainage away from all structures shall be provided. 6. A watercourse within a designated flood hazard area shall not be relocated until approval has been obtained from the Michigan Department of Natural Resources or the Washtenaw County Drain Commissioner, whichever has jurisdiction. Evidence of the approval shali be submitted by the person relocating the watercourse to the Federal Emergency Management Agency. F. Specific Standards for Designated Flood Hazard Areas Excluding Floodways - The following standards shall apply to all land located within a designated flood hazard area but o~tside a floodway. 1. The lowest floor l evel, including basement, of all new construction and substantial improvements of residential structures, including the placement of or addition to or expansion of prefabricated structures and mobile homes sha l l ha v e an elevation at least one (1) foot above the base flood level. 2. All new construction an d substantial improvements o f non-residential structure~ shall meet either of the following s tan d a~ds: -1 9 0- �I I I I I I I I I I I I I I I Article 56.0 - supplemental Resrulat1ons a. The low€st floor, including basement, shall have an elevation at least one (1) foot above the base flood level; or I b. The portion of the structure, including utility and sanitary facilities below the base flood level shall be watertight with walls substantially impermeable to the passage of water. structural components shall have the capability to resist hydrostatic and hydrodynamic loads and the effects of buoyancy. A professional engineer or architect registered in the state of Mictigan shall certify that this standard is saLisfied. The engineer shall also c"=rtify that the floodproofing methods employed are adequate to withstand the flood depths, pressures, velocities, impact and uplift forces and other factors associated with a base flood in the location of the structure. I G. Specific Standards for Floodways - The following standards shall apply to land located within the floodway portion of a designated flood hazard area: 1. Encroachments, including fill, new construction, substantial improvements, and other development shall be prohibited in a floodway. Exceptions to this standard shall be made only upon certification by a professional engineer registered in the State of Michigan, or by the Michigan Department of Natural Resources, in cases in which the department has jurisdiction, that the encroachment or other development will not result in ony increase in flood levels during the discharge of base flooc., and that L le encroachment or other discharge complies with Act 245, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. ' : I I L I•. I• I I• I ' III I, 2. The uses and structures permitted in an underlying district shall not be permitted within a floodway, unless an exception is obtained as provided in subsection G(l), preceding. I I I I I I I ~ I 1 I I I -191I I · . �I I I I I I I I I I I I I I I I I I I ARTICLE 57.0 NONCONFORMITIES SECTION 57.01 - PURPOSE Within the districts established by this ordinance or by amendments thereto, there exist buildin g s and structures and uses of parcels, lots, buildi n gs and structures which were lawful before this ordinance was adopted or amended including legal nonconforming uses, buildings and structures, and which would be prohibited, regulated or restricted it is the intent of this ordinance to permit these buildings and structures and uses of parcels, - lots, buildings and structures, herein referred to an nonconformities to continue until they are discontinued, damaged or removed but not to encourage their survival. These nonconformities are declared by this ordinance to be incompatible with the buildings and structures and uses of parcels , lots, buildings and structures permitted by this ordinance in certain districts. It is further the intent of this ordinance that such nonconformities shall not be enlarged, expanded or extended except as provided herein nor to be used as grounds for adding other buildings and structures and uses of parcels, lots, buildings and structu~es prohibited elsewhere in the same district. SECTION 57.02 - NONCONFORMING USES OF PARCELS AND LOTS Where, on the date of adoption or amendment of this ordinance, a lawful use of a parcel or lot, such use not involving any buildings or structure · or upon which parcel or lot a buildi n g or structure is accessory to such principal use, exists that is no longer permissible under the provisions of this ordinance, such princ i pal use may be continued so long as it remains otherwise lawful subject tc the f o llowins proviEions: A. No such nonconforming use of a parcel or lot shal l be enlarged, expanded or extended to occupy a greater area of land than was occupied on the date of adoption or amendment of this ordinance and no accessory use, b u ilding or structure shall be established therewith. B. No such nonconforming use of a parcel or lot shall be moved in whole or in part to any other p o rtion of such parcel or lot not occupied on the date of adoption of th i s ordinance. C. If such nonconforming use of a parce l or l ot ceases for any reason for a period of more than one h undred and eighty ! I -192- ' �I I I I I I I I I I I I I I I I I I I 'l ,I I I ArtJcle 57.0 - Nonconform1t1es (180) cunsecutive days, the subsequent use of such parcel or lot shall conform to the regulations and provisions set b y this ordinance for the district in which such parcel or ~ot is located. SECTION 57.03 - NONCONFORMING BUILDINGS AND STRUCTURES (Amended November 11, 1980) A. A nonconforming building or structure shall be one which was lawful on the effective date of adoption or amendment of this ordinance and which does not conform to the new ordinance regulation for lot area, lot area per dwelling unit, lot width, lot coverage, floor area ratio, height, transition and landscape strips, off-street parking, loading space, or yard requirements of the district in which located. i • '.I I I L I B. A nonconforming structure may continue after the effective date of adoption or amendment of this ordinance. A nonconforming structure, except a single family dwelling and its accessory buildings and structures, which is damaged by any means to an extent of more than fifty percent (SO ~ ) of its replacement cost shall not be reconstructed except in conformity with the regulations of the district in which located. Any nonconforming structure, except single family dwellings and their accessory st~uctures, which is damaged to an extend of fifty (50%) or less of its replacement cost , may be replaced in its location existing at the time of such damage, provided the replacement is commenced within twc ( 2) years of the date of damages, and is diligently pursued to completion. Failure to complete replacement shall result in the loss of legal, nonconforming status, unless good cause, upon hearing before the Township Board can be shown for the delay. I I c. Nonconforming, single family dwellinss and their accessory buildings and structures may be conti~ued, replaced, repaired, or remodeled, and shall be exempt from the provisions of Section 57.03B, preceeding. such dwelling, and its accessory buildings and structures, may be replaced or repairec, if approved by the zoning inspector, according to the conditions set forth in Section 57.0JF (1) following. I I : ,I i : D. A single family dwelling and its accessory buildings and s~~uctures may be cons~~ucted or moved or.to a nonconfor ming lot of record, if apprcved b y the zoning inspector, according to the co n ditions set forth in Section 57.03F ( 1), following. -193- : ' �I I I I I I I I I I I I I I I I I I I I I I I Art1cle 57.0 - Nonconform1t1es I E. A nonconforming building or structure which is moved within a lo~ or to another lot, shall conform, after it is moved, to the regulations of t n e district in which located. F. Nonconforming structures may be expanded in compliance with the following regulations: 1. A nonconforming single family dwelling unit and its accessory buildings and structures may be expanded, provided all the following conditions are met. In such case no action or review by the Pittsfield Townsh:p Zoning Board of Appe~ls shall be required, unless a variance is requested. I ' I a. The single family dwellinq shall be a permitted use in the district in which it is to be located. b. The lot shall be of record at the date of adoption of or amendment to this ordir a nce. c. The owner of the subject lot shall not own adjacent property which can reasonably be added, in whole or in part, to the lot to make it conform. If part of an adjacent parcel is so added, the remaining part o: the adjacent parcel shall conform to the minimum lot area and width requirements of the district ~n which located. d. All new construction for building expansion shall meet all yard, lot covera9e, floor area ratio, and height regulations. Nonconforming single family dwellings, to be replaced or repaired at the location existing at the time of damage, shall be exempt from this sub-sec~ion ( d), provided that the yards, lot coverage, floor area ratio and height regulations existing at the time of damage shall not be encroached upon or exceeded. 2. Al l other nonconforming structures, in any zoning district, may be expanded only after approval by the Zoning Board of Appeals, as provided in Se ction 60.06 herein entitled "Expansion of Nonconforming Buildings a n d s~ructures". I -194- ;__ �I I I I I I I I I I I I I I I I I I I Article 57.0 - Nonconformities SECTION 57.04 - NONCONFORMING USES OF BUILDINGS AN' ' STRUCTURES Where, on the date of adoption or amendment of this ordinance, a lawfuJ use of a building or structure exists that is no longer permissible under the regulations of this ordinance, such use may be continued so long as it remain otherwise lawful subject to the following provisions: A. No existing building or structure devoted to a use not permitted by this ordinance in the district in whict it is located shall be enlarged, constructed, reconstructed, moved, or structurally extended or altered except in changing the use of such building or structure to a use permitted in the district in which such building or structure is located, except that if no structural alterations are made any nonconforming use of a building or structure may be changed to another nonconforming use by the Board of Appeals, as provided in Article 60.0 of this ordinance; provided further, that such other nonconforming use is equally appropriate or more appropriate in the district involved th ~n the existing nonconforming use. In permitting such change the Board of Appeals may require appropriate conditions and safeguards in accord with the provision and intent of this ordinance. B. When a nonconforming use of a building or structure is discontinued or abandoned for more than one hundred and eighty (180) consecutive days, except where qovernment action prevents access to the premises, the building or structure shall not thereafter be used except in conformance with the regulations of the district in which it is located. c. Any structure or structure and land in combination, in or on which a nonconforming use is superseded by a permitted use, shall thereafter conform to the regulations for the districts, and the nonconforming use may not thereafter be resumed. D. Where a nonconforming status applies to a structure and premises in combination, remova 1 or destruct ion of the structure shall eliminate the nonconforming status of the land. Destruction for the purpose of this sub-section is defined as damage to an extent of more than 50 percent (50%) of the replacement cost at the time of destruction. -195- �I i I I I I I I I I I I I I I I I Art1cle 57.0 - Nonconform1t1es SECTION 57.05 - REPAIRS AND MAINTENANCE On any nonconforming buildinq or structure or port i on of a building or structure, devoted in whole or in part of any nor.conforming use work may be done in any period of twelve ( 1 2) consecutive months on ordinary repairs or on repair or replacement of non-bearing walls, fixtures, wiring or p l umb ing to a~ extent not to exceed ten (10) percent of the then current replacement value of the building or structure, provided that the floor area or volume of such build~ng, or the number of families housed therein, or the size of such structures as it ex~sted on the date of adoption or amendment of this ordinance shall not be increased. Nothing in this ordinance shall be deemed to prevent the strengthening or restoring to a safe condition of any building or structure or part thereof declared to be unsafe by any official charged with protecting the public safety upon order of such official. If a nonconforming building or structure, or a portion of a building or structure containing a nonconforming use becomes physically unsafe or unlawful - due to lack of repairs end maintenance, and is declared by any duly authorized official to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, repaired, or rebuilt except in conformity witt the regulations of the district in which it is located. SECTION 57.06 CHANGE OF TENANCY OR OWNERSHIP There may be a change of tenancy, ownership or management of an existing nonconforming use, building or structure, pro v ided there is no change in the nature or character, extent or intensity of such nonconforming use, building or structure. SECTION 57.07 - EXTENSION h.ND SUBSTITUTION A nonconforming use, building or structure shall not be extended unless it fulfills the requirements of Article 54.0 of ~his ordinance, nor shall one nonconforming use, building or structure be substituted for another nonconforming use, building or structure. SECTION 57.08 - COMPLETION OF PENDING CONSTRUCTION To avoid undue hardships, nothing in this ordinance shall be deemed to require a :tange in p l ans, construction, or designated use of any building on which actual construction was :awfull y begun p rior to the effective date of adoption or amendment of this o rdinance and upon which actual building construction has been c~rried on diligently. Actual construction is hereby de-196- �I I Art1cle 57.0 - Nonconform1t1es I I fined to include the placing of construction materiais in permanent position and fastened in a permanent man~er. Whe~e excavation or demolition or removal c: ar. existing building has been substantially begun preparatory to rebuilding, such excavation or demolition or removal shL:l be deemed to be actual construction, provided that work shall be carried on diligently. I I I I I I I I I I I SECTION 57.09 - CONDITIONAL USES Any use existing at the time of adoption of this ordinance and which is permitted as a conditional use in a district under the terms of this ordinance shall be deemed a conforming use in such district, and shall without further action be considered a conforming use. SECTION 57.10 - SUBSTANDARD, NONCONFORMING LOTS OF RECORD In any district in which single family dwellings are permitted, notwithstanding limitations imposed by other provisions of this ordinance, a single family dwelling and customary accessory buildings or structures may be erected on any single lot of record at the effective date of adoption or amendment of this ordinance. such lot must be in separate·ownership and not of continuous frontage with other lets in the same ownership as of the date of adoption of this ordinance. These provisions shall apply even though such lot fails to meet the requirements for area for width, or both, that are generally applicable in the district, provided that yard dimensions and other requirements, not involving area or width, or both, of the lot shall conform to the regulations for the district in which such lot is located. If two or more lots or combinations of lots and portions of lots with continuous :rontage in single ownership are of record at the time of passage or amendment of this ordinance and if ell or part of the lots do not meet the requirements for lot wid~h and area as established by this ordinance, ~he lands involved shall be considered to be an undivided parcel for the purpose of this ordinance, and no por~ion of said parcel or lot shall be used or sold which does not meet lot width and area requirements established by this ordinance, nor shall any division of the parcel or lot be made which leaves remaining any parcel or lot with width or area below the requirements stated in the ordinance. I I I I -197- �I I I I I I I I I I I I I I I I I I I ARTICLE 58.0 ADMINISTRATION AND ENFOP2EMENT SECTION 58.01 - PURPOSE It is the purpose of this article to provide the procedures for the administration of the ordinance, issuance of permits, inspection of properties, collec~ion of fees, h~ndling of violators and enforcement of the provisions of this ordinance and amendments thereto. SECTION 58.02 - ADMINISTRATION Except where herein otherwise stated, the provisions of this ordinance shall be administered by the zoning inspector, or by such deputies of his department as the Township Board may designate to enforce the provisicn of this ordinance. SECTION 58.03 - DUTIES OF ZONING INSPECTOR The zoning inspector shall have the power to grant certificates of zoni~g compliance, building and occupancy permits, to make inspection of buildings or premises necessary to carry out his duties in the enforcement of this ordinance. It shall be unlawful for the zoning inspector to approve plans or issue any permits or certificates of occupancy for any excavation or construction until he has inspected such plans in detail and found them to conform with this ordinance, nor shall the zoning inspector vary or change any terms of this ordinance. The zoning inspector shall submit to the Planning Commission and the Township Board quarterly reports fully explaining the type and nature o: uses permitted by right; the nature and extent of violations of this ordinance; and the type and nature of changes in nonconformities. If the zoning inspector shall find that any of the provisions of this ordinance a~e being violated, he shall notify in writinq the person responsibie for such violations, indicating the nature of the violation and ordering the action necessary to correct it. He shall order discontinuance of illegal use of land, buildings, or structures; removel of :llegal buildings or structures changes; discontinuance of any illegal work being done; or shall take any other action authorized by this ordinance to ensure compliance with or to prevent violation of its provisions. -198- -- -- - -- - - �I I I I I I I I I I I I I I I I I I I 11 Art1cle 58.0 - Adm1n1strat1on and Enforcement • I ' I SE~TION 58.04 - ISSUANCE OF CERTIFICATE OF ZONING COMPLIANCE I The zoning inspector shall require that all applications for cer~ificates of zoning compliance shall be accompanied by plans and specifications including a plot plan or the site plan in duplicate drawn to scale. The zcn~ng inspector shall retain the original copy for his files. The certificate of zoning compliance signifies that, in the opinion of the zoning inspector, the intended use, tuilding or structure co1~plies with all provisions of this ordinance. No building permit shall be issued unless certificates of zoning compliance has been issued. It shall be unlawful to change a type of use of land, to change the type of use or occupancy of any building or structure, or to extend any use on any lot on which there is a non-conforming use or structure, un~il acertificate of zoning compliance has been issued. No occupancy permit shall be issued for any lot, building, or structure that does not have a certificate of zoning compliance. II :1 I I Where a building permit is required, application for a certificate of zoning compliance shall accompany or preceded the application for a building permit. In all other cases in which a building permit is not required, the application for a certificate of zoning compliance shall be made prior to the date when a new or enlarged use of a building or lot or part thereof is intended to begin. Applications for certificates of zoning compliance shall be made to the zoninq inspector. ,_: SECTION 58.05 - VOIDING OF CERTIFICATE OF ZONING COMPLIANCE Any certificate of zoning compliance granted under this ordinance shall become null and void unless construction and/or use is commenced within one hundred eighty (180 ) days and completec within five hundred and forty-five (545 ) days of the date o: issuance. SECTION 58.06 INSPECTION I I ISSUANCE OF CERTIFICATE OF OCCUPANCY - FINAL A. No lot, building, or structure, or any part the~eof shall j e occupied by or for any use for which a certifica t e of zoning compliance is required by this ordinance unless and until a certificate of occupancy shall have been issued for such new use. No change in use other than that of a permitted use shall be made until a certificate of occupancy I -199- I �I I ' 'I I I I I I I I I I I I I I I Art.i.cle 58. 0 - Adm.i.n.i.stra.t1on and Enforcement has been issued by the zoning inspector. Every certificate o: occupancy shall state that the use or occupancy complies with this ordinance. B. No occupancy certificate for a building or structure or any addition thereto, constructed after the effective date of this ordinance, shall be issued until construction has been completed and the premises inspected and certified by the zcning inspector :o be in conformity with the plans and specifications upon with the certificate of zoning compliance was issued, including any required site plan. c. The holder or a certificate of zoning compliance for the coustruction, erection, or moving of any building, structure, or part thereof, for the establishment of a use, shall notify the zoning inspector immediately upon the completion of the work authorized by such certificate for final inspection. The certificate of occupancy shall be issued, or written notice shall be given to the applicant stating the reasons why a certif i cate cannot be issued, not later than fourteen (14 j days afte! the zoning inspector is notified in writing that the building or premises is ready for inspection. SECTION 58.07 - VOIDING OF CERTIFICATE OF OCCUPANCY Any certificate of occupancy granted under this ordinance shall become null and void if such use ( s), building( s), and/or structure(s) for which said certificate was issued are found by the zoning inspector to be in violation of this o~dinance. The zoning inspector upon finding such violation shall immediately notify the Township Board of said violation and voidins of the certificate of occupanc y . SECTION 58.08 - FEES, CHARGES, AND EXPENSES The Township Board shall establish a schedule of fees, charges and expenses, and a collection pro~edure, for building permits, certificates of occupancy, appeals, and other matters pertaining to the ordinance. The schedule of fees shall be posted in the office of the zonir.g inspector, and may be altered or amended only by the Township Boarc. No permit, certificate, conditional use approval, or variance shall be issued unless or until such costs, char ges, fees or expenses listed in this ordinance ha v e been paid in full, nor shall any action be taken on proceedings before the Board of Appeals, unless or ~ntil preliminar y charges and fees have been paid in full. -200- �I ' I I ' ' Art1cle 58.0 - Adm1n1str4t1on and Enforcement SECTION 58.09 ABATEMENT - VIOLATIONS AND PENALTIES: NUISANCE PER SE: Uses of land, and dwellings, building, or st~uctures, including tents and mobile homes, erected, aitered, razed or converted in violaticn of any provision of this ordinance are hereby declared to be a nuisance per se. The court shall orde= such nuisance abated and the owner and/or agent in charge of such dwellinq, building, structure, tent, mobile bore or land shall be adjudged guilty of maintaining a nuisance per se. Anyone violating any of the provisions of this ordinance shall upon conviction thereof be subje~t to a fine of no: mo~ e than one hundred ($100.00) dollars and the costs or prosecution thereof, by imprisonment in the county jail for a period not to exceed thirty (30) days, or both. Each day th~t a violation is permitted to exist shall constitute a separate offense. The imposition of any sentence shall not exempt the offender from compliance with the requi~ements of this ordinance. SECTION 58.10 - COMPLIANCE WITH PERMITS AND CERTIFICATES Building permits or certificates of zoning compliance issued on the basis of approved plans and applications authorize only the use, arrangement, and construction set forth in such approved plans and applications, and no other use, arrangement, or construction. Use, arrangement, or construction at variance with that authorized shall be deemed a violation of this ordiL~nce, and punishable as provided by Section 58,09, herein. -201- �I I I I I I I I I I I I I I -I I I I ARTICLE 59.0 AMENDMENT PROCEDURE SECTION 59.01 - INITIATING AMENDME~"'TS AND FEES The Township Board may from time to time, on recommendation from the Planning Commission, amend, modify, supplement or revise the district boundaries or the provisions and regulations herein established, whenever the public necessity and convenience and the general welfare require such arn~ndment. Said amendment may be initiated by resolution of the Township Board, the Planning Commission, or by petition of one or more owners of property to be affected by the proposed amendment. Except for the Township Board, or the Planning Commission, the petitioner er petitioners requesting an amendment shall at the time of application pay the fees established by the Township Board, no pert of wh~ch shall be returnable to the petitioner. All proposed amendmentE shall be referred to the Township Planning Commission for review and recommendation. SECTION 59.02 - AMENDMENT PROCEDURE The procedure for making amendments to this ordinance shall be in accordance with Act 168 of the Public Acts of 1959, as amended, and Act 184, Public Acts of 1943, as amended. SECTION 59.03 - CONFORMANCE TO COURT DECREE Any amendment for the purpose of conforming to a prov ision thereof to the decree of a court of competent jurisdiction shall be adopted by the Township Board and the amendments published without referring the same to any other board or agency. SECTION 59.04 - INFORMATION REQUIRED The petitioner shall submit a detailed description of the petition to the Township Clerk. When the petition involves a change in zoning map, the petitioner shall submit the following information: A. A legal description of the propert y . B. A scaled map of the property, correlated with the legal description, and clearly showing the p~opert y 's location. C. The name and address of the petitioner. D. The petitioner's i r. ~erest in the property, and if the petition e r is not the ~wner, the name and address of the owner ( s ) . -202- �I I I I I I I I I I I I I I I I I Art1cle 59.0 - Amendment Procedure E. Date of filing with the Township Clerk. F. Signature(s) of petitioner(s) and owner(s) certifying the accuracy of the required information. SECTION 59.05 - FINDINGS OF FACT REQUIRED In reviewing any petition for a zoning amendment, the Planning Commission shall identify and evaluate all factors relevant to the petition, and shall report its findings in full, along with its recommendations for disposition of the petition to the Township Board. The facts to be considered by the Planning Commission shall include, but not be limited to, the following: A. Whether or not the requested zoning change is justified by a change in conditions since the origin~l ordinance was adopted or by an error in the original ordinance. B. The precedents, and the possible effects of such precedents, which might likely result from approval or denial of the petition. C. The ability of the Township or other government agencies to provide any services, facilities, and/or programs that might be requirec the petition were cpproved. i= D. Effect of approval of the petition on the condition and/or value of property in the Township or in adjacent civil divisions. E. Effect of approval of the petition on adopted development policies of Pittsfield Township and other government units. All findings of fact shall be made part of the public records of the meetings of the Planning Commission and the Township Board. A petition shall not be approved unless these and other identified facts be affirmatively resolved in terms of the qeneral health, safety, welfare, comfort, and convenience of the citizens of Pittsfield Township, or of other civil divisions where applicable. -I -203- - ---------- - _ - - �I I I I I I I I I I I I I I I I -I ARTICLE 60.0 BOARD OF APPEALS SECTION 60.01 - BOARD OF APPEALS ESTABLISHED A. The Bo a rd of Appeals shall consist of five (5) member5 appointed by the Township Board. The first member shall be a member of the Planning Commission. The remaining members shal: be selected from the electors of the Township residing in the area of the Township. The members selected shall be representative of the population distribution and of the various interests present in the Township. An employee or contractor of the Township Board may not serve as a Board of Appeals member. One member of the Board of Appeals shall be a member of the Tow11ship Board. An elected official cf the Township shall not serve as Chairperson of the Board of Appea : . s. Members of the Board of Appeals shall be removable by- the Township Board for non-performance of duty or misconduct in office upon written charges and after public hearing. A member shall disqualify himself from a vote in which he ha~ a conflict of interest. Failure of a member to disqualify himself constitutes misconduct in office. Term of office of each member shall be for three (3) years except that, of the members first appointed, two (2) shall serve for two (2) years and the remaining members f or three (3 ) years. The term of office of the members firs~ appointed shall commence at 12 noon on January 1, 1977. A successor shall be appointed not more than one month after the term of the preceding member has expired. All vacancies for unexpired terms sh~ll be filiec for the remainder cf th~ term. A vacancy in the Board of Appeals shall exist upon the member of the Township Board serving on the Boa~d of Appeals ceasing to be a member of the Towns h ip Board; further a vacancy in the Board of Appeals shall exist upon the member of the Planning Commission serving on the Board of Appeals ceasing to be a member of the Township Planning Commission. The Board of Appeals shall not conduct business unless a majority of the membe=s of the Board of Appeals are present. The Bo ard of Appeals at its f : rst meeting following January 1 of each year shall select :rom its membership a chairperson of the Board of Appeals who shall serve until the successor chairperson is appointed. -204- ~ --- -- - �I I I I I I I I I I I I I I I I I I I Art1cle 60. 0 - Board of Appeals B. In addition to the procedural requirements set forth in Acts 184 and 168, above, the Board of Appeals shall fix rules and regulations to govern its p~ocedures, and shall record into the minutes of its meetings all findings, conditions, facts, and other relevant factors, including the vote of each member upon each question, or if absent or failing to vote, indicating such fact, and all of its official actions. such records shall be open to public inspection. c. Appeals shall be taken within a reasonable time, not to exceed 60 days or such lesser period as may be provided by the rules of the Board of Appeals by filing with the zoning inspector and with the Board of Appeals a notice of appeal specifying the grounds thereof. The zoning inspector shall forthwith transmit to the Board of Appeals all papers constituting the record upon which the action appealed from was taken. D. The Board of Appeals shall fix reasonable time and date for a hearing of the Board of Appeals. The Board shall give due notice of the hearing by certified mail to the parties of interest and to owners of adjacent properties. Where the hearing concerns matters of general applicability in the Township and does not concern only individual lots or parcels, such notice shall be given in a newspaper of general circulat~on in the To~nship. However, the Board of Appeals shall no~ify the parties of interest by certified mail. hll notices of a hearinq sha~l be mailed or published not more than ten (10) days nor less than five (5) days prior to the date on which the hearing is to be held. E. An appeals stays all proceedings in furtherance of the action appealed from, unless the zoning ins?ector from who the appea! is taken certifies to the Board of Appeals after the notic~ is filed with him, that by reason of facts stated in the certific~te, a stay would, in his opinion, cause imminent peril to life and property. In such case proceedings shall not be stayed other than by restraining order which may be granted by the Board of A~peals or by a court of record on application, on notice to the zoning inspector, and on due cause shown. F. The Township Board shall determine by resolution the amount of the fee, to be paid at the time of £iling of the appeal. -205- �I I I I I I I I I I I I I I I I I I I Art.icle 60. 0 - Boa.rd of Appellls SECTION 60.02 - POWERS P.ND DUTIES The Board of Appeals shall perform its duties and exercise its powers as provided in Acts 184, P.A. 1943, as amended, and 168, P.A. 1959, as amended, in such a way that the objectives of ~his ordinance shall be attained, the rublic health, welfare and safety secured, and substantial justice done. The Board of Appeals shall hear and decide only those matters which it is specifically authorized to hear and decide as provided in this ordinance. SECTION 60.03 - ADMINISTRATIVE REVIEW The Board of Appeals shall hear and decide appeals where there is an error alleged in any order, requirement, decision, or determination made by tte zoning inspector in the enforcement of this ordinance. SECTION 60.04 - VARIANCE The Board of Appeals shall have the power and duty to authorize upon appeal in specific cases such variance from the provisions of this ordinance as will not be contr~ry to the public interest where, owing to special conditions, a literal enforcement of the p rovisions of this ordinance would result in unnecessary hardship. A v~riance shall not be granted by the Board of Appeals unless and until the following conditions are met: A. A written application for a variance is submitted, demonstratinq: 1. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in t h e same district. 2. That literal interpretacion of the provisions of this ordinance would ceprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this o~dinance. 3. That the special condit~o r. s and circumstances do not result from the act i ons o: the applicant. -206- �I I I I I I I I I I I I I I I I I I I Art.1.c.le 60. 0 - Boa.rd of Appea.ls 4. That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands, structures, or buildings in the same district. 5. That no nonconforming use of neighboring lands, structures, or buildings in the same district, and r. o permitted use of lands , strurtu?es or buildings in other districts shall be considered grounds for the issuance of a variance. B. The Board of Appeals shall make findings that the requirements of the ordinance in Section 60.04, preceding have been met by the applicant for a variance. C. The Board of Appeals shall further make a finding that the re a son s s e t forth in the a pp 1 i cat ion j us t i f y t ri e granting of the variance, and the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. D. The Board of Appeals shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of this ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. E. In granting any variance, the Board of Appeals ~ay prescribe appropriate conditions and safeguards in conformity with this ordi~ance. Violations of such conditior.s and safeguards, when made a part of the terms under which the variance is granted, shall be deemed a violation of th~.s ordinance, and punishable under Section 58. 09 of this ordinance. F. Under no circumstances shall the Board of Appeals grant a variance to allow a use not permissible under the terms of this ordinance in the district involved, or ar.y use expressly or by implication prohibited by the terms of this ordinance in said district. G. In exercising the above mentioned powers, the Board of Appeals may, so l ong as suc h action is in conformity with the terms of this ordinance, re v erse or affirm, wholly or partly or may modi:y the order, requirement, decision, or determinat~on appealed from and may make such order, requirement, dec~sion or determination as ousht to be made, and to that end shall have t ~ e powers of the zon~ng inspector from whom the appeals is taken. -207- �I I I I I I I I I I I I I I I r r r r Article 60.0 - Board of Appeals SECTION 60.05 - VOIDING OF AND RE-APPLICATION FOR VARIANCE The following provisions shall apply: A. Each variance granted under the provisions ordinance shall become null and void unless: c: this 1. The construction authorized by such variance or permit has been commenced w~thin one hundred eighty (180) days after the granting of such vari~nce and pursued diligently to completion; or 2. The occupancy of land or buildings authorized by such variance has taken place within one hundred eighty days (180) days after the granting of such varian~e. B. No applicaticn for a va=iance wtich has been denied wholly or in part by the Board of Appeals shall be resubmitted for a period of three hundred sixty-five (365) days from such denial, except on ground of new evidence or proof of changed conditions bound by the Board of Appeals to be valid. SECTION 60. 06 STRUCTURES - EXPANSION OF NONCONFORMING BUILDINGS AND The Board of Appeals shall determine if a nonconforming building or structure may be enlarged, expanded, extended or altered, and the conditions under which such improvements shall be made. The following provisions sh~ll apply: A, LIMITATIONS: The reasons for the nonconformity shall be limited to minimum lot a=ea and lot width, yard, off-street loading and parking requirements. In no case shall building or structure that is nonconforming because of lot coverage, floor area ratio, or height requirements be permitted to expand without removing the nonconformity, except as permitted under a variance for t ardship reasons. B. PERMITTE: USES: The existing and proposed uses of such buildings and structures must be among those permitted in the district in which situated. C. CONFORMANCE REQUIRED: The proposed imp:-overnent shall conform to all requirements of the dis : rict in which si:.uated. -208- �I I I I I I I I I I I I I I I I I I r Art1cle 60.0 - Board of Appeals D. DETERMINATIONS: The 5oard shall determine the followins in approving a request: 1. That the retention of the nonconforming building or structure is reasonably necessary for the prop o sed improvement or that the requiring of removal of such building or structure would cause unnecessary hardship. 2. That the proposed improvement is reasonably necessary for the continuation of activities on t ~ ~ property. 3. That the enlarged or otherwise improved nonconforming building or structure shall not adversely affect the public h ealth, safety, welfare and convenience. (Ord. 71-6.13; 9/28/71) E. AUTHORITY OF BOARD: The Board shall have the authority to require removal or modification of the nonconform~ty, where such is reasonable, as a condition for approval. The board may attach other conditions for its approval which it deems necessary to protect the public health, safety, welfare and convenienr.e. F. SITE PLAN APPROVAL REQUIRED: All expansions permitted under this section shall meet all requirements of Article 55 herein. SECTION 60.07 - APPEALS TO THE BOARD OF APPEALS The following provisions shall apply: A. APPEALS, HOW TAKEN: Appeals from the ruling of the zoning inspector of the township board concerning the enforcement of the provisions of ~his ordinance may be made to the Board of Appeals within such time as shall be prescribed by the Board of Appeals by general rule, by the filing with the officer from whom the appeal is taken and with the Board of Appeals of a notice of appeal specifying the grounds thereof. The officer from whom the appeal is taken shall forthwith transmit to the Board of Appeals all the pape~s constituting the record upon which the action appealed from was taken. B. WHO MAY APPEAL: · Appeals to the Board of App eals may be taken by any person aggrie ved or by any officer, department, board, agency, or bureau of the township, county, or state. -209- �I I I I I I I I I I I I I I I I I I I Art1cJe 60.0 - Board of AppeaJs C. FEE FOR APPEAL: A fee shall be paid to the Boa~d of Appeals at the time of filing the notice of appeal which the Board of Appeals shall pay over, within thirty (30) days after deciding any appeal, to the General Fund of the Township. The appeal fee shall be determined by resolut~on of the Township Board. D. EFFECT OF APPEAL: RESTRAINING ORDER: An appeal stays all proceedings in furtherance of the action appealed fror unless the officer from whom the appeal is taken certifies to the Board of Appeals, after the notice of appeal shall have been filed with h~m, that by reason of facts stated in the certificate, a stay would in his opinion cause imminent peril to life or property, in which case proceedings shall not be stayed otherwise than by a restraining order which may be granted by the Board of Appeals or by the circuit court, on application, on notice to the officer from whom the appe~l is taken and on due cause shown. E. REPRESENTATION AT HEARING: Upon the hearing, any pa~ty or parties may appeal in person or by agent or by attorney. F. DECISIONS OF THE BOARD OF APPEALS AND .APPEALS TO THE CIRCUIT COURT: The Board of Appeals shall decide upon all matters appealed f~om within a reasonable time and may reverse or affirm wholly or partly, or may modify the order, requirement, decision or determination as in its opinion ought to be made in the premises and to that end shall have all the powirs of the zoning inspector from whom the appeal is taken. The Board of Appeals' decision of such appeals shall be in the form of a resolution containing a full record of the findings and determination of the Boarc of Appeals in each particular case. Any person having an interest affected by such resolution shall have the right to appeal to the circuit court on questions of law and fact. SECTION 60.08 - DUTIES ON MATTERS OF APPEAL It is the intent of this ordinance that all questions of interpretation and enforcement shall first be presented to the zoning inspector, and that such questions shall be presented to the Board of Appeals only on appeal from the decisions of ~he zoning inspector, and the recourse from decisions of the Board of Appeals shall be to the courts as provided by law. -210- �I I Art1cJe 60.0 - Board of Appeals I It is further the intent of this ordinance that the duties of the Township Board in connection with this ordinance shall not include hearing and deciding questions of interpretation and enforcement that may arise. The procedure for deciding such questions shall be as stated in this article and this ordinance. I I I I I I I I -211- � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Pittsfield-Charter-Twp_Zoning-Ordinance_1983 Creator An entity primarily responsible for making the resource Pittsfield Township Planning Commission, Pittsfield Charter Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1983-10 Title A name given to the resource Zoning Ordinance Description An account of the resource The Zoning Ordinance for Pittsfield Charter Township was prepared by the Pittsfield Township Planning Commission and revised through October 1983. Subject The topic of the resource Zoning--Michigan Pittsfield Township (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a36b91c03f13d9e13d63e57797549180.pdf 48f27f3956395d82aca87c0830987762 PDF Text Text PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAl'l' THE COMPREHENSIVE PLAN AS PREPARED BY THE PITTSFIELD TOWNSHIP PLANNING COMMISSION ADOPTED APRIL 20, 1995 DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH WALTER, CLERK ROBERT J. SKROBOLA, TREASURER 6201 W. MI CID GAN AVENUE ANN ARBOR, MICIDGAN 48108 (313) 944-4440 �PITTSFIELD CHARTER TOWNSHIP wASHTENA w com TY, MICHIGAN THE COMPREHENSIVE PLAN AS PREPARED BY THE PITTSFIELD TOWNSHIP PLANNING COMMISSION ADOPTED APRIL 20, 1995 DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH WALTER, CLERK ROBERT J. SKROBOLA, TREASURER 6201 W. MICHIGAN AVENUE ANN ARBOR, MICHIGAN 48108 (313) 94-'-4440 �PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAN BOARD OF TRUSTEES Douglas R. Woolley, Supervisor Judith C. Walter, Clerk Robert J. Skrobola, Treasurer James E. Aldrich, Trustee Patricia M. Lennington, Trustee Marjorie K. Shelton, Trustee Judy A. Bocklage, Trustee PLANNING COMMISSION Al W. Paas, Chair Richard G. Timmons, Vice-Chair Mike G. Last, Secretary Marjorie K. Shelton, Member Margaret R. Busch, Member Robert C. Macek, Member Terrence A. Bertram, Member �PITTSFIELD CHARTER TOWNSIDP WASHTENAW COUNTY, MI CID GAN COMMUNITY DEVELOPMENT DEPARTMENT John L. Enos, Director Community Development & Utilities Jack R. Williams Building & Zoning Administrator Carl V. Schmult Jr., AICP Planning Consulant Roger B. Gaugler, P.E. Ayers, Lewis, Norris & May, Inc. Township Engineer �PITTSFIELD CHARTER TOVVNSHIP WASHTENAW COUNTY, lVIICHIGAl'i RESOLUTION ADOPTING THE COMPREHENSIVE PLAN FOR PITTSFIELD CHARTER TOWNSHIP Minutes of a Regular Meeting of the Pittsfield Charter Township Planning Commission held at the Pittsfield Charter Township Hall, 701 W. Ellsworth, in said Township on the 20th day of April, 1995, at 7:30 p.m. The following resolution was offered by Commissioner Timmons, and supported by Commissioner Last: WHEREAS, the Pittsfield Charter Township Planning Commission has undertaken a study and prepared a Comprehensive Plan (Plan) for the future development of the Township, also know as a General Development Plan, in accordance with the provisions of the Township Planning Act (Act), Public Act 168 of 1959, as amended; and WHEREAS, the purpose of said Plan is 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; and to facilitate provision for a system of transporation, sewage disposal. safe and adequate water supply, recreation and other public improvements; and WHEREAS, the Pittsfield Charter Township Planning Commission utilized the assistance of a Professional Community Planner in the preparation of the said Plan; and WHEREAS, the Pittsfield Charter Township Planning Commission has solicited public comment throughout the plan preparation process and has held a public hearing on the proposed Plan on February 9, 1995 as required by the said Act, notice of which hearing was published in the Ann Arbor News, a newspaper of general circulation in the Township, on January 10, 1995 and January 29, 1995, and the Commission has duly considered comments made by residents, property owners of the Township, and others at and following that hearing; and WHEREAS, The Pittsfield Charter Township Planning Commission held joint meetings with the Pittsfield Township Board to discuss elements of the plan; NOW THEREFORE BE IT RESOLVED, on this 20th day of April, 1995, that the Pittsfield Charter Township Planning Commission adopts in the whole the Comprehensive Plan for Pittsfield Charter Township, to be dated April 20, 1995, consisting of the following parts: �* Parts l through 11 dated December 1994, together with associated maps, with revisions as indicated in a memorandum dated April 13, 1995 from Carl V. Schmult, Jr., A.I.C.P., to the Pittsfield Township Planning Commission except that Item 3 is not presently adopted, the second sentence ofltem 9 should end at the words "high density uses," and Item 14 should be instead added to Page 5-5, Section 5.04, as a new Subsection G, and with a further revision on Page 6-2, Section 6.01, Subsection H by adding the following sentence to the end of that subsection: "In existing residential areas with grid street patterns, the street system should be revised where possible to discourage arterial traffic from cutting through neighborhoods." * Part 12 dated January 27, 1995; and BE IT FURTHER RESOLVED, that the Pittsfield Charter Township Planning Commission hereby refers its adopted Plan to the Washtenaw County Metropolitan Planning Commission as required by the said Act; and BE IT FURTHER RESOLVED, that the Pittsfield Charter Township Planning Commission directs the Director of Community Development to transmit a copy of its adopted Plan to the Pittsfield Charter Township Board in accordance with the said Act. ROLL CALL VOTE: AYES: NAYES: ABSENT: ABSTAIN: Bertram, Busch, Last, Macek, Paas, Timmons. None. Van Nest None. RESOLUTION DECLARED ADOPTED. Mich1fler!Y= Planning Commission Secretary rescomp �PITTSFIELD CHARTER TOW~SHIP WASHTENAW COUNTY, ~llCIDGAl'f RESOLUTION SUPPORTING THE COl\-IPREHENSIVE PLAl~ FOR PITTSFIELD CHARTER TOWNSHIP Minutes of a Regular Meeting of the Pittsfield Charter Township Board of Trustees held at the Pittsfield Charter Township Hall, 70 l W. Ellsworth Road, in said Township on the 9th day of May, 1995, at 7:30 p.m. The following preamble and resolution were offered by Member Skrobola and supported by Member Van Nest: WHEREAS, the Pittsfield Charter Township Planning Commission has prepared a Comprehensive Plan for Pittsfield Charter Township, which plan was adopted by the Commission on April 20, 1995; and WHEREAS, the Planning Commission has transmitted a copy of its adopted Plan to the Township Board in accordance with the Township Planning Act, Public Act 168 of 1959, as amended; and WHEREAS, the Township Board recognizes that this plan was prepared and adopted after substantial study and after several public meetings at which many in attendance expressed their views; and WHEREAS, the Township Board recognizes that many of the views and concerns expressed by the public, before the Planning Commission, have been incorporated into the Plan; and WHEREAS, The Planning Commission met with the Township Board during the development of the Plan and incorporated comments then and there received into the Plan; and WHEREAS, the purpose to the Plan is to promote the health, safety, and general welfare of the people of Pittsfield Charter Township; NOW, THEREFORE BE IT RESOLVED, that the Township Board of Pittsfield Charter Township, duly assembled at a Regular Meeting on this 9th day of May, 1995, hereby endorse the Comprehensive Plan for Pittsfield Charter Township . ROLL CALL VOTE: A YES: Aldrich, McMullen, Peer, Shelton, Skrobola, Varu"'-l'est, Wooley . NA YES: None. ABSENT: None. ABSTAIN: None. RESOLUTION DECLARED ADOPTED. �TABLE OF CONTENTS Page PART 1 - INTRODUCTION 1.01 1.02 1.03 1.04 1.05 Relation to the 1976 plan Principal characteristics of the plan Structure of the Comprehensive Plan Planning Commission and Township Board roles in the planning process The Planning Area 1-1 1-1 1-3 1-4 1-4 PART 2 - EXISTING CONDITIONS - THE PLA.J.'fNING AGENDA 2.01 2.02 2.03 2.04 2.05 2.06 2.07 2.08 2.09 2.10 2.11 2.12 2.13 2.14 2.15 2.16 2.17 2.18 2.19 2.20 2.21 Introduction Natural features Regional setting From agriculture to an urban culture The remaining rural area Population projections Housing projections Future land area requirements Identity as a community Composition of the housing stock An over supply of land zoned for multiple-family residential use Neighborhood schools Municipal boundaries are stable A center for Township government Major commercial centers Public recreation land Public water and sanitary sewer services Ann Arbor Airport Ann Arbor landfill Streets Public transportation 2-1 2-1 2-3 2-3 2-4 2-4 2-4 2-4 2-6 2-6 2-6 2-7 2-7 2-7 2-7 2-8 2-8 2-8 2-9 2-9 2-12 PART 3 - OBJECTIVES 3.01 3. 02 3.03 3.04 3.05 3.06 3.07 3.08 Strengthen the identity of Pittsfield Township as a community. Preserve the natural resources in the planning area. Restore a balance in the community's housing inventory between ownership and rental units, and between single family detached houses and all other types of dwelling units. Preserve a portion of Pittsfield Township for rural uses. Streets should be consistent with, and subservient to, the character of the community. The township's employment base, especially in the light industrial and research/development sectors, should be expanded. The stability of residential areas should be preserved. Provide expanded recreation opportunities in the community. 3-1 3-1 3-1 3-2 3-2 3-2 3-2 3-2 �Table of Contents TABLE OF CONTENTS (CONT.) PART 3 - OBJECTIVES (Cont.) 3.09 3 .10 3 .11 3.12 3.13 3 .14 3.15 Open space areas should be conveniently located for all residents of the township. Residential areas should be interconnected with streets, sidewalks, and pedestrian/bicycle paths. Streetscapes of existing major streets should be improved. New development should be of high quality. Growth should be managed. The public costs of growth should be minimized. The policies of Pittsfield Township should be closely coordinated with those of neighboring communities. .., .., .J-.J .., .., .J-.J 3-3 3-3 .., .., .J-.J 3-4 3-4 PART 4 - BASIC CONCEPTS OF THE PLAJ.~ 4.01 4.02 4.03 4.04 4.05 4.06 4.07 4.08 4.09 4.10 4.11 4.12 4.13 4.14 4.15 The foundation of the plan has two elements The planning area has permanent boundaries. The plan establishes urban and rural/suburban boundaries. The plan establishes a service area boundary. Three categories of residential uses are proposed. Residential areas will be allocated to attain a balance in the housing stock between single-family detached and all other dwelling unit types. Residential areas will be protected from destabilizing forces. Commercial uses will be concentrated in major centers. Industrial uses will be concentrated in two major corridors. Streets will follow the established pattern. Water and sanitary sewer services will be extended throughout the service area. Public facilities. Public schools. Public recreation. Natural features. 4-1 4-1 4-1 4-1 4-1 4-2 4-2 4-2 4-2 4-3 4-3 4-3 4-4 4-4 4-4 \ PART 5 - LAND USE POLICIES 5.01 5.02 5.03 5.04 5.05 5.06 5.07 Rural area policies Residential area policies - general Suburban residential areas policies Urban residential areas policies Commercial area policies Industrial area policies Office area policies II 5-1 5-2 5-4 5-4 5-5 5-8 5-9 ., �Tab le of Contents TABLE OF CONTENTS (CONT.) PART 6 -TRANSPORTATION POLICIES 6.01 6.02 6.03 6.04 Streets - General policies Policies for specific streets Public transportation Pedestrian/Bicycle facilities 6-1 6-2 6-5 6-6 PART 7 - PUBLIC UTILITY POLICIES 7.01 7.02 7.03 Sanitary sewer system policies Water supply system policies Storm drainage and management policies. 7-1 7-4 7-5 PART 8 - CO~IUNITY FACILITIES POLICIES 8.01 8.02 8.03 8.04 8.05 8.06 8.07 8.08 Public schools Recreation facilities in the planning area Township government facilities Public safety facilities Washtenaw County Service Center Huron Valley Correctional Center Ann Arbor Landfill Composting Facility 8-1 8-3 8-5 8-5 8-5 8-6 8-6 8-6 PART 9-NATUR<\L FEATURES POLICIES 9.01 9.02 9.03 9.04 9.05 9.06 9.07 9.08 9-1 General policies Woodlands and trees Wetlands Stream corridors Fence rows Flood plains Topography Ground water recharge 9-2 9-2 9-3 9-4 9-4 9-5 9-5 PART 10-IMPLEMENTATION POLICIES 10.01 10.02 10.03 10. 04 10-1 10-1 10-3 10-4 Introduction Zoning regulations Regulation ofland division Infrastructure III �Table of Contents TABLE OF CONTENTS (CONT.) PART 11 - PLAN lVIONITORING PROGRANI 11.01 Introduction 11 .02 Benefits of a monitoring program 11 .03 Description of the program 11-1 11-1 11-1 PART 12-LOCAL PLANNING AREAS 12.01 12.02 12.03 12.04 Carpenter Road Corridor Clark - Golfside Area Section 15/16 Policies Northwest Area Plan 12-1 12-3 12-6 12-13 \ IV �PARTl (t INTRODUCTION 1.01 RELATION TO THE 1975 PLAN The township's most recent comprehensive plan was adopted in 1975. That plan replaced the township's first master plan adopted in 1968. Thus, Pittsfield Township has 26 years of experience with preparing and using comprehensive plans in making decisions on land use, streets, and public facilities and services. The 1975 plan was used extensively in guiding Township Planning Commission and Township Board decisions, and was amended six times. These amendments, however, only added detailed policies to the overall plan; the basic elements of the plan were not changed after it was adopted. The age of the plan, together with its continued use and changed conditions, both within and outside the township, resulted in a decision to update and revise the 1975 Plan. Review of the 1975 plan showed that much of the plan was still valid. In fact, many of the policies in that plan have their own momentum, since new developments, some of which are still in process, have followed these policies. Nevertheless, some of the data in the plan was out of date and some policies were made obsolete by evolving events. The new plan is therefore a refinement as well as an update of the 1975 plan. The time of revising and updating is also an opportunity to improve, and this was also the intent of the Planning Commission and the Township Board in revising the comprehensive plan. This plan, upon adoption, replaces the 1975 Plan and all amendments thereto . 1.02 PRINCIPAL CHARACTERISTICS OF THE PLAJ.~ Experience in using the comprehensive plan over the past 18 years has proven the utility and wisdom of that plan and that the principal characteristics of the 1975 plan should be retained. The following are the principal characteristics of the 1995 plan. A. The plan is a policy type plan; that is, it describes the township's policies regarding the future nature and development of the township. The policies are aimed at the fundamental issues that the township expects to face in the future. These basic issues are those that are expected to have enduring effects on the township, and that will affect the future character of the township in the years ahead. The plan focuses on a limited number of issues in order to concentrate attention and effort on those issues that can truly make a difference in the township's future. B. Since the plan concentrates on policies, it follows that the plan is general in nature. That is, the plan shows how the Township Board and Planning Commission intend to respond to various issues, and the approaches that will be followed in those responses. The plan does not prescribe nor predict uses for specific parcels of land, except in a few circumstances. Instead, the plan describes the intended uses of general areas. The plan is not intended, nor is it designed, to be a "blueprint" or a picture of the township at some future date and it should not be interpreted in this fashion . Similarly, the plan does not state that a certain action will be taken at a future time. To use the plan in either fashion would require that decisions be made today concerning future events, something that is impossible to do and, if attempted, would give the plan an unworkable rigidity. April 20, 1995 1-1 �Part I - Introduction C. The plan provides guidelines for making decisions or recommendations in the future. For example, the plan will provide the framework for Planning Commission recommendations on rezoning petitions and subdivision plats to the Township Board and for Board decisions on those matters. It will provide guidelines for Planning Commission decisions on site plans. Decisions will be made on a case by case basis at the time necessary and within the context of the plan. The plan will be amended if the analysis generated by the required decision indicates that a change is appropriate. D. The plan recognizes that the future is uncertain and cannot be predicted, and that current perceptions of future conditions might change. The major issues also might change over time, and policies designed to respond to them might have to be modified or replaced with new ones. The Planning Commission intends to periodically review, refine, and otherwise modify the plan as events unfold. Refinement might be in the form of restating, deleting, or adding to the issues, goals, or policies set forth in the following pages. It might also be in the form of detailed policies for specific areas of the township. These changes might result from an analysis of a specific development proposal, such as a rezoning petition, a capital improvement proposal by Pittsfield Township or other government entity, a periodic review of the plan by the Planning Commission, or from the detailed study of a part of the township by the Planning Commission. This approach can be viewed as a series of successive attempts to adapt the plan as well as the planning process to changing conditions. The plan is therefore designed, by concept, organization, and method of publication, to be easily amended. E. The plan is an overall guide to decisions, but continual use of the planning process, not just use of the plan itself, will assure that decisions regarding land uses, development, and facilities will be better than they would be in the absence of such a process. It is the Township Board's and Planning Commission's intent to continually improve the planning process as well as the plan. F. In preparing this plan two conditions became readily apparent: 1) that various forms of development had occurred or were in the process of occurring in all parts of the township's planning area; and 2) that population projections with the necessary safety factors, when translated into the acreage required for various land uses, utilized all but three to four square miles of the twenty-seven square mile planning area. The projections and land use requirements \indicated that only fifteen percent of the planning area would not require a future designation for developed uses. Therefore, the Planning Commission decided to indicate "ultimate" uses for all parts of the township's planning area, even though such a designation would extend well beyond the normal fifteen to twenty year time frame for the comprehensive plan. Thus, the plan designates future land uses for the entire planning area rather than a projected requirement of land area for a specific time period. G. The maps in the plan are intended only to illustrate some of the policies described in the plan. The maps are generalized and show general locations of uses and features. The text of the plan should be consulted for a description of policies that apply to specific areas, features, or subjects. April 20, 1995 1-2 �Part I - !ncroduction 1.03 STRUCTURE OF THE COMPREHENSIVE PLAN The following is a summary of the key parts of the comprehensive plan. . 'I A. Existing and Future Conditions - This part of the plan, Part 2, identifies the key conditions, existing and future, as viewed at the present time, that will significantly affect the township. Some of these, such as the physiographic features of the planning area and existing land use patterns, are factual in nature. Others, such as emerging trends, are subjective. Together however they form the planning agenda - the conditions that the comprehensive plan must provide for in one way or another. B. Objectives - These are described in Part 3 and are the significant, closely held feelings regarding the future direction and character of Pittsfield Township. To some extent they result from the conditions that are described in Part 2 of the plan, but, for the most part, they reflect the values and aspirations of the public. These form the other part of the planning agenda - the comprehensive plan must reflect the important objectives of the public as well as respond to the existing and emerging conditions of the township's environment. C. Strategy - This part of the plan identifies and describes the major policies with which the township will face the future. These major policies are strategic in nature, since they will have primary effect on the future of the township . This part of the plan is basically a summary of the plan's major policies. D. Policies - The bulk of the plan is presented in Parts 5 through 10, which describe policies regarding land use, streets and transportation, public utilities, community facilities, natural features, and implementation. Policies are expressed primarily in text form, although maps are included to illustrate some of the policies. E. Monitoring - Part 11 describes the program that will be followed to keep the plan up to date. F. Detailed Policies for Local Planning Areas - Part 12, This document presents policies for certain areas of the Township that require more detailed attention than is appropriate in the basic policy part of the comprehensive plan. These policies are consistent with the overall framework polices of the plan. G. Land Development Standards-Part 13, Appendix l - This document is published separately and is available to prospective developers or other interested people along with the zoning and subdivision ordinances. The standards describe Township requirements for plans, plats , utilities, paving, landscaping, and similar developmental matters. They are available for inspection or may purchased seperately. H. Working Papers- Part 14, Appendix 2 - These papers were the basis for the comprehensive plan- inventories of existing conditions, detailed analyses, proje_ctions, etc. They are not published but are available for inspection and copymg. I. Land Use Plan Atlas- Part 15, Appendix 3 - The atlas is a collection of ta,'( maps at scales of l" = l 00' and l" = 400' for all sections and quarter sections in the planning area, with the designated land uses on them. The at~as will not be published or otherwise reproduced but will be available for inspect10n. 1-3 �Part I - Introduction 1.04 PLANNING COMMISSION Ai'fD TOWNSHIP BOARD ROLES IN THE PLANNING PROCESS The Township Planning Act gives the Township Planning Commission sole authority to prepare and adopt the comprehensive plan. However, the Township Board is an equally or even more important part of the plan preparation and overall planning process, since the Board makes all land use and development decisions via the rezoning and the subdivision review processes; approves expenditures for public improvements; provides funds for Planning Commission activities, and appoints Planning Commission members. Most importantly, however, the Board is elected by the citizens of Pittsfield Township and is therefore directly responsible to the public for planning decisions and represents the public's interest in planning matters. It therefore follows that the Township Board should play a key role in preparing the comprehensive plan and in keeping it up to date. This comprehensive plan was prepared using this approach and it reflects Township Board policies as well as those of the Planning Commission. 1.05 THE PLANNING AREA The planning area for the comprehensive plan is delineated on Map l. This area includes all portions of Pittsfield Township that lie outside the boundary agreement areas with the cities of Ann Arbor and Saline. The planning area also excludes the 40 acres in Section 32 that have been temporarily released by Pittsfield Township to the City of Saline for industrial development. The total acreage of the planning area thus defined is 17,330 acres or 27.09 square miles. The area of the original survey township was 22,784 acres or 35.6 square miles. Therefore the planning area, as a result of annexations over the years and the more recent boundary agreements with the two adjacent cities, has been reduced to 76% of the original township area. (See Map 1) \ April 20, l 995 l-4 �11 1 I l\ ~p 1 ~ ir PLANNING AllEA =~ I :;~;~ ., ,~ ·-~ "'X' ,,; ------ " Q:i ~ .: AUil !ARBOR MUIUCll'Al AIAPORf ...... ,,~ ~ /~I . \9rt ...~ X ~. . If a0 ...z I 111= I 11 VI •• .: "::"'. MORGAN . /" .•-c':,::::• c::J Original Township Boundary □ ~,\~i;:·~: ~g Area ~11!1~~ <( :i; 0 ... ,: 11 - 19 / __,II I • '<o '"'" -·" t ··H~I, .'!,I~'."" l(11l11 IIUOS p11 II IU( Cf 11 OOlllM>t Cf p \) I) c;:-=1F t 26 in 11l. . •!CI Ill ~ ~"' .,1\< 0 . ;---. \M I Ill ...e 2 ~ " Q ~ 34 I · J~ Ill ,.,< - • 0 11 ~r. - A 1"=4 , 000' LJ �PART2 EXISTING CONDITIONS -THE PLAl'iNING AGENDA 2.01 INTRODUCTION Existing conditions form one of the two primary foundations for the comprehensive plan, the other being the community's objectives for the future. Existing conditions fall into two general categories: those which are factual, they are "on the ground now", such as natural features, existing land uses and streets; and those conditions that are anticipated to exist in the future. These conditions are somewhat uncertain but must be accounted for in planning policy. Careful monitoring of both types of conditions in the comprehensive plan over time will result in revisions that will bring conditions and policies closer together. This part of the plan identifies and discusses conditions that are expected to exert significant influence on the future of the township, the policies of the comprehensive plan, and the nature and content of the township's planning process. The conditions are not listed in any order of importance. 2.02 NATURAL FEATURES These are generally fixed conditions that have had major influences on land use and development patterns in the township in the past and will continue to do so in the future. In earlier periods of development these were frequently considered to be obstacles to be overcome. Now these are, in many cases, considered to be visual amenities and perhaps essential to the welfare of the community. These features offer the township opportunities to provide the planning area with the physical basis for a unique identity. A. Topography - Surface topography - the land form - of the planning area can be generalized as flat to moderately rolling with no pronounced hills or valleys. Overall the land form slopes down from the northwest to the southeast, with contrasting ridges running in northeast to southwest directions. There are three drainage basins in the planning area. The Saline River Basin drains to the south and southwest into the Saline River and has an area of 14 square miles (52% of the planning area). The Stoney Creek Basin, which drains the east side of the planning area to the east into Lake Erie, is 9 square miles in area (33% of the planning area). The north part of the planning area, 4 square miles ( 15% of the planning area) is in the Huron River Basin, which drains to the north and northeast into the Huron River. Subsurface topography has little significance for land use or other aspects of physical planning in Pittsfield Township. B. Ground Water Recharge - Several areas within the planning area have potential for permitting surface water to percolate into the ground water system. (These are defined as areas that have rapid permeability to the depth of 50 feet, or that have moderate permeability to a depth of 25 feet and rapid permeability between 25 and 50 feet). Most are located in the public water and sanitary sewer service district. Therefore the principal concerns 'will be preserving permeable surfaces where possible for recharge of aquifers, and protecting permeable surfaces from inflow of pollutants. April 20, 1995 2-1 �Part 2 - Existing Conditions Much of the south edge of the planning area also has characteristics for potential recharge. Since this area is outside the water and sewer service boundary, development densities will be relatively low, thereby offering opportunity for preserving much of the ground surface in a permeable condition. C. Streams - There are several stream systems within the planning area. These provide the only surface water in the Township, other than that provided by some wetlands and constructed ponds. These streams and their associated corridors are not only important natural drainage facilities; they take on added significance in the planning area as visual and natural amenities. In addition, most of the wetlands are associated with stream corridors, which suggests that the viability of these wetlands depends to some extent on the continued viability of the stream corridors. The streams will play an increasingly important role in surface water drainage, as development and resulting surface water runoff increase. D. Wetlands - Wetlands comprise a relatively small part of the land area in Pittsfield Township. The wetlands we do have are generally concentrated in the central and west parts of the planning area, in the Saline River Basin. Wetlands perform several important functions: control of surface water runoff; filtration of sediments and pollutants; stabilization of downstream drainage flows, especially during periods of heavy runoff, and provision of wildlife habitat. E. Soils - Soils in the planning area occur in three associations. The features of these associations generally do not have significant impacts on planning policy in the township. However, there are several areas of wet soil, which are defined as soils which have the water table within one foot of the ground surface. Most of these soils are located in the Saline River Basin part of the planning area. These soils affect location, type, and density of development. All identified wetlands are located in or adjacent to these wet soil areas. The officially designated 100 year and 500 year flood hazard areas are also located in these areas. F. Flood Hazard Areas - From the perspective of the entire planning area, Pittsfield Township does not have significant flooding problems. Where flooding or the potential of flooding does occur, the affected areas are localized and relatively narrow. A potential for flooding occurs along stream corridors, and flood plain boundaries generally follow stream channels. The major exceptions are the Wood Outlet Drain, where the flood plain is as much as 1,700 to 2,500 feet wide; and along the Pittsfield-Ann Arbor drain, between State and El\sworth Roads, where the flood plain is up to 1,000 feet wide. The township has nine official flood hazard areas, as delineated by FEMA. There are other areas also subject to flooding. The Township regulates development in the l 00 year flood hazard areas by an overlay zone in the zoning ordinance. G. Woodlands - The original woodland that covered Pittsfield Township prior to settlement in the 1800's has been removed - initially to open the land for agriculture and later for construction of houses, shops, places of employment, and roads. Only scattered woodlots remain. Even though scattered and small, they can still be important features in the landscape and the environment, especially where they occur in association with other natural features. April 20, 1995 2-2 �Part 2 - Existing Conditions H. Composite of features - The coincidence of several natural features in one area suggests a sensitive environmental area. The more features located in one area, the more important that area will be to protect and preserve. 2.03 REGIONAL SETTING The future of Pittsfield Township is to a great extent a function of its setting in two economic regions - the Southeast Michigan region and the Ann-Arbor-Ypsilanti urban area. The Southeast Michigan region has been growing primarily to the north and northwest, especially in the I-75 and I-96 corridors, along with fill-in between the two corridors. In recent years regional growth has moved in a more westerly direction, in the M-14 corridor, to Plymouth and toward Ann Arbor. During this time growth along the I94 corridor has been relatively less pronounced. Whether these growth trends continue or growth begins to focus on the I-94 corridor is speculation at this time. But in either case Pittsfield Township will be influenced to a considerable extent by the regional growth pattern that is already established. Now, more than previously, Pittsfield Township is an integral part of the Southeast Michigan economy. Ready accessibility between the township and the region is provided by the freeway system. People living in Pittsfield Township have relatively easy access to employment centers to the east and northeast. Likewise people living in Wayne, Oakland, and Livingston Counties have easy access to jobs that are located in Pittsfield Township. The township is also totally integrated into the Ann Arbor-Ypsilanti urban area. People living in the township might work in the township or in jobs located in other parts of the urban area. The reverse condition also exists. Similarly, shopping centers located in the township as well as those in Ann Arbor, Ypsilanti, and Saline serve residents of all the communities. Most of the agencies of Washtenaw County government are located in the County Service Center in Pittsfield Township. These are only examples of the already established relationships among communities in the urban area. These interrelationships among the urban area's communities and among the communities in the larger region are expected to grow in intensity and complexity in the corning years. The result will be a tendency to blur community identities and to increase the growth pressures on Pittsfield Township. Forces that determine demand for housing, jobs, retail sales, and other economic conditions will be increasingly beyond the reach of township citizens and officials to control and in some cases, to even influence in any significant way. 2.04 FROM AGRICULTURE TO AN URBAN CULTURE The township has changed from a primarily rural, agricultural community that existed through the 1960's to a predominantly urban one. While the township still has thousands of acres of land in some form of agricultural use, such use is, for the most part, temporary pending gradual conversion to residential and other uses. 2-3 �Part 2 - Existing Conditions 2.05 THE REMAINING RURAL AREA With the evolution of the township from an agricultural to an urban community, there are no large fanns remaining to provide a true rural environment. Yet there are portions of the township, namely in the south tier of sections north of Bemis Road, in which reasonably large parcels, many of which are 5 to 10 acres in area, are considered rural by their owners. The concentration of these lots presents an opportunity to protect and maintain a modified rural environment. It is a specialized one, given the fact that large farms are missing. With careful planning and regulation this character can be preserved in the foreseeable future. Existing agricultural operations can be encouraged to continue, and new ones encouraged to start, to preserve this important element of rural character. 2.06 POPULATION PROJECTIONS Projections for the year 2010, using a variety of assumptions, result in a range of potential population from 25,000 to 32,000 people, in rounded numbers. The high number is the official SEMCOG projection for Pittsfield Township; the smaller projections result from township projections based on three different assumptions regarding growth in housing development. A projection of 29,400 people by the year 2010 was selected by the Planning Commission as a reasonable number and is based primarily on a rate of housing growth that the township experienced in the 1980-90 period. It is also based on an assumption that single-family detached housing units will increase somewhat as a percentage of all housing units that will be constructed by 2010. The projection of 29,400 people represents an annual increase of about 2.5%, which is lower than the 3 .1 % annual population increase of the 1980-90 period, and the 4. 7% annual increase that the Township experienced in the 1970-80 period. Thus a fairly moderate rate of population growth is assumed for the next 16 years. 2.07 HOUSING PROJECTIONS Projections for additional housing units required by 2010 are closely related to the additional population growth of 11,732 people projected by 2010. The housing projections are based on two assumptions: 1) that the rural and suburban areas will be more or less completely developed by 201 O; and 2) that single-family detached units will comprise about 50 percent of the housing stock in the planning area in 2010. The projection shows 12,034 housing units existing in the p l ~ area by 2010, of which 6,017 will be single-family detached and 6,017 will be other types of dwelling units. Since the township had 7,794 housing units in 1990, the projection indicates an addition of 4,240 dwelling units between 1990 and 2010, an average of 212 new units per year. Of these additional units, 2,976 would be single-family detached (70 percent of the additional units) and 700 of these would be located in the rural and suburban areas. The remaining 1,264 units would be single-family attached, multiple-family, and other higher density residential units. These projections are presented in rounded numbers in Table 1. 2.08 FUTURE LAND AREA REQUIREMENTS Studies conducted by the Planning Commission reached several significant conclusions regarding future land area requirements. April 20. 1995 2--4 �h~P2 REGIONAL SETTING Ann Arbor fj Pittsfield !:f{fft Township ....... ..... Planning Area --l V\ 194 C (/) l-0 w C. ... - . - . - ___ . _. 2,"_:lsht_e~,~~?-_. _. _ Lenawee Co. . tyf ilan .- . Wayne Co. - . - Monroe . - ... _. - . - . - . - . - . - . - . - . Co. I 1,,=l mil es Ii �Part 2 - Existing Conditions A. Suburban and Rural Residential Land - The suburban and rural areas of the township (the areas with one acre and larger lots that are outside the public water and sanitary sewer service area) will be more or less completely developed bv 2010. In the eleven year period of 1980 through 1990 about 50% of the buildin~ permits issued for single-family detached residences in the township were for lot~ located in suburban/rural residential areas. The undeveloped land in the suburban and rural areas has a capacity of an additional 700 dwelling units. These 700 new houses in the suburban and rural area would constitute less than 25% of the 3,000 single-family detached houses projected to be constructed by 20 l 0. B. Urban Residential Land - Urban dwelling units (single-family detached, singlefamily attached, and multiple-family units) at densities of I DU/acre and higher are projected to total about 3,550 additional units by the year 20 l O (2,300 singlefamily detached with the remaining 1,250 units in all other types of dwellings). These dwelling units will utilize a projected area of 1,130 acres of land. The undeveloped land within the public service area (the area that has public water and sanitary services) is 7,500 acres; thus the projected number of urban dwelling units to be added by 2010 will require only 15% of this area. Not all the undeveloped area will be available for residential use; substantial portions will be designated for industrial and other non-residential uses. Nevertheless, the supply of ur?an residential land is expected to exceed the 20 IO projection by a significant margm. Undeveloped land with potential for single-family detached housing, because of location, zoning, and other factors, has capacity for 6,000 dwelling units, which is 2.6 times the projected addition of 2,300 such units by 2010. Undeveloped land with potential for the other types of urban housing has capacity for 4,600 to 7,700 dwelling units, depending on the density used in the calculation. Capacity is 3. 7 to 6.2 times the number of such units projected to be added by 2010. C. Commercial Land - Based on commercial developments in the township in 1980 through 1990, the township can expect an average annual demand of 10 acres of new commercial land per year, or about 200 additional acres by 2010. This land area translates into a commercial floor area of 87,000 s.f. per year or 1.7 million s.f. of additional commercial floor area by 2010. D. Office Land - Office developments averaged only 2 acres of additional land per year from 1980 through 1990. This rate, projected to 20 l 0, results in a requirement of 40 additional acres of office land. With 180 acres of undeveloped land with potential for that use, the supply of future office land is 4.6 times the estimated requirement. E. Industrial Land - Industrial land was developed at an average rate of 34 acres per year from 1980 through 1990. This rate, projected to 20 l 0, results in an industrial land area requirement of 680 acres. The township currently has 1,450 acres of undeveloped land with potential for industrial use. This area is slightly more than two times the projected need. F. Total Land Requirements - In the past the t0\1.ITIShip doubled the projected land area required for each category of land use for purposes of designating future land uses. The factor of two was used to provide locational flexibility for new uses and to recognize the difficulty of predicting future land area needs and specific locations of those uses with a reasonable degree of accuracy. If the projected acreage required for urban uses (urban residential, commercial office, and 2-5 �Part 2 - Existing Conditions industrial) by 2010 is multiplied by a factor of two, the total area that would be designated for new urban uses (those not existing in 1990) would be in the range of 6 square miles . (Note: These calculations do not include the suburban and rural areas because those areas are assumed to be fully developed by 2010.) The undeveloped land area within the public service boundary is 11. 7 square miles. The lands that comprise the 11.7 square miles are scattered throughout the planning area, but all will have access to public water and sanitary sewer services. There are no reasonable criteria for designating specific lands in this area for development by 2010 . Consequently, the comprehensive plan designates urban uses for the entire 11. 7 square mile area. It should be recognized however, that only 3 square miles (26 percent) of this area will be needed for urban use during that time period. The land area that will not be needed for urban use can continue in rural and agricultural uses. Total land area projections are presented in Table 2. 2.09 IDENTITY AS A COMMUNITY The township has had a divided identity over the years. A portion of the township identified with the Ann Arbor area. The east side identified partially with Ann Arbor but also with the Ypsilanti area. The south and southwest parts of the township identified with Saline. This three way identity was the result of a number of factors location/proximity, school district boundaries, location of employment and shopping areas, postal and telephone districts, etc. This three way orientation meant a lack of a strong identity of the township as one community. There is reason to believe that the three way division of the township's identity has weakened somewhat in recent years. Growth in the township has brought development areas closer together. The township has an opportunity to consciously strengthen its identity as one community. 2.10 COMPOSITION OF THE HOUSING STOCK Prior to urbanization of the township, and in the early years of its urban development, the township was a community of single-family homes - both those in the urban area and those in the countryside. In the late 1960's and through the 1970's apartments became the dominant type of dwelling unit. In 1970, for example, renter occhpied units (most of which were apartments) already comprised 45% of the housing stock; by 1980 they comprised 65%. By 1990 rental units had declined slightly to 60% of the total number of occupied dwelling units. From 1970 through 1990, a period of 21 years, only 33% of the building permits issued for residential units were for single-family detached houses. 2.11 AN OVER SUPPLY OF LAND ZONED FOR l\'fULTIPLE-FA1'1ILY RESIDENTIAL USE The township currently has approximately 765 acres of land zoned for higher density residential use (6 DU's per acre and higher) of which about 330 acres are undeveloped. The undeveloped land has a capacity of 2,000 to 3,300 dwelling units, depending on development density . However, only 1,250 to 1,300 higher density units are projected to April 20, 1995 2-6 �Part 2 - Existing Conditions be needed by 2010. This number of units would require only 125 to 210 acres of land, at densities of 6 to 9 DUs/acre. 2.12 NEIGHBORHOOD SCHOOLS Neighborhood schools have been one of the conceptual bases for planning of residential areas and for public school facilities for decades. However time and the evolution of society have made the concept obsolete, except for residents who happen to live within a reasonable walking distance of a school. For example, 41 % of the planning area is in the Saline School District. All school facilities in this district are and will continue to be located fn the City of Saline. This means that all Saline school students living in Pittsfield Township will be bussed to those schools. Similarly, 11 % of the planning area is in the Milan School District and Pittsfield students in this district are bussed to the school facilities located outside the township. Therefore there will be no neighborhood schools in at least 52% of the planning area. The remaining 48% of the planning area is in the Ann Arbor School District. This district presently has one elementary school in the planning area - Carpenter - and the possibility exists for another two or three elementary schools to be added in_the planning area as the township's population grows. Thus the neighborhood school concept, if it is to remain alive in Pittsfield Township, will do so only in the Ann Arbor School District portion of the planning area. The concept will be limited in scope even in that area to students who will happen to live within walking distance of an elementary school. Furthermore, some students will be bussed to various schools in the district to maintain enrollment and racial balances. There are no plans by the school district to construct a junior or senior high school in the planning area. Therefore all secondary students in the Ann Arbor School District part of the planning area, and many of the elementary school children in the future, will be bussed. 2.13 MUNICIPAL BOUNDARIES ARE STABLE Pittsfield Township and the neighboring cities of Ann Arbor and Saline have negotiated boundary agreements and the planning area boundaries are coincident with the agreed municipal boundaries. Consequently, planning policy can proceed, in both the planning area and the two cities without annexation as an issue. 2.14 A CENTER FOR TOWNSIDP GOVERNNIENT - The 20 acre parcel at Michigan/Platt, which is the location of Fire Station #1 and the headquarters of the Department of Public Safety, is to be developed as a township government center. It is intended to be the site for the township's administrative offices, meeting facilities, and a park. 2.15 l.VIAJOR COMMERCIAL CENTERS The township will likely have four major commercial centers as the future unfolds. The pattern is already set. Three centers - Oak Valley, at Ann Arbor-Saline Road/I-94 ; Carpenter/Packard; and Carpenter/Ellsworth are well established, with a possible fourth center at Michigan/Moon/State Roads. The three existing centers together have a million or more square feet of retail floor area. with additional retail floor area possible in the Carpenter/Ellsworth area. The major commercial center of the Ann Arbor-Ypsilanti 2-7 --- ,- ~ -- - - - - - - -- - ~~- �Part 2 - Existing Conditions region, Briarwood, with over 1,000,000 square feet of floor area is located on the north boundary of the planning area and is readily accessible to all residents of Pittsfield Township. Sub-regional centers at Arboriand on Washtenaw Avenue and Wal-Mart on Ellsworth Road in Ypsilanti Township round out the shopping and commercial service opportunities in this area. The presence of these centers, plus the undeveloped land that is zoned for commercial use, which has a capacity of one to two million square feet of retail floor area, means that no additional major commercial centers are anticipated in the planning area by 2010. 2.16 PUBLIC RECREATION LA.i'{I) A. Additional recreation land and facilities will be needed - local or neighborhood, the walk-to facilities close to residences; and the large community parks with major facilities and recreation programs. B. Financing for acquisition of additional recreation land and operation/maintenance of recreation facilities will be major budgetary considerations. The financing issue suggests that the township's role in providing recreation facilities in the future might be limited to community parks, such as Montibeller Park which is largely developed, and Lillie Park, which is undeveloped. Private parks and privately owned natural open space as parts of residential developments could be relied upon to provide neighborhood recreation areas and facilities. Playgrounds at Carpenter School and at future elementary school sites in the Ann Arbor School District portion of the township will augment private parks. C. Public park land is the most difficult of all public facilities to acquire by developer dedication or financing, in comparison with water, sanitary sewer, and street improvements. Park land usually involves off-site land or improvements, or it confers substantial benefits that fall beyond a development project's boundaries and thus cannot be fairly charged to any one residential project. 2.17 PUBLIC WATER A.i'{I) SAl~T ARY SE'1VER SERVICES The designated service area, in which public water and sanitary sewer services are or will be provided, comprises 18 square miles or 67% of the planning area. Approximately two-thirds of the service area is undeveloped as of 1990. During the planning period the area outside the service boundary is expected to be developed to its \lpproximate capacity with suburban residential lots (one to two acres) and rural residential lots (2 1/2 acres or larger). Thus the limit of water and sanitary sewer services in the planning area can be considered fixed. 2.18 A.i'ffi ARBOR AIRPORT The airport is classified by the FAA as a basic utility stage II airport, which means that it is designed to serve single-engine aircraft and small air ta'G and business type twinengine aircraft, including those that are jet powered. The airport is owned and operated by the City of Ann Arbor but is located entirely within Pittsfield Township. The annexation agreement between the city and township provides that the airport will not be annexed. April 20, 199 5 2-8 �Part 2 - Existing Conditions 2.19 Al'ffl" ARBOR LAJ.'IDFILL The city owns 210 acres of land in Pittsfield Township, east of Stone School Road, between Ellsworth and Morgan Roads. This area was to have been phases 3 and 4 of the landfill. The 210 acres is to remain, by agreement, in Pittsfield Township. The city's decision to permanently close the landfill means that no landfill operations will occur in the township part of the property. However, the city operates a compost facility in the city part of the property and has township approval to expand the compost operation into the 55 acres that it owns, in Pittsfield Township, east of the Swift Run Drain. With the closure of the landfill, there are no known plans for future use of the township portion of the property west of Swift Run Drain. Original plans called for the landfill property to be converted to public park land upon completion of landfill operations. 2.20 STREETS With a few obvious exceptions, and with the township's large geographic area considered, the township has relatively few problem areas in its street system. Problems which exist can be grouped into the following categories. • • • • • A. Congestion - lack of capacity. Paving of existing gravel roads. Bridges that should be replaced. Alignment of streets. Configuration and operation of intersections. Congestion - The most obvious and serious street problem is congestion, which is the result of a lack of adequate street capacity at peak hours of travel. Congestion is quantified as level of service (herein after refered to as LOS). An LOS of E or F is considered unacceptable and is an indication that improvements are needed. The planning area has eleven streets, or segments of streets, that will have an LOS of E or F by 2010. Two of these - Michigan A venue and Ann Arbor-Saline Road - operate at an LOS of F, and another four - Clark Road, Washtenaw Avenue, Ellsworth Road, and Packard Road - operate at an LOS of E. Two of the eleven future capacity deficient streets are freeways - I-94, between Jackson Road and US-23, and US-23, between I-94 and the Geddes Road interchange. A third lane in each direction would reduce these problems. The existing and future capacity deficiencies on Washtenaw Avenue and Packard Road are probably not treatable by major road improvements. Both roads are in virtually fully developed corridors and each already has five lanes. Intersection improvements on each street, as well as conversion of some of the traffic to public transportation, might reduce congestion to some extent. However, the principal source of relief, at least from future increases in traffic flows, will be provided by additional east-west capacity on other arterials. Ellsworth Road in the planning area is the major candidate for this role. Ann Arbor-Saline Road has five lanes with additional turning lanes between Oak Valley Drive and I-94, but remains a two lane road south to Saline. The imminent paving of Maple Road between Ann Arbor-Saline Road and Textile Road offers 2-9 �Part 2 - Existing Conditions promise of diverting some of the current and future north-south traffic to Maple Road. Additional lanes might still be needed on Ann-Arbor Saline Road, especially between Maple Road and Oak Valley Drive, a distance of two-thirds of a mile, but the paving of Maple Road is expected to delay the need for additional lanes south of the Maple Road intersection. Ellsworth Road east of Platt Road has an LOS of E and a projected LOS of F by 2010. However the improvements scheduled through 1995, together with the I94 bridge improvements that will eliminate the offset at Platt Road, will make east-west travel much more attractive and convenient on Ellsworth Road. These improvements should upgrade the road to an LOS of D or better during the planning period. State and Platt Roads, north of Michigan A venue, are both north-south arteries that are growing in importance in the urban area. Both have a current LOS of D and are projected to have an LOS of F by 2010, unless improvements are made. Widening to four lanes, with additional turn lanes at major intersections should assure an LOS of D or better to the year 2010. The widening of State Road appears to be more needed than Platt Road, at least south of Ellsworth Road. Hogback Road is a continuatio,n of the Carpenter Road alignment north of Washtenaw Avenue but is not on the list of projected congested routes. However, the Planning Commission believes that the segment of this road between Washtenaw and Clark will carry an increasing volume of traffic and will require four driving lanes by 2010. The two most seriously congested streets in the planning area, both currently and projected by 2010, are Clark Road, east of Hogback, and Michigan Avenue. Both will require four driving lanes with additional turning lanes at important intersections. A five lane section might be required for Clark Road. Michigan A venue is a special case. It is already operating at an LOS of F. The Michigan Department of Transportation (MDOT) is studying possible widening of the road, but is considering treating the future road as a rural trunk line, which would require a 250 to 300 foot wide right-of-way and a divided roadway with a median at least 80 feet wide. Such a right-of-way would have devastating effects on the existing development in the Michigan Avenue corridor, where much of the right-of-way is currently 100 feet. It would also create a major barrier between the parts of the township on either side. A right-of-way, of 300 feet would be the same as the existing right-of-way as the two freeways in th~ township. There is general agreement between township and MDOT officials that four driving lanes will be needed, with additional lanes at major intersections. There are several important points of disagreement however, namely: 1) the township believes that the road is now and will increasingly be an urban, not a rural arterial; 2) that the road should not become a six or eight lane super highway in the future; and 3) that a maximum right-of-way of 150 feet will be sufficient for the future road. The future character and the dimensions of this road constitute a planning issue of the utmost importance for Pittsfield Township, as well as for the City of Saline. Extensive negotiations with MDOT will be required to resolve this issue in a way that will meet state interests and, at the same time, protect the residents and the future character of Pittsfield Township. April 20 , 1995 2-10 �Parr 2 - Existing Conditions B. Paving of Existing Roads - A number of streets in the planning area have gravel surfaces, and these are inadequate to handle traffic that will be generated by development expected by 2010. The most important of these is Maple Road; the County Road Commission plans to pave this road between Textile and Ann Arbor-Saline Road by 1995. Other paving projects that will be required by 2010 are: • • • • • Ellsworth Road west of Lohr Road, to Ann Arbor-Saline Road, in Lodi Township; 1.5 miles Stone School Road, between Morgan and Ellsworth; one mile. Morgan Road, between Crane extended and Carpenter, and between US 23 and State; 2.8 miles. Warner Road, between Bemis Road and 'tvlichigan Avenue; 1.5 miles. Textile Road, between Platt and State Roads; 1.7 miles. Other existing gravel roads, such as Marton and Thomas Roads, might require paving during the planning period if development occurs in the area served by these roads. Paving of all gravel roads would be desirable from the standpoint of convenience for adjacent residents and reducing the costs of maintaining these roads. C. Bridges - There are eleven bridges in the planning area for surface street crossings of freeways. Only one of these bridges presents traffic flow problems - the Platt Road bridge over I-94 - because it substitutes for an Ellsworth Road bridge over the freeway. This offset will be removed by a new bridge over I-94 for Ellsworth Road. The new bridge will create a direct alignment for Ellsworth Road over the freeway and will permit unobstructed flow of east-west traffic in the urban area. D. Alignment Problems - There are three street alignment problems in the planning area. Ellsworth Road at Platt Road and I-94 - The offset is a major obstacle in the continuity of Ellsworth Road. The offset prevents the road from becoming the third major east-west arterial road in the urban area and thus from relieving the other two east-west arterials - Washtenaw and Eisenhower/Packard - of some of the future increases in east west traffic volumes. The offset is to be removed by constructing a new bridge across I-94 and widening of Ellsworth Road, scheduled through the 1995 construction season. Maple Road at Textile Road - The offset is to be removed when Maple Road is paved in 1995. Ellsworth Road at Maple Road - Ellsworth is offset at this intersection; but the segment between Maple and Ann Arbor-Saline Road is an important link in the future east-west traffic flow between Ann Arbor-Saline Road and the urban area to the east. The offset will be removed by realigning Ellsworth to the south, east of Maple Road. E. Intersections - Three intersections are problem areas because of high accident ratings- Packard / Carpenter, Washtenaw / Carpenter / Hogback, and Michigan / Carpenter. All three have large turning movements. Other intersections with a large number of turns are Hogback / Clark (not signalized), Washtenaw / Golfside , and Michigan / Moon / State. 2- 11 �Pare 2 - Existing Conditions The :tvlichigan/Crane and Michigan/:tvforgan intersections are problem areas because of their acute angles and their proximity to each other. The Michigan/f extile intersection (east of Michigan) also has acute angles. The acute angle problem is aggravated in all three instances by the high traffic volumes on Michigan A venue. Toe :tvlichigan/Platt/Textile intersection is a major problem area created by the acute angles on Michigan Avenue, and the proximity of all three intersections to each other. Toe Textile/Platt and Platt/Michigan intersections are only 300 feet apart; the other two are 650 feet apart. 2.21 PUBLIC TRANSPORTATION Public transportation services are provided in the planning area by the Ann Arbor Transportation Authority in the form of regularly scheduled bus routes. The services are currently limited to the area north of Ellsworth Road and provide access to the central areas of Ann Arbor and Ypsilanti and points between. The service area will likely be expanded as urban development, especially residential, occurs in areas south of Ellsworth Road. Toe transportation plan adopted by the City of Ann Arbor contains a number of proposals for public transportation that either are located in or affect the Pittsfield planning area Toe plan proposes express bus service on Washtenaw Avenue, between the central areas of Ann Arbor and Ypsilanti; on Main Street/Ann Arbor-Saline Road, between I-94 and dovmtown Ann Arbor; and on State Road, between Briarwood and the U of M central campus. Toe plan also proposes high occupancy vehicle routes (dedicated lanes for buses or vans) on the Ann Arbor Railroad right-of-way, between I-94 and downtown Ann Arbor; and on Washtenaw Avenue, between Golfside and Stadium Boulevard. The plan also proposes three general locations for park and ride lots in the planning area: on Ellsworth Road, at the Ann Arbor Railroad; and at the Ellsworth/Carpenter and Carpenter/Packard intersections. \ April 20, 1995 2-12 �Part 2 - Existing Conditions TABLE 1 HOUSING PROJECTIONS Type of Dwelling Units # Existing Units 1990 # Additional Units 1990-2010 TOTAL# Units 2010 S ingle-F amil y Detached: ~ Rural (0.4 DUs/Ac) * 400 * Suburban (0.4-0.5 DUs/Ac) * 300 * Urban (2.5 DUs/Ac) * 2,300 * 3,000 3,000 6,000 4,750 1,250 6,000 7,750 4,250 12,000 Sub-Total Other Urban Single-Family Attached, MultipleFamily, etc., (6-9 DUs/AC) Total All numbers are rounded. * The number of DUs existing in these areas in 1990 is not readily available. 2-13 �Part 2 - Existing Conditions TABLE2 PROJECTED ADDITIONAL LAl'ffi AREA REQUIREMENTS FOR YEAR 2010 Residential Single-Family Detached Rural@ 0.2 to 0.4 DU/ Ac Suburban@ 0.5 to 1.0 DUI Ac Urban @2.5 DU/ Ac 1000 to 2,000 Ac 300 to 600 Ac 920Ac Single-Family Attached, MultipleFarnily, etc.@ 6 to 9 DU/Ac 125 to 208 Ac Total Residential 2,345 to 3,728 Ac Commercial 180 Ac Office 40Ac Industrial 680 Ac Total 4,245 to 4,628 Ac or 6.6 to 7.25 Sq. Mi. April 20, 1995 2-1 ➔ �PART3 OBJECTIVES Objectives are the heart of the comprehensive plan. They provide the framework for establishing policies and are the measures against which policies are evaluated. Objectives are derived from an assessment of existing and future conditions that the township faces, and from citizens' desires for their community in the future. The order of listing of the following objectives does not imply relative importance. 3.01 Strengthen the identity of Pittsfield Township as a community. A community's identity can be established and maintained in a number of ways. Comprehensive plan elements such as land use patterns, streets and public transportation systems, parks and other public areas and facilities, and natural features individually and in combination strengthen a community's identity. They help to define a sense of place that is unique among neighboring communities. 3.02 I I Preserve the natural resources in the planning area. The natural features in the township consist of its topography, wetlands, stream corridors, fence rows, and wooded areas. The latter are small and scattered, and they are but a small reminder of the woodlands that once covered the area before agricultural settlement occurred in the l 800's. Wetlands and stream corridors are interrelated; they are frequently found together. Stream corridors, and to some extent fence rows, provide an opportunity to tie the various natural features together, to preserve and in some cases establish continuity among natural areas. Continuity is important to the objective of preserving natural features. Natural features are important as visual amenities and are critical elements in establishing and maintaining the township's identity. Most communities have these features to varying degrees, but the patterns that they collectively create are somewhat unique to each community. Protection and preservation of these features have an even more important purpose: they are vital elements in the natural system. They perform many interconnected functions and disruption of one can have adverse effects on the others and subtract something from the quality of life in both the township and its neighboring areas. 3.03 I Restore a balance in the community's housing inventory between ownership and rental units, and between single family detached houses and all other types of dwelling units. A balanced mixture of these types of dwelling units is an essential ingredient for a stable community. The mix of housing units in Pittsfield Township shifted strongly to the rental/apartment segment of the housing supply in the early l 970's. A housing stock mix with at least 50% single-family detached/owner occupied dwelling units is a reasonable and attainable objective by the year 2010. A balanced housing supply such as this would be a major support for strengthening the community's identity and for providing ma"<imum variety in the township's housing stock. April 20, 1995 Ii 3-1 I :; �Part 3 - Objectives 3.04 Preserve a portion of Pittsfield Township for rural uses. In the not too distant past Pittsfield Township was an agricultural community. That character started to change in the 1950's. The extension of public water and sanitary sewer services into the Township, construction of the two freeways, and the economic and population growth in Ann Arbor, Ypsilanti and Saline areas meant that most of the Township would eventually loose its rural character. However the south edge and the southwest corner of the Township have been able to maintain a generally open, somewhat rural character in spite of the urbanizing forces to the east, north and southwest. This area of the Township presents an opportunity to preserve some of the rural, agricultural heritage, to preserve a more rural lifestyle and environment for both current and future residents, as a counterpoint to the eventual urban and suburban character in neighboring areas. The area also provides a location for agricultural activities for people who wish to continue or establish them. 3.05 Streets should be consistent with and subservient to the character of the community. The street pattern is well established in Pittsfield Township. To some extent, the character of the community as it evolved has adapted to the framework established by the freeways and other major streets. Many of these streets will require improvements in the future and it is these improvements that must now be adapted to the existing and future community. The system should be managed and improved in such a way as to serve, not dominate, the people of Pittsfield Township and neighboring communities. I 3.06 The township's employment base, especially in the light industrial and research/development sectors, should be expanded. The township has an excellent opportunity to achieve this objective - ample undeveloped land suitable for such uses, good access to the freeway system, available public water and sanitary sewer services, and an educated and skilled labor force in the area. By doing so the township will achieve major benefits, such as increased job opportunities, expansion of the tax base, and support for community identity and stability. 3.07 The stability of residential areas should be preserved. \ Residential neighborhoods are the foundation of the community. Yet in a growing community, such as Pittsfield Township, they can face destabilizing forces . These forces might be in the form of an increase in density in the vicinity of existing lower density housing, or development of open land in adjacent areas. The township intends to establish policies that will protect existing residential areas from the adverse impacts of changing conditions and thereby secure the stability of residential areas. 3.08 Provide expanded recreation opportunities in the community. Recreation opportunities will have to expand to meet the needs of a growing and changing population. There will be an increased need for senior citizen recreation facilities as well as additional parks and playgrounds for children. The expanded opportunities will be in the form of land, such as parks or playgrounds and facilities. April 20 . 1995 3-2 �,. Part J - Objectives Both land and facilities will developments. 3.09 be provided by public agencies and private residential Open space areas should be conveniently located for all residents of the township. Some of the open space will be in recreation areas, either public or private, and thus accessible for use. However, not all open space need be accessible to be of benefit to residents. Its presence by itself provides visual and environmental benefits. Preservation of existing natural features will generally assure a relatively close proximity to existing and proposed residential areas. 3.10 Residential areas should be interconnected with streets, sidewalks, and pedestrian/bicycle paths. Interconnection of streets, sidewalks, and paths provide convenience for residents arid helps establish a sense of community that is elusive if individual residential areas are physically isolated from each other. This is a very important objective for a growing community such as Pittsfield Township, because it requires long-range planning for extensions of such facilities in new developments. It is of course essential that interconnection of streets be planned so that through or non-residential traffic is not attracted into residential areas. 3.11 Streetscapes of existing major streets should be improved. Streetscapes, especially those of major streets, convey an image of a community to visitors and even impart a self-image to the residents of the community. Such images might not be wholly accurate, but accurate or not, they have their effect. In Pittsfield Township the streetscapes of major concern, and which should be the target of an ongoing improvement program, are Washtenaw Avenue, Packard Road, Michigan Avenue, and State Road. The streetscapes of the first two streets are almost totally developed and improvement will require gradual remedial actions. The latter two streets are only partially developed and much of their appearance and character can be established by the development review process and by careful planning and implementation of street improvement projects. Entrance zones are an important part of the overall streetscape. Such zones as freeway interchange areas and where major streets intersect the Township's boundaries, such as Michigan Avenue at it's east and west ends offer special opportunities to express the image or character that the community wishes to convey. 3.12 New development should be of high quality. Quality development helps prevent physical and economic deterioration. The township has pursued quality of development in the past and intends to pursue it even more aggressively in the future. April 20 . 199 5 .) - .) �Parr 3 - Objectives 3.13 Growth should be managed. It is clear that Pittsfield Township is growing and it is not difficult to envision a time when the township will be fully developed with urban and rural uses. Furthermore, most of the township has public water and sanitary sewer services available. Growth management involves policies that will make growth orderly, that will adapt gro\\'th to existing development patterns and character. The challenge is to minimize the adverse effects of growth on neighboring properties and the community at large. 3.14 The public costs of growth should be minimized. Developers should pay for the initial costs of growth. The township has pursued this objective in the past for infrastructure elements. This will continue to be an objective in the future. 3.15 The policies of Pittsfield Township should be closely coordinated with those of neighboring communities. The increasing integration of the social and economic life of Pittsfield Township with the neighboring communities, together with the growing proximity of new development, requires coordination of land use, transportation, and other policies. Pittsfield Township will continue to coordinate its policies with those of neighboring communities and to recognize the interests of those communities while promoting and protecting it's own interests in the formulation and implementation of it's policies. \ April 20. 1995 3-➔ �r PART4 BASIC CONCEPTS OF THE PLAl'f 4.01 The foundation of the plan has two elements. A. The plan structure starts with an overall view of the basic policies for the entire planning area (Part 4), continues with a comprehensive set of policies for major policy areas (Parts 5. l l ), and concludes with detailed policies for specific parts of the planning area, such as the Northwest Area and the Carpenter Road corridor (Part 12). B. Future uses are assigned to all parts of the planning area without regard to a target year or a projected population. The plan contains projections of 29,400 people and 12,000 dwelling units by the year 2010, but these are guidelines for monitoring purposes; they are not targets for allocation of land use acreage or facilities. 4.02 The planning area has permanent boundaries. The boundaries of the planning area are assumed to be the permanent municipal boundaries of the future township. These boundaries are established in the township's agreements with the cities of Ann Arbor and Saline. 4.03 The plan establishes urban and rural/suburban boundaries. The planning area consists of urban and rural/suburban areas, with the urban area coinciding with the public water/sanitary sewer service area. All urban residential, office, commercial, and industrial uses will be located in the urban area Rural residential/agriculture and suburban residential uses will be located in the designated rural/suburban area. 4.04 The plan establishes a service area boundary. The southern limit to public water and sanitary sewer services has been established and is the same as the boundary between the urban and rural/suburban area. The township does not intend to extend water and sanitary sewer services south of this line. All parts of the planning area that are north of this line will eventually be connected to the township's water mains and sanitary sewers. 4.05 Three categories of residential uses are proposed. A. The rural residential area is a low density residential area in which limited agricultural operations will be permitted. The area is intended to protect existing residences on large lots and agricultural activities from intrusion of higher density uses. The maximum density for this area is 0.4 DU's/acre, which translates into a minimum lot area of 2 1/2 acres. B. The second major category of residential use is suburban residential. This type of residential use is located in the remainder of the planning area that is outside the service area boundary and that is not included in the rural residential class. The minimum lot area for this type of housing is l acre. Agricultural activities are not considered to be compatible with this density of housing. April 20 , 1995 4-1 �Part -I - Basic Concepts of the Plan C. The third major category is urban residential. Urban residences range in density from 1 to 9 dwelling units per acre and in type of housing from single-family detached units to apartment type units. All urban residential units will be located in the service area. 4.06 Residential areas will be allocated to attain a balance in the housing stock between single-family detached and all other dwelling unit types. The township would like single-family detached dwelling units to attain a 50% share of the total housing stock by the year 2010 and to maintain that balance for subsequent periods. 4.07 Residential areas will be protected from destabilizing forces. Outside traffic and intrusion of uses that are not compatible with residences will be prevented. Special treatment will be required along boundaries between residential and non-residential uses. Uncertainty about future policies as they affect residential areas will be avoided. Infrastructure in residential areas, such as streets, sidewalks, and street lighting, will be maintained to encourage neighborhood stability. Establishing and maintaining neighborhood identity will be encouraged. 4.08 Commercial uses will be concentrated in major centers. Commercial uses will be concentrated in nine commercial centers, located at intersections of major streets or freeway interchanges. The nine centers are: • • • • • • • • • Ann Arbor Saline Road/I-94 State and Ellsworth Roads State/Moon/Michigan Platt/Michigan Carpenter/Michigan/US-23 Carpenter/Ellsworth Carpenter/Packard Carpenter/Washtenaw Washtenaw/Golfside These concentrations of commercial uses will have definite edges. Creeping/strip commercial development will not be permitted. Local (conveclence), commercial services might be permitted outside these major centers where necessary to serve neighboring residents. Commercial uses will be permitted only in the urban area where public water and sanitary sewer services are available. 4.09 Industrial uses will be concentrated in two major corridors. The primary industrial corridor is the State Street corridor, between I-94 and N1ichigan Avenue. A secondary corridor is the US-23 corridor between I-94 and Michigan Avenue. Industry will be limited to fabrication and assembly types of operations (so-called light industry) and research and development operations. Only industrial operations that do not consume significant amounts of water in their processes will be permitted in the township. Industrial activities will be limited to locations within the urban area, where public water and sanitary sewer services are available. April 20 , 1995 �Part-+ - Basic Concepts of the Plan 4.10 Streets will follow the established pattern. The major street pattern has already been established in the planning area. Additional lanes will be provided based on demand. Surface streets should be limited to a ma'(IBlum of two driving lanes in each direction, to prevent major surface streets from becoming barriers to neighborhood and community identity and interaction. The freeway system is set, although additional lanes might be needed on I-94 and parts of US-23. With the completion of the Platt/Ellsworth realignment at I-94, no additional construction, other than replacement of existing structures, is anticipated for surface streets that interface with the freeway system. Secondary street extensions and interconnections will be required as development proceeds; all such construction will be at the expense of developers. Streets in residential areas will be interconnected for efficiency in delivering public services and to help promote an integrated community. Private streets will be discouraged. 4.11 \iVater and sanitary sewer services will be extended throughout the service area. The system of water mains and sanitary sewer trunks is basically complete. Some extensions remain to be completed; these will be constructed as development demands warrant. Extensions will be financed by property owners. A ground reservoir will complete the anticipated improvements to the water system. An interceptor sewer will eventually be needed to relieve the Golfside Road interceptor sometime in the future. 4.12 Public Facilities. The Township administrative offices and meeting facilities will be relocated to the Platt/Michigan site. The Department of Public Safety will continue to be headquartered at the Platt/Michigan site, for both police and fire fighting services. Two fire substations will be provided - one on Ellsworth Road east of Montibellier Park (existing), and one in the northwest area, probably at the State/Ellsworth site. The Township plans to eventually have a facility for the Department of Public Works, which will be located on the site of the water booster station on Morgan Road, east of Stone School Road. The Department's vehicles, equipment, materials, and supplies will be stored at that facility. The Recreation Department ~ill continue to be headquartered at the State/Ellsworth facility when the township's administrative offices are relocated to the Platt/Michigan site. The Senior Citizens' Center will be provided at the State/Ellsworth facility , as part of the Recreation Department. The County Service Center and the Huron Valley Correctional Center will continue at the present locations. No expansion of either site is expected. The recycling center will continue on the landfill property and a materials recovery facility will be developed on a site in the part of the landfill that is within the City's boundaries. A composting center will be located on a site north of Morgan Road, in Pittsfield Township. The Ann Arbor Municipal Airport is expected to continue as a general aviation facility . April 20 , 1995 �Parr~ - Basic Concepts of the Plan r--.. 4.13 Public Schools. The plan is based on the assumption that there will be no public school facilities in the Pittsfield Township part of the Nlilan and Saline School Districts. Up to three new elementary schools might be located in the pan of the planning area that is in the Ann Arbor School District by the year 2010. No Ann Arbor district secondary schools are expected to be located in the planning area in that time period. 4.14 Public Recreation. The public recreation system will consist of several community parks, such as Montibeller Park; existing smaller parks such as Pittsfield Township Park at State and Ellsworth Roads, and a park at the future township administrative center at Platt/Michigan; and playgrounds at elementary schools. The township does not anticipate acquiring additional land for small, neighborhood parks; these facilities will be provided as private parks in residential developments. Natural areas to be preserved will provide open space for passive recreation. Pedestrian path linkages among open space areas, public and private recreation areas, and street sidewalks will provide an extensive pedestrian-bicycle system. 4.15 Natural Features. The remaining woodlands in the planning area will be preserved to the maximum feasible extent. Stream corridors and wetlands, with few exceptions, will be preserved in their present extent and condition. Stream corridors and fence rows, where feasible, will be used as connecting links among wetlands, woodlands, and other open space areas. New connection corridors will be created where needed and possible. Stream corridors and wetlands will be used as parts of the natural drainage system and to help recharge groundwater aquifers. The system will be augmented where possible with open drainage courses and storm water retention facilities. Open drainage courses and retention areas will be developed as part of the natural landscape. Groundwater recharge areas in general, and in particular the well head protection area for the Ann Arbor well field, will be protected to the extent consistent with sound land development policies. \ April 20 , 1995 �- -=-----=----.,-------------------------~,, 1~AP 3 LAND USE CONCEPTS •□ fr-- ii ~ R MUNICIPAL ., /J~ I J . \ ~v [~ . ■ II VI !II ~CT "l:_:,1':,:,:;:::;,,,\:/,:,;:: .I .... JJl~anf1i~: Jr~:; ri~:r1i~ ' " - ~~ I 1111 ,1. 23 : • ,. ~ 21en-er . i@ilik:fMf j □ I la /K :' ,1- \\,,-1 II~ I ~ ,i( itii~~[iJi I · -·· Suburban Residential Urban Residential •• • ... Commercial Centers Industrial Corridors I I II Rural Water/Sewer Service Boundary ~ •.._:.. .1...11.-..::.•., ...- - - /{~ ·:-•-. I l "=4 ' 000' 6 �PARTS LAND USE POLICIES 5.01 Rural Area Policies The rural area is a primarily rural residential area with certain agricultural activities permitted. The area that is designated for rural use comprises about 4 1/2 square miles and has an estimated capacity for an additional 400 dwelling units and 1200 people when fully developed. The rural area is expected to be more or less completely developed by the year 2010. The rural area is located south of Michigan Avenue, generally in the south tier of sections. The following policies apply to this area. A. Single family detached dwelling are expected to be the predominant use. Agricultural activities will also be permitted in this area, either as principal uses of undeveloped land or on residential parcels. B. The maximum residential for this area is 0.4 DU's/acre, which results in a minimum lot area of 2 1/2 acres. However, the Township intends to encourage clustering of dwellings on relatively small lots: the Township does not intend to encourage subdivisions of 2 1/2 acre lots - see c, following. C. In order to emphasize the rural character of this area and to permit property owners to utilize the allotted residential density, clustering of dwelling units on small parcels will be encouraged. The remaining land in the total parcel would be held in common ownership; it could remain as open space or be used for agricultural purposes. Clustering of rural residences will be permitted in accordance with the following: D. 1. Each residence should be a single-family detached dwelling unit. 2. The minimum lot area should be 1/2 acre or the minimum necessary to obtain County Health Department approval of a water supply well and drain field. 3. Each lot for each dwelling unit should have at least one lot line that abuts the commonly owned open space or agricultural land. 4. The number of dwelling units permitted will be based on a maximum overall density of 0.4 dwelling units per acre. The portion of wetlands that could have been included in a conventional layout may be included in the land area for calculating the number of dwelling units that may be permitted in a cluster design. 5. PUD zoning will be required. The area designated for rural use is south of the public water and sanitary sewer service boundary. Provision of public water or sanitary sewer services in this area would be incompatible with the low density of development and the intended character of the area. Therefore these services will not be extended into the designated rural area. Private waste water treatment systems or common water supply wells \.vill not be permitted. April 20. 1995 5-1 �Part 5 - Land Use Policies E. Existing natural features in this area, such as fence rows, wetlands, woodlands, and stream corridors should be preserved. They are essential components of the rural environment and should not be modified or removed for the purpose of either residential construction or conversion of land to agricultural use. The low density of development and clustering of dwelling units will permit all natural features to be saved. 5.02 Residential Area Policies - General A. The plan designates two major categories of residential areas outside the rural areas - ·suburban residential and urban residential. The residential categories will have the following associated maximum densities. Suburban residential Urban residential Low-density Moderate density Medium density High density 1 DU per acre 1 DU per acre 2 1/2 DU's per acre 6 DU's per acre 9 DU's per acre B. Residential areas are designated in terms of density rather than building types, although building types are referenced to illustrate the relationship between density levels and the primary dwelling unit type in each density class. C. The following guidelines should be used to determine the acreage for estimating the number of dwelling units for an area or a parcel of land. 1. Existing street rights-of-way should not be included. 2. The portion of wetlands that could be included in a residential area based on a conventional, approvable layout may be included in land area uses for calculating the number of dwelling units that will be permitted. .., .) . Land within a 100-year flood hazard area should not be included except to the extent the flood layout area could be included in a conventional, approvable layout. \ 4. D. Lands that are to be dedicated for public use should be included, lands to be sold for public use should not be included. (This does not include street rights-of-way as discussed preceding in item 1.) The number of dwelling units that will be permitted on a parcel of land will be based on the gross acreage of the parcel, the overall density designated on a residential areas plan (Map 5), and the preceding guidelines. Some of the designated future residential land might include land that should be retained as open space. In such cases, the number of dwelling units that would otherwise be permitted in the open space areas might be transferred to other parts of the designated residential area that are suitable for development, in order to preserve the open space areas in an undeveloped condition. Transfer of density should meet the standards in Section 10.02 of this plan and the zoning ordinance, and could result in a concentration of dwelling units that would have housing types different than those suggested by the overall density designation. For example, April 20, 1995 5-2 4V �< -... c:: , H'l'ld ' '\ SVWOHl :::; ... ---_JX! r--,---- .... < z: z: < _ _ ___J:!; �- "" Part 5 - land Use Policies attached single-family dwelling units might be needed to obtain the permitted number of dwelling units, whereas the density class might indicate detached single-family dwelling units as the primary dwelling unit type. This change in dwelling unit type will be acceptable as long as open space is preserved, the overall density limit is not exceeded, and the resulting residential development will be compatible with existing neighboring residential areas. The PUD form of zoning district will be used to accomplish density transfer. E. The housing stock should be about equally divided between single-family detached dwelling units and all other dwelling unit types by the year 2010. In order to accomplish this objective, of the total of 4,250 dwelling units that are projected to be added between 1990 and 2010, 3,000 dwelling units or 71 percent of the total number of dwelling units to be added should be single-family detached. This balance of housing types by the year 2010 and after will provide the variety of dwelling units desired. F. A variety of dwelling units, in terms of types, sizes, and cost ranges, should continue to be provided in Pittsfield Township. All such housing projects should be integral parts of larger residential neighborhoods with all amenities and public services that are commonly available in residential areas. This policy is intended to provide a decent and pleasant living environment for all residents. G. Following the policies of E and F, preceding, minimum and high density housing should be located in various parts of the designated urban residential area. These types of housing should not be concentrated in any part of the Township. The large concentrations of high density housing that occurred in the past should not be repeated in the future. This policy is intended to help reduce public service costs for these areas and to reduce the adverse impacts of high density residential developments on established or future residential neighborhoods. H. Dwelling units designed specifically for senior citizens should be permitted in any residential area, provided the density and types of dwelling units are compatible with the character of the neighboring areas as expressed in this plan. Senior citizen housing complexes should be located in areas that have public transportation services and are conveniently located with respect to neighborhood shopping and park facilities. I. Manufactured housing will be permitted on individual lots outside mobile home parks in all areas in which single-family detached dwelling units are permitted. Such units, however, should be required to meet certain standards to insure that they fit into the established or planned character of residential neighborhoods. Such standards should include attachment to a permanent foundation wall, removal of wheels, minimum overall dimensions, roof type and lines, exterior finish materials, and compliance with Federal and State standards. J. Natural features should be preserved in residential areas to the ma'<.imurn feasible extent. The design of new residential areas should incorporate natural features as basic elements in the layout of streets, lots, building clusters, recreation areas, and pedestrian paths. (See Part 9 , Natural Features Policies) K. Residential areas should be organized around interior street systems and away from major streets. Dwelling units or lots should not have direct access to major streets. April 20 , 1995 5-3 �Parr 5 - land Use Policies L. Residential areas should be interconnected by local streets, sidewalks, and pedestrian/bicycle paths. This policy is intended to promote a physically integrated community that will provide opportunities for social integration as well. Each residential development should provide its share of these interconnections. M. New residential development should be compatible with existing residences in the neighborhood, in terms of density, lot sizes, and building types. Existing stable residential areas should be protected from intrusion of incompatible densities, building types, and non-residential uses. In areas in which such changes are not avoidable, density gradation, buffer uses or areas, and natural features or landscape treatments should be used to create gradual transitions that will protect the stability and property values of established residential areas. N. Clustering of residential lots or dwelling units will be encouraged, using the PUD form of zoning district, provided the overall density limit designated in the comprehensive plan is not exceeded. 0. Street lights should be provided in all residential areas to the extent necessary to meet the needs of traffic and public safety. 5.03 Suburban Residential Areas Policies A. The area designated for suburban residential use comprises 2 3/4 square miles. An additional 300 dwelling units and 900 people are projected for this area by the year 2010 and the area, based on recent residential development trends, is expected to be more or less completely developed by that time. B. The principal use is intended to be single-family detached dwelling units of one acre or larger lots. The areas designated for this use already have significant portions of the acreage devoted to such use - the pattern is therefore well established in these areas, and the plan proposes expansion of these as fill-in to reasonable and permanent boundaries. C. The suburban residential area is outside the public water and sanitary sewer service boundary. The Township does not intend to extend water and sanitary sewer services into this area. Private wastewater treatment plants or common water supply wells will not be permitted in this area. \ D. Because of the relatively small area of suburban residential lots, agricultural activities are incompatible with residences on the same lots. Therefore such activities, including the raising of animals other than common domestic pets, should not be permitted in the suburban residential area. However, raising of crops and continuation of existing agricultural operations should be permitted as interim uses pending development of those properties for residential use. 5.04 Urban Residential Areas Policies A. The area designated for urban residential use comprises almost 11 square miles. An additional 3,750 dwelling units and 9,400 people are projected for this area by the year 2010. These units will occupy almost 2 3/4 square miles. The designated urban residential area is expected to be 40 percent developed by 2010. April 20 . 1995 5-4 �r ~P s = ' .,...., .~RESIDENTIAL AREAS PLAN I ~ DENSITIES Suburban Pl · ·/.-'' ~ Artlt !ARBOR MUNICIPAL AIRPORT "' Urban +~~ '-. ·• ..2!!.!!1/-:-- H<•""' [ill] Low I DUiac ~ Moderate 2 112 Duslac II Medium 6 Duslac • I . cl)~- 112-1 DUiac ' H High 9 DUslac n I " --d 000' I\ �Part 5 - Land Use Policies B. Toe low density urban residential area is located in the west part of the planning area and comprises a little less than 3 square miles. Toe overall density is designated as one dwelling unit per acre but lot sizes of 16,000 to 18,000 square feet will be permitted, provided the overall density limit of one dwelling unit per acre is not exceeded on any development parcel. Toe one DU per acre is a density limit; it is not intended to be a minimum lot size in this area. Toe primary type of dwelling unit will be single-family detached, although single family attached might be permitted as part of a PUD type development. Public water and sanitary sewer services are required in this area. C. The moderate density urban residential area is intended for single-family detached dwellings on a 10,000 square foot and larger lots, although smaller lots for singlefamily attached dwellings could be permitted in PUD's, providing the overall density limit is not exceeded. An additional area of slightly less than 1 1/2 square miles, with capacity for 2,300 DUs, is projected for the year 2010. This density class provides the major component of the designated urban residential area, comprising 57 percent of the area designated for urban residential use. D. The medium density urban residential area is intended for single-family attached dwelling units, townhouse dwelling units, dwelling units in apartment type buildings, and dwelling units in mobile home parks at a maximum density of six dwelling units per acre. The designated area for these types of housing comprises about 7/8 square mile. E. The medium density residential area is intended to fill the need for certain types of housing. It is also intended to be used as a transition area between higher and lower density residential areas and as a transition area between non-residential and lower density residential areas. In the latter situation the medium density residential area should be designed to fully protect the residents and the character of the development from any adverse effects of neighboring non-residential uses. F. The high density urban residential area is intended for traditional apartment type dwelling units, at a maximum density of nine DU's per acre. The classification is also intended to include high-density senior citizen housing complexes. The area comprises 1 square mile. 5.05 Commercial Area Policies A. Three categories of commercial areas are designated in the comprehensive plan. These are: • Local Commercial - Stores and services in these areas are intended to serve neighboring residential areas, and passing, quick-stop vehicular traffic, and walk-in traffic. • General Commercial - Stores and services in this category serve large market areas, frequently well beyond the boundaries of Pittsfield Township. They are almost entirely dependent on automobile access, supplemented to a slight extent by bus ser:vice. Shopping trips frequer:tly include comparison shopping and are of a substantially longer duranon than those in local commercial areas. • Highway Commercial - The predominant commercial and service uses cater to the motoring public, such as restaurants and motels, and auto Apri.l 20. 1995 5-5 �Part 5 - land Use Policies services, such as gas stations with minor automobile repair services. Uses in this category depend upon high traffic volumes and both local and regional traffic. These classifications are used to establish the character and general functions of commercial areas in the comprehensive plan. It is recognized that some uses are located in more than one type of commercial area. B. Commercial uses can also be located in mixed use areas - areas that have industrial and office uses, such as business parks. In most mixed use areas commercial uses are secondary, both in terms of number of establishments and percentages of total floor area. Therefore mixed use areas are considered to be more industrial or office in character than commercial. Commercial uses are encouraged in such areas, especially business parks, to serve employees, customers, and visitors. C. Commercial uses will be located in nine major areas of concentration. These are located at major street intersections or freeway interchanges. The nine centers are: • • • • • • • • • Ann Arbor-Saline Road/I-94 State and Ellsworth Roads State/Moon/Michigan Platt/Michigan Carpenter/Michigan/US 23 Carpenter/Ellsworth Carpenter/Packard Carpenter/Washtenaw Washtenaw/Golfside D. The plan designates 200 acres of land for additional commercial development by 20 l 0, which results in a total commercial area of slightly more than one square mile. In considering demand for commercial land, the presence of existing commercial developments in adjacent communities, such as Briarwood and Cranbrook centers in Ann Arbor and the shopping center on the east side of Saline are recognized as serving market areas in Pittsfield Township. Future commercial development in neighboring communities will also be recognized. Similarly, existing and future commercial areas in Pittsfield Township also serve residents in neighboring communities. The important fact for commoccial development in Pittsfield Township is the integrated nature of the market. Pittsfield Township is part of a much larger market area for general commercial uses that includes Ann Arbor, Ypsilanti (at least the western part) and Saline. E. Additional commercial land might be needed in Pittsfield Township in the post20 l 0 period; some of these commercial developments might be located outside the planning area. Nevertheless designation of land for commercial use beyond the 20 l 0 time period would be premature as part of this plan. F. New commercial development will be encouraged to locate in shopping centers. New commercial development on individual lots will be limited to existing lots of record that are located in designated commercial areas either as new development, fill-in, or redevelopment of existing sites. April 20, 1995 5-6 ),. �Part 5 - land Use Policies G. In order to protect the traffic carrying capacity of Packard Road and the residential appearance and character of the corridor, the Planning Commission, in 1972, adopted a policy for the Packard Road/Cross Street corridor. This policy has been developed jointly with the planning commissions of the City of Ypsil.anti and Ypsilanti TovVnship and had been adopted by those commissions. This joint policy contained the following elements. • The residential character if the corridor should be maintained. • Office uses that are compatible with a single family residential character could be included in the corridor. • Commercial and industrial uses should be discourai:z:ed in the corridor. This joint policy is hereby reaffirmed. ..., H. Commercial uses, existing and proposed, will be limited to intersections of major streets, as discussed in item C, preceding. The designated commercial areas should have definite edges to protect neighboring areas, especially residential areas, from intrusion of 'incompatible uses. The edges will also be used to help give commercial areas their identities. I. Commercial uses will not be permitted to creep along their frontage streets. Commercial uses will be confined to their designated areas; strip commercial development will not be permitted. The indicated breaks between commercial areas, such as those on Michigan Avenue, between Platt Road and US-23, is an essential element in this policy and should be interpreted to show intent to confine commercial uses within the designated areas. J. Highway commercial uses will be permitted at each of the four interchange areas. Land set aside for these uses will be limited to them; lands with access to the freeway system are too scarce and the lands too valuable to be used by activities that can locate properly elsewhere. K. Commercial uses should be located on major streets that also function as local bus routes. While these areas rely primarily on automobile access, they also serve peo~le who rely on the bus system for access to shopping facilities and various services. L. Access to commercial areas should be carefully controlled for purposes of convenience of customers, traffic safety, and preserving the traffic carrying capacity of the access streets. Access points should be the minimum necessary to move traffic conveniently and efficiently to and from commercial developments. M. Most commercial development will be in shopping center configurations. However the planning area will still have individual commercial parcels that have been developed independently of adjacent parcels. These situations will continue, but vehicular and pedestrian interconnections will be required in new developments to permit travel between adjacent parcels, where such movement is considered appropriate. Driveways should be combined and extra driveways eliminated, where feasible, to reduce the number of turning locations on access streets. April 20 , 1995 5-7 �Part 5 - Land Use Policies N. The largest part of any commercial development, whether individual lots or a shopping center, is the parking lot. While adequate parking is essential to the viability of a commercial business and convenience of its customers, large pavement areas have adverse impacts, such as heat and glare, high rates and volumes of surface water runoff, transmission of pollutants from the surface of the parking lot directly to surface waters, and general unsightliness. Parking areas should be reduced to the minimum necessary to serve commercial establishments. Excess spaces should be held in landscape reserves, to be constructed only if experience on the site shows they are needed. Parking spaces in parking lots of larger commercial centers that are intended to be used for employee parking, or overflow parking during the one or two peak business periods of the year, should be reduced in size to reduce pavement area and to increase landscape area. These reductions in the size and number of spaces should not be used as an opportunity for increasing building area on a site; the purpose of these reductions is strictly to reduce pavement area and to increase landscape area. 0. Commercial sites should be landscaped. Parking lots especially should be landscaped, both along the perimeter and in the interior to reduce the adverse effects of paved areas. Loading areas and the rear parts of commercial sites should be screened from view from streets and neighboring residential properties. P. Designated commercial areas abut residential areas in a number of situations in Pittsfield Township. In these situations the commercial areas should provide landscaped transition zones that will create visual and sound barriers for protection of the residential areas. Q. Local and general commercial developments should be accessible by sidewalk and pedestrian/bicycle paths. The interior of shopping centers and larger commercial sites should be attractive and convenient for pedestrian movement, both betvveen the parking lots and stores, and betvveen stores, sidewalks along abutting streets, and adjacent properties, where appropriate. R. Outside lighting of commercial developments should be designed to create a balance between efficiency and safety for commercial properties and customers on the one hand, and to reduce light pollution in the general neighborhood on the other. S. Commercial uses should be located only in the public water and sanitary sewer service area. The effluent from commercial operations shoulli be discharged only into the public waste water treatment system where proper treatment is certain; it should not be discharged into septic tanks and drain fields where no monitoring or control is possible. No commercial areas are designated outside the service area in the comprehensive plan. 5.06 Industrial Area Policies A. The planning area will need approximately 700 acres of additional land for all types of industrial uses by 2010. The plan designates about 3 1/2 square miles of land for industrial use, of which one square mile was developed in 1990. B. Industry will be concentrated in four parts of the planning area. The primary industrial area in terms of acreage will be the State Road corridor. Industrial operations in this corridor will range from single user sites to park type April 20. l995 5-8 �Part 5 - Land Use Policies developments, such as Avis Farms, Columbia Center and Valley Ranch, to mixed use developments, such as Airport Plaza and Runway Plaza. The corridor is designated for industrial use because of the following conditions: 1) the interchange at I-94 at its north end; 2) its connection with Michigan Avenue/US 12 at its south end, which in tum gives the corridor access to the Saline area and areas to the southwest, and the Ypsilanti area to the northeast; 3) proximity to the Ann Arbor Municipal Airport; and 4) direct access to central Ann Arbor and the University of Michigan via State Street. The other industrial areas are: • The extreme northwest comer of the planning area along Oak Valley Drive and I-94 - a future mixed use development utilizing exposure to I-94 and access to the freeway system via Oak Valley Drive and the Ann ArborSaline Road interchange. Research and office type uses in a campus type setting will be located in this area. • The Platt/Morgan Road area - a collection of individual industrial lots for smaller operations. This area does not have direct freeway access and relies on Platt Road as its principal means of access to the Ann Arbor area and to the US 23 freeway via Michigan Avenue. • The Carpenter Road corridor, generally between I 94 and Michigan Avenue - a collection of individual industrial sites, comprised primarily of operations that utilize trucking. C. Industrial uses will be permitted only in the designated industrial areas. Scattered and isolated industrial sites will not be permitted. D. Industrial uses will be required to locate in the sanitary sewer service area so that effluent can be monitored and controlled. Industrial effluent should not be discharged into septic tanks and drain fields. Therefore, no industrial sites will be permitted outside the sanitary sewer service area boundary. E. Industrial operations that use large amounts of water in processing will not be permitted. The public water and sanitary sewer systems do not have capacities to handle such volumes. Therefore uses will be limited to research, fabrication and assembly, and the light, high technology types of industrial operations that do not use large volumes of water in industrial processing. F. Park or campus type settings will be encouraged for new industrial areas, with infrastructure and landscaping provided for each development. G. Support activities such as commercial and office services will be encouraged in larger industrial developments for convenience of employees, customers, and visitors. These services should be designed into the overall setting of the industrial areas; they should be incidental to the industrial character of the development. H. Industrial uses are encouraged in the planning area for employment opportunities for area residents, as well as expansion of the local ta,'< base. April 20 , 1995 5-9 �Part 5 - Land Use Policies I. Industrial uses in the planning area should not create dangerous, injurious, noxious, or otherwise objectionable conditions, either within the industrial areas or in neighboring areas. J. Where industrial areas abut residential properties buffers should be provided to protect the residential areas. The buffers may consist of topography, trees, shrubs, and distance. Existing natural features should be utilized as part of the buffering system where possible. 5.07 Office Area Policies A. The planning area will need about 40 additional acres of office land by 20 l O but the volatility of demand for office space suggests that future office land area requirements could be more than 40 acres. The plan designates an additional 180 acres of land for office use . B. Office uses will be concentrated in four major locations. The Clark/Golfside area is the largest of these and is expected to have a significant part dedicated to medical and medical service offices because of its proximity to the Catherine McAuley Health Services center. The Clark/Hogback office area contains an office park and the County Service Center (administrative offices and the County jail). The office park is completely developed; however, some expansion is possible on the County Service Center site. The Valley Ranch office park will have administrative and research type offices. The Lohr/Waters Road office area is undeveloped. It is intended to be a general office area that will serve as a permanent boundary for the east side of the commercial area on Ann Arbor-Saline Road and as a transition between that area and neighboring residential areas. C. While most new office development is expected to occur in the four major office areas, individual office sites will be permitted and encouraged as transition uses between non-residential and residential sites. In certain situations offices might be permitted on undeveloped lots that front on major streets in established residential areas, where construction of new residences qn vacant lots is not considered to be feasible. In these transition and fill-in sinuftions office buildings and sites should be designed to present a residential character and to blend in with neighboring residences. D. The Clark/Golfside and the Lohr/Waters office areas could be developed in whole or in part as medium-density residential areas if future demand for office space in these two areas does not materialize. E. Commercial support services are encouraged in office parks, provided these services are strictly incidental to the office character of the development and are intended for the convenience of employees and customers. F. The four major office areas should have bus service to reduce auto travel needs of employees and customers and for convenience of customers who do not have access to automobiles. April 20, l995 5-l O . - - - �1'MP6 11.·· ~NON-RESIDEl\ TIALAREAS PLAN :•: Commercial Hj 1 Local General ■Office I" ANN I! ..r: ~ Highway Industrial 0 34 3~ ·~ i ·{ ' ./ ;11 l "=4 ,000' ~ �PART6 TRANSPORTATION POLICIES 6.01 Streets - General Policies A. Streets should be designed, constructed, and maintained in accordance with the following functional classification system. Freeways: Serve regional traffic flows and provide connections to regional and major arterials in the urban area. Access is controlled and the design speed is 55 mph and above. In this area they are I-94 and US-23. Regional Arterials: Provide for regional traffic flows between cities in the region and between cities and major activity areas such as employment centers and shopping centers. They have a design speed of 45 to 55 miles per hour. Michigan Avenue (US-12), a state trunk line, is the only regional arterial in ·the planning area. Michigan Avenue does not currently have limited or controlled access. Major Arterials: Surface streets that serve traffic movements in the Ann ArborPittsfield area, primarily between lower level streets and freeway interchanges, between cities in the area, and between the central areas of Ann Arbor, Saline, and Ypsilanti, and outlying areas. Access control is desired but frequently is not possible on older arterials with developed frontages, but is an objective in new development or major redevelopment. Design speeds are 35 to 45 miles per hour. Their principal function is traffic movement; property access is secondary in importance and should be minimized where possible. Minor Arterials: Serve major traffic movements within the urban area, primarily between major arterial streets and collector or local streets, and between major parts of the area such as neighborhoods, employment centers, and shopping centers. Design speeds are 30 to 45 miles per hour. Collector Streets: Collect and distribute traffic between origins and destinations and the arterial parts of the street system. Design speeds are 25 to 3 5 miles per hour. B. Rights-of-way should be provided in accordance with the following standards: • • • • • • C. Freeways Regional Arterials Major Arterials Minor Arterials Collector Streets Local Streets 300 feet 150 feet 120 feet 86-120 feet 66-86 feet 66 feet All new streets in the planning area should be paved. Existing unpaved streets in the planning area should be paved as development occurs to provide safe and convenient access to adjoining properties. April 20 , 1995 6-1 �Part 6 - Transportation Policies D. Streets located in the water and sanitary sewer service area should have urban sections, based on Washtenaw County Road Commission standards for urban streets, including curbs and gutters. Exceptions will be considered for paving of existing gravel roads for interim periods, in order to obtain pavement on these roads at the earliest possible time. They should eventually be upgraded to urban street standards as well. New streets in the designated suburban and rural parts of the Township may have rural section streets, based on County Road Commission standards, which include ditches instead of curbs and gutters. E. Plans for new development should provide for extension of streets to connect with existing or future streets at common boundaries where such extension is determined to be necessary for continuity in the public street system or to provide vehicular access to interior lands. Interconnection of streets is intended to be a means of creating physical integration of all parts of the community. F. Gates will not be permitted on any residential streets in Pittsfield Township. G. New streets should be designed and constructed to public standards and dedicated or otherwise conveyed to the Washtenaw County Road Commission. Private streets are discouraged. Where permitted they must meet the standards in the zoning ordinance. H. Through traffic should be routed around rather than through neighborhoods and other use areas. Local and through traffic should be separated to the extent possible by the design of the street system. In existing residential areas with grid street patters, the street system should be revised where possible to discourage arterial traffic from cutting through neighborhoods. I. Each development should be required to provide its share of street improvements. J. The number of driveway openings on arterial streets should be minimized in order to reduce the need for additional lanes and to improve traffic safety. The number of driveway openings on collector streets might also be limited in certain areas where necessary to obtain the same objectives. However in residential areas on certain sections of collector streets frontage of residential lots is not considered incompatible with the traffic carrying function of those streets. K. The design and character of streets should be consistent wit~ and subservient to the desired character of Pittsfield Township. The two freeways, by their nature, create barriers between different parts of the community. The right-of-way and number of lanes and pavement width of other streets should not be so large or dominant as to create barriers between areas on opposite sides of these streets. Toe maximum rights-of-way width should be 150 feet and five lanes, or 62 feet, for pavement. 6.02 Policies for Specific Streets A. Freeways - I-94 - A third lane should be added in each direction between US-23 and M-14 west of Ann Arbor. No new interchanges are contemplated in the Pittsfield Township segment of the freeway. US-23 - A third lane should be added in each direction between Washtenaw Avenue and M-14. The capacity of the Washtenaw Avenue interchange should be April 20 , 1995 6-2 I �Part 6 - Transportation Policies upgraded. No additional interchanges are contemplated in the Pittsfield Township segment of the freeway. B. Regional Arterials - US-12/11ichigan Avenue - The road's right-of-way should be increased to a maximum of 150 feet. The road surface should be widened to a maximum of four driving lanes with left and right turns provided at important intersections. A continuous center tum lane should be provided in segments in which driveways for existing developments and street intersections are too close together to permit only four lane sections to operate safely and efficiently. Access should be controlled in new development areas along the road to create intersection spacing that will permit four lane sections with additional turn lanes only at intersections. C. Major Arterials Ann Arbor-Saline Road - The road should continue to function as a major connector between Saline and Ann Arbor. The road should be widened to four driving lanes with a continuous center left turn lane between Oak Valley Drive and Maple Road. Maple Road - The road is expected to become equal to or surpass Ann ArborSaline Road as the major connector between Saline and Ann Arbor. Two driving lanes with turn lanes at major intersections should be sufficient to the year 2010. While most of the road is in the urban part of Pittsfield Township, the area it passes through will be low density residential in development; therefore a ditch section without curb and gutter will be sufficient but a curb and gutter section should eventually be provided. Most of the frontage in Pittsfield Township will have controlled access, primarily limited to street intersections. State Road - The road will function as a major connector between Michigan Avenue and the central area/UM central campus in Ann Arbor. It will also function as the access route for the industrial corridor through which it passes. Access to the abutting industrial properties should be limited to intersecting streets. The road should be widened to four lanes between Michigan A venue and Ellsworth Road. A curb and gutter section should be used. The Moon Road segment south of Michigan Avenue can remain as a two lane, open ditch section. Carpenter Road - The road will continue to function as a major arterial that provides access to a number of activity areas in the urban area as well as providing connections between the four major east-west arterials in the urban area - Ellsworth, Packard, Washtenaw, and Clark. The road should be widened to four driving lanes and a continuous center left tum lane between Textile Road and the existing five lane section at I-94. This section of the road should be developed as an urban section, with curb and gutter. The segment south of Textile Road can continue with two driving lanes but a center tum lane might be necessary because of the large number of property access points. This segment can continue to be a rural section, with ditches. Hogback Road - The road should be considered an extension of Carpenter Road. It should be widened to four driving lanes with a continuous center left turn lane north to Clark Road and should have a curb and gutter section. Packard Road - The road is presently a five lane arterial. improvements, other than repairs, are expected. April 20, 1995 6-3 ~~---- --- - - - ~ --~----- No additional �Parr 6 - Transportation Policies Ellsworth Road - The road will become a major alternate route for east-west traffic in the urban area. It is expected to provide some relief for the increasing traffic pressures on Washtenaw Avenue and Packard Road. The road should have four driving lanes with additional turning lanes at major intersections. A continuous center turn lane should be provided between Beech Drive and Golfside Road to accommodate the closely spaced intersecting streets in that area. The remainder of the frontage across the Township is relatively free from property access points and future development will be limited to widely spaced intersections. The road should be realigned to the south at Maple Road to remove the off-set and to provide continuity west to Ann Arbor-Saline Road in Lodi Township. The road should have an urban section, with curb and gutter. Washtenaw Avenue -This road will continue to function as one of the major eastwest arterials in the urban area. However, the road is presently a five lane arterial and no additional major improvements appear to be possible. Relief of traffic pressures on this road appear to be in the form of additional capacity that would be provided by alternate east-west routes, such as Ellsworth Road. D. Minor Arterials Moon Road - This road is an extension of State Road but since it is south of Michigan Avenue it is not as important as the segment north and is therefor classified as a minor arterial. It functions as a connector route for the east-west roads south of Michigan Avenue, such as Bemis and Willis Roads and as a connector to Saline-Milan Road. It provides a surface road alternative for traffic moving between the residential areas in the Saline and Milan areas and the State Road corridor. This road is located in a suburban/rural area, and a rural section with ditches will be sufficient. Platt Road - This road provides access to the east side of Ann Arbor and connects with Huron Parkway which in turn provides access to the northeast side of the city. It provides connections with all major east-west arterials in the urban area. It should be widened to four lanes north of Michigan Avenue and should have an urban section with curb and gutter. A standard 37 foot section with curb and gutter should be provided between Merritt Road and Michigan Avenue; a rural section with ditches will be sufficient south of Merritt Road. Golfside Road - The road on the east edge of Pittsfield To~ship connects the four major east-west arterials in the urban area. It also provides access to abutting properties. Improvements to the segment between Ellsworth and Packard should be limited and should respect the residential character of the abutting properties. Munger Road will become an important connector between east-west roads south of Michigan Avenue as well as a distributor of traffic for these roads to Michigan Avenue. The road should be paved, initially with two lanes and eventually with a standard urban section of three lanes and curb and gutter north of Textile Road. A rural section, with two lanes of pavement and ditches, will be sufficient south of Textile Road. Textile Road, west of US-23 - The road will function as a connector between north-south arterials as well as a collector for residential traffic and some industrial traffic west of Platt Road. (The industrial developments in the State Road corridor might have one or two access points to Textile Road on each side April 20 , 1995 6-4 �Part 6 - Transportation Policies of State Road). The road should eventually have four driving lanes with turn lanes at intersections. The road should have an urban section, with curb and gutter, west of Platt Road. The segment between Michigan Avenue and Platt Road should be disconnected from Michigan Avenue to eliminate that intersection. The west end of the segment between Michigan Avenue and US-23 should be realigned to intersect Michigan opposite Plum Hollow Drive. Textile Road, east of US-23 - The road between Carpenter and Munger Roads should be developed as a standard three lane urban section road with curb and gutter. Bemis Road - This road connects the north-south arterials in Pittsfield Township and provides access to Saline. East of the city it passes through suburban and rural residential areas. It should be paved its entire length in Pittsfield Township; a rural section, with two lanes and ditches should be sufficient. E. Collector Streets - Oak Valley Drive, Waters Road, and Lohr Road are classified as collector streets. However, Oak Valley Drive is intended to have priority over the other two streets in the northwest part of the Township, at least west of Lohr Road. This priority is intended to encourage through traffic to use Oak Valley Drive around the commercial centers. Such traffic should not use Waters Road, between Oak Valley Drive and Lohr Road, because that traffic would interfere with traffic entering and leaving the commercial centers. Waters Road should be extended east to Lohr Road. Crane Road should be extended north of Michigan A venue to connect with Morgan Road as a continuous street. The segment of Morgan Road between the extension of Crane Road and Michigan Avenue should be closed to eliminate that intersection on Michigan Avenue. Cloverlane Drive should be extended west to Carpenter Road. This street extension is essential to provide an alternate access point for residential development in the area between Michigan Avenue/Morgan Road and 194. F. 6.03 Other Streets - The following new streets should be constructed: • Avis Drive - extend west from State Road to Lohr Road as a public street. • Plum Hollow Drive - extend north to Morgan Road as a public street. • Hawks (or Torrey) - extend south and west to Carpenter Road just north of the Meijer property; connect with the street system in University Palisades subdivision. Public Transportation Local bus service should be expanded on major streets to include new residential developments in the urban part of the township and new employment centers in the State Road corridor. Express bus service should be provided on Washtenaw Avenue and Packard Road through the tovvnship; on Ellsworth Road, from the east tovvnship line to the Ann Arbor Railroad track, thence northwest into the central area of Ann Arbor; and on Ann Arbor-Saline Road, from I-94 to the central area of Ann Arbor. Park and ride lots to support the express bus routes April 20, l 995 6-5 �Part 6 - Transportation Policies should be provided in the general areas of Packard and Carpenter, for the Packard route; Ellsworth and Carpenter and Ellsworth and the Ann Arbor Railroad for the Ellsworth route; State Street and I-94 for the State Road route; and Ann ArborSaline Road and I-94 for the Ann Arbor-Saline Road route. The location and design of such facilities that are located in Pittsfield Township will be subject to approval by the Township. High occupancy vehicle lanes are proposed in the Ann Arbor Transportation Plan (1990) for Washtenaw Avenue through Pittsfield Township and in the Ann Arbor Railroad corridor, beginning at Ellsworth Road at the edge of the Township's planning area. These are acceptable concepts, but township approval of facilities in the planning area will require detailed information on the location, design, and operation of the facilities. 6.04 Pedestrian/Bicycle Facilities A. Sidewalks refer to the standard concrete pavement for pedestrian use that are located along streets, usually in the street right-of-way or easement. Pedestrian paths are located outside street rights-of-way or easements and might or might not be paved. B. Sidewalks should be provided on both sides of all streets in the designated urban area of Pittsfield Township. Sidewalks may be permitted on one side of local streets in residential developments with densities of 1 DU/acre or less. C. Sidewalks and pedestrian paths should be barrier free at all intersections or other changes of grade. D. Sidewalks should normally be located within the street rights-of-way or easements. They may be located outside these areas in an easement, if such location is necessary to preserve existing trees, avoid utility installations that are too expensive to move, or provide a safe separation from a street edge. E. Pedestrian paths should be provided through developments in conjunction with open space features such as woodlands, along edges of wetlands, or along stream corridors. They should interconnect open space areas in the township, including public and private parks. They should connect with sidewalks to create an extensive pedestrian system that will eventually cover the entire urban area of the Town~. \ F. Most pedestrian paths will be privately constructed and owned but nevertheless should be part of the overall pedestrian system that is open for public use. It is expected that the property owners providing the private segments of the pedestrian path system will cooperate with adjacent property owners as well as the community at large to properly maintain the pedestrian path system and to keep it unrestricted for general public use. G. Sidewalks and pedestrian paths should be used to connect residential areas with shopping, employment, schools, and other activity areas, both for recreation walking and to reduce the need to travel by car or other vehicle. H. Bicycle facilities, on sidewalks, pedestrian paths, or dedicated lanes on major streets, should be provided for recreational use as well as substitution for vehicle trips. April 20, 1995 6-6 �<J .JJ. •... ·r---,, z: C - J Od "' :I J �Part 6 - Transportation Policies I. Each development should provide its segments of the sidewalk and pedestrian path system and extend these to property lines for future extension by subsequent developments. J. A greenway system, consisting of pedestrian paths and sidewalks, where necessary to create continuity, should be developed throughout the entire township, and should be related to natural features and connecting with similar systems in Ann Arbor and Saline. K. Railroad rights-of-way that are no longer used for railroad purposes should be considered for development as pedestrian/bicycle paths and inclusion into the path system of the Township and urban area. L. Pedestrian paths should be illuminated where necessary for pedestrian safety or converuence. April 20, l 995 6-7 �PART7 PUBLIC UTILITY POLICIES 7.01 Sanitary Sewer System Policies The area with public sanitary sewer (and water) service is 18 square miles, which is 67 percent of the planning area. (See Map 8) The planning area has wastewater treatment services from two agencies - the City of Ann Arbor and the Ypsilanti Community Utilities Authority (YCUA). The north edge of the planning area, along I-94 and US-23, approximately 4 1/2 square miles, is served by the City of Ann Arbor waste water treatment plant. The remainder of the planning area, approximately 13 1/2 square miles, is served by the YCUA waste water treatment plant. (See Map 8) This service arrangement will continue throughout the planning period. A. B. General Policies for the system 1. Each developer should be required to extend sanitary sewers of an appropriate size, as determined by ·Pittsfield Township, to property lines on all sides of the property as needed to complete the sewer system. The location and phasing of such extensions will be determined at the time of development review by Pittsfield Township. All costs of providing sewer service should be the responsibility of the property owners or developers, including costs of any oversizing that might be necessary to complete the system. 2. Sanitary sewers that serve residences or other buildings with basements should be deep enough to serve those basements by gravity flow. No pumping of sanitary sewage within individual buildings to discharge into sewers above basement gravity flow levels should be permitted. In such cases, if gravity flow sewers cannot be provided to lots, basements should not be permitted. 3. Industrial operations that use water in their processes should not be permitted in the planning are. Such uses in the YCUA service area would require additional capacity expansions beyond those described in this section. Policies for the Ann Arbor Service Area 1. The portion of the planning area that is served by Ann Arbor has, by contract, a maximum average daily flow limit of 2.2 mgd (million gallons per day). Actual average daily fl.ow in 1991 was estimated as 0.47 mgd. Types and densities of land use in this part of the service area are designed to have sewer flows that will be within this contracted capacity limit. 2. Effluent from the Ann Arbor service portion of the planning area enters the Ann Arbor system at four points - a 10-inch sanitary sewer at State Road/ Airport Boulevard; a 21-inch sanitary sewer at Ellsworth Road, 1/4 mile west of Stone School Road; and at two points on a 15-inch city sanitary sewer south of Clark Road, near the Swift Run Drain. This latter sewer collects effluent only from the northeast part of the planning area April 20 , 1995 7- 1 �Part 7 - Public Utility Policies (See Map 9). These connection points will serve the planning area through the planning period and no additional ones will be needed. However, additional capacity will eventually be needed in the Stone School Road sanitary sewer within the city to meet the city's needs and to enable the city to provide the additional capacity that is allocated to Pittsfield Township through its contract with the city. C. 3. The Township's contracted capacity in the Ann Arbor wastewater treatment plant is 2.2 mgd and projected future flows from the service area in Pittsfield Township are not expected to exceed the contracted limit. Therefore no expansion of the waste-water treatment plant to meet ·Pittsfield Township's needs is foreseen. 4. The sanitary sewer service area should not be expanded. system's design is predicated on this service area boundary. 5. Types and densities of uses in the Ann Arbor portion of the service area will be limited to those that, cumulatively, will generate effluent that will not exceed the contracted limits. This applies to the total contract volume of 2.2 mgd as well as to the capacity limits of each of the three points of discharge into the Ann Arbor system. The sewer Policies for the YCUA Service Area 1. The portion of the planning area that is served by YCUA has a contracted capacity of 11 mgd in the Golfside Interceptor Sewer, the interceptor that services Pittsfield Township. However, there is only a contracted capacity of 2.14 mgd, based on average day flows, in the YCU A wastewater treatment plant. 2. The Golfside interceptor sewer leaves the Township at a 36-inch sewer at Munger Road, about 1/4 mile south of Michigan A venue. Effluent discharges into the Golfside interceptor sewer at four primary points, the most important of these, in terms of tributary area, is the Michigan A venue trunk sewer connection. The Michigan A venue trunk sewer serves all but 3 square miles of the YCUA service area in Pittsfield Township. 3. The remaining 3 square miles are divided into the area in the northeast part of the Township, north of I-94 and a 1 square mile ch-ea generally bounded by Michigan Avenue, Munger, Textile and Crane. 4. The Golfside interceptor sewer is the only service link to the YCUA system; therefore its capacity is a limiting factor in the development capacity of the YCUA part of the planning area. The interceptor as constructed has a capacity of 26.0 cfs (cubic feet per second) or 16.80 mgd. Pittsfield Township's contract with YCUA allocates 17.0 cfs (11.0 mgd) or 65% of the constructed capacity to Pittsfield Township. This translates into a population capacity, including non-residential equivalents, of approximately 44,000 people for the entire YCUA service part of the planning area. The Township's contract with YCUA requires that planning for increasing the capacity of the YCUA system east of Pittsfield Township will begin when the Golfside Interceptor reaches 80% of its constructed capacity - 13.6 cfs (8.8 mgd) or 35,200 people, including non- April 20, 1995 7-2 �Part 7 - Public Utiliry Policies residential equivalents. The result of this planning effort, when it commences, will be an obligation of Pittsfield Township to participate in funding downstream sanitary sewer system improvements east of Munger Road. 5. The estimated flow in the Golfside Interceptor, from only the Pittsfield Township part of the tributary service area, was 3 .13 mgd in 1990 or 18% of Pittsfield To\VIlship's contracted capacity and 36% of the flow that will trigger the planning requirement for sanitary sewer system improvements east of Munger Road. However, these improvements might be required before flow from the Pittsfield Township tributary area reaches 8.8 mgd because Ypsilanti Township is allocated the remaining 35% of the capacity of the Golfside Interceptor. If development in the Ypsilanti township part of the service area reaches that township's capacity limit, additional infrastructure would be required and Pittsfield To\VIlship could be called upon to participate in financing its share of the improvements, even though Pittsfield Township's contracted share limit might not have been reached at that time. 6. The YCUA service area part of the planning area is divided into six service districts. (See Map 9) The basic sewer infrastructure is in place in each of the districts except the portion between Platt and Munger, north of Michigan. Improvements in this area will be provided, at developer or property o\VIler expense, at the time development interest arises in those districts. 7. Toe portion of the Michigan Avenue trunk sewer east of Platt faces capacity problems, if not during the planning period, then certainly in the post 2010 period. The sewer will require expansion, probably after the year 2010. This sewer has a capacity of 9 mgd, with an ultimate demand from all upstream districts of 12.7 mgd. The capacity increase that will be required is on the order of 40%. · 8. The Township's contracted flow in the YCUA wastewater treatment plant is 2.14 mgd; 1991 flow was estimated at 1.25 mgd. Total projected flow from Pittsfield Township into the treatment plant is 6.5 mgd, three times the Township's contracted capacity in the plant. Therefore Pittsfield Township will have to acquire additional capacity in the YCUA wastewater treatment plant sometime during the planning period. 9. The sanitary sewer service area should not be expanded. Toe sewer system's design and the Township's contract with YCUA are predicated on this service area limit. 10. The Township's sanitary sewer system has ten existing pump stations, with one additional pump station to be added in the area north of Michigan Avenue and west of Platt. These pump stations, all located in the YCUA part of the service area, will serve the entire area. No additional pump stations will be needed. Private pump stations will not be permitted, either within the service area, or to provide service outside the service boundary. April 20 , 1995 7-3 �Part 7 - Public Utility Policies 7.02 Water Supply System Policies A. Public water is provided to the service portion of Pittsfield Township by YCUA through an exclusive contract. (YCUA purchases it's water from the Detroit Metropolitan Water Department.) This arrangement will continue at least through the year 2010 and likely well beyond. B. The water service area is, by design, the same as the sanitary service area. It is the Township's policy to provide both services where one is provided; therefore the service areas of both services will remain coterminous. C. The sei:vice area is divided into three pressure districts (See Map 10). The three districts are necessary to provide adequate minimum and maximum pressures across the distances and elevation differences that the water must travel. District III is much smaller than Districts I and II but cannot be included in District II because of the relatively rapid increase in ground elevation in relation to District II. The three districts will be adequate to serve the planning area through 2010 and beyond. D. The water distribution system consists of 12 and 16 inch mains, usually located along major roads. The system of distribution mains is generally complete for the service area. E. There are two booster stations, one for the District II and one for District III. There is also a 750,000 gallon elevated storage tank located in District II, just east of Lohr Road and south ofI-94. F. A 2,000,000 gallon ground storage reservoir should be constructed in District II. The tank will provide a reserve of water for Districts II and III. G. A 30-inch transmission main should be constructed between the 2,000,000 gallon ground reservoir and the 30-inch transmission main at Munger and Merritt Roads, in Ypsilanti Township. The purpose of this main will be to transport water to the ground reservoir; it is not intended to provide service to property, either directly or by distribution mains connected with it. H. The two major improvements in the water distribution system, described in F and G preceding, will be sufficient to meet the needs of the service area through 2010 and for some time beyond. This system has capacity to se11e 41,500 people and non-residential equivalents, based on a rate of 100 gallons per person per day for residential use and 700 gallons per acre per day for commercial, industrial, and office uses. I. The water distribution system has been designed to provide the water needed in the service area, based on existing and expected development in that area. Therefore water service should not be extended outside the service area, and the service area should not be expanded. Connections to mains located outside the service area should not be permitted. J. In order to keep demand for water within the capacity of the distribution system, industrial uses in the planning area should be limited to those that do not use water in their processes. April 20 , 1995 7-4 �Part 7 - Public Utility Policies K. Distribution mains should be constructed at property owners' or developers' expense. The ground reservoir, should be financed from funds generated by special assessments or from the capital reserves of the Utilities Department. L. When property is developed, the property owner should extend water distribution mains to the property's boundaries. The layout of mains and locations at the appropriate property lines will be worked out with the Utilities Department at the time of development review by Pittsfield Township. M. Developers of property will be required to provide oversize water distribution mains at the developer's expense, if such lines are needed to maintain the continuity of the system. N. Looping of water mains should be required in each development, to assure continuous water service and an adequate supply and pressure for fire protection. Looping will usually be required in each phase of a development. 7.03 Storm Drainage and Management Policies. A. The third part of the Township's public utility system is the storm drainage system. Whereas the water and sanitary sewer systems are the sole responsibility and authority of Pittsfield township, within the township's boundaries, the township shares responsibility and authority for storm drainage with three other agencies - the County Road Commission for public street drainage; the County Drain Commissioner for County drains; and the Michigan Department of Natural Resources (MDNR) for streams, flood plains, and wetlands. Therefore policies regar~g storm drainage must be carefully coordinated with those of the other agencies. B. Storm drainage and stormwater management has until recently been primarily concerned with quantity of water, that is, to prevent flooding; to move stormwater runoff to receiving streams as quickly and efficiently as possible without causing flooding or other water problems along the way. The Township has for two decades required retention of stormwater runoff on each developed property with controlled releases to minimize the downstream runoff effects of development. In recent years, however, concern over water quality in both urban and rural areas has become as important a concern as quantity of runoff. Soil erosion, runoff of herbicides and pesticides in both farming and residential areas, and debris from streets and parking lots have all contributed to a degradation of the quality of water in streams, rivers, lakes, and wetlands. Policies for storm drainage and stormwater management must address the quality issue as well as the quantity issue. C. As a general policy, storm drainage systems should be designed to meet minimum water quality standards as well as minimum quantity standards. Pavement and other impervious surfaces, especially on nonresidential sites, should be minimized. Natural features that perform stormwater management functions should be preserved and used in the drainage system. Stormwater systems should be designed to reduce bankfull floods and to capture first flush effects of storm water runoff. Systems should be designed within the context of the entire watershed. April 20, 1995 7-5 �Part 7 - Public Utility Policies -----., D. Retention of stormwater runoff will be required on each site at the time of development or redevelopment. Each retention facility should be designed to hold the runoff for a 100-year storm of 12-hour duration (4 1/2-inches of rainfall) on the entire site. Retention may be provided by one or a combination of the following methods: 1. 2. 3. 4. 5. Deep permanent lake. Landscaped shallow dry retention pond. Dished parking lot. Underground storage. Roof storage. Area-wide retention facilities - those that serve two or more properties - are encouraged instead of a retention facility on each site. Mechanisms should be established in such cases to provide proper permanent operation and maintenance of such facilities. E. Each retention area should have a facility for trapping and collecting sediments and pollutants before stormwater enters the storage area. F. Wetlands may be used, indeed their use is encouraged, as stormwater retention facilities. NIDNR approval will be required for any regulated wetland that is to be used as a retention facility . G. Retention areas that are intended to be permanent bodies of water should be designed to have the following characteristics: 1. The pond should be deep enough to be self sustaining in terms of water quality and plant and aquatic life, or shall be mechanically managed to maintain a rninimwn acceptable level of water quality. 2. The pond should be physically separated from sidewalks, pedestrian paths, and streets to prevent accidental entry by pedestrians, bicycles, or vehicles. Fences are not considered to be an acceptable means of separation. 3. Side slopes should be gradual enough to permit a person to walk out of the pond. \ H. Temporary retention areas - those that are intended to be dry during non-storm periods - shall be designed and constructed to completely de-water within a reasonable time period after the end of a storm event. Shallow retention areas with permanent bodies of water, will not be permitted. Pumps will not be permitted to discharge retention areas. I. Existing streams or open drainage courses should be used where possible to convey stormwater runoff to receiving bodies. Rear and side yard drainage that crosses two or more lots should be protected by easements or acceptable substitutes; underground drainage and catch basins may be required where necessary to assure proper drainage if located in rear or side yards or in open space areas. April 20, 1995 7-6 ,,,........__ .... �Part 7 - Public Utility Policies J. Storm sewers and curbs and gutters will be required in all streets that are located in the water and sanitary sewer service area of Pittsfield Township. This policy is necessary to properly coordinate placement and maintenance of water mains and leads, sanitary sewers, and storm drainage facilities; to accommodate sidewalks; and to eliminate the problems resulting from closely spaced driveway culverts in urban density residential areas. K. Retention areas and drainage swales and courses should be designed, constructed, and maintained to appear and function as natural features of the landscape. L. Property owners' associations should have the primary responsibility for maintaining drainage facilities that are located outside public street rights-of-way. Such facilities are usually part of the landscape of a site, and that landscaping can best be respected if the property owners are responsible for maintenance and repair of the facilities. The County Road Commission will maintain drainage facilities within public street rights-of-way. Facilities within County drains and County drainage districts will be maintained by the County Drain Commissioner. Drainage districts may also be used as backup responsibility for facilities that are to be maintained by property owners' associations. Restrictive covenants or condominium documents should provide the owners' responsibilities in maintaining drainage facilities. M. The potential for groundwater contamination should be considered in the design and location of storm water retention facilities. Protection of wellheads, especially Ann Arbor's wellheads on the airport property, should also be considered. N. Streams, wetlands, or drainage courses that receive runoff from developed properties should be protected from the in.flow of sediments, herbicides, pesticides, and other pollutants. This requirement should not apply to agricultural lands in Pittsfield Township, since such lands, except in the designated rural area, are more or less temporary uses and the requirement will apply to those lands at the time they are developed. 0. Each developing site should provide for unobstructed flow-through of upstream drainage. Any cost associated with providing that flow-through will be the responsibility of the developer or owner of the property being developed. P. Construction sites should be regulated to prevent discharge of soil, debris, and other materials onto streets where they can enter the stormwater system; onto adjacent properties; or into streams or wetlands on or off the site. I April 20, 1995 7-7 �M~l18 SERVICE AREA PLAN - Ann Arbor r77I YCUA ~ Service Area L Service Area Boundary ~ . ... e;. ~ J4 J~ . , "' < u l "=4 000' ' 6 �1-, 1-, (1) ~ (1) Cl'.l e.o ·-·;;;;...... C Cl'l p:J (1) <] ~ (1) Cl'.l "'O : Cl'l • (1) • 0 • 0.. • 0 • 1-, • 0-,; : •• ... ~ if"' •I • SYWOHJ. :::; �M'- 10 WATER SYSTEM PLAN f(• I U ■ I 'X ~\ ~ ,.... i OR MUNICIPAL AIUOIJ E •11 ■ J....-1/P~tm:.P _1 1 rzafl ~_M 1 .~. r,n '"' fZl'I .... in., 'is' I 1 1 , - ; ~n- ~ "' 11 ,. ,'::.'°.'"( _,, j~-~___,//:::: .... ..,_ ~ ,~ C M 11 1~1111 Al 111 . 11 · \ / · J!, 14 -c ~ ~,b'\. I . 11 111 \~ ~==Ill I 111 . , ~ .&&. t"'.!rlf~:I~ • !:....:<.illi- 1~ ·JJ~-" ~fw:,, 11 J l 1 _ ~ - -·~~ ~ - 1:-• - 3 !i ·" ,, ~ .. ,••,..,,_ ... · ; ·•·"· ' I _v J ll! ~"j: ~ 1•~~14!fllf2[\J?. 1; r ~r~.1,iN....... 1fl. I U • · - TC Proposed Mains .......... . * ~ * ~711~ I~ "f I) Jl( ,•"'-:iv ~.. \ I / ...... i ~ O H ~ E .. M . x1stmg ams H G~•1PF~I!~ Elevated Storage Tank Boundary Detween p ressure Districts 1 & 2 Ground Reservoir ·► u ~ II ···"'.V ~.1 1 --Jff ) · I■ - - . . . . . . . . . . . . . . . . eF-.:iiiiiiiii~-.-1 ...... iiiilil....:.._.......:....._...- 1"=4,000' 6 �PARTS COlVIMUNITY FACILITIES POLICIES 8.01 Public Schools The planning area is located in the following three school districts as follows: (See Map 11) Ann Arbor District 13.05 sq. Mi. 48 % of Planning Area (PA) Saline District 11.15 sq. Mi. 41 % of P.A. Milan District 2.89 sq. Mi. 11 % of P.A. 27.09 sq. Mi. 100 % of P.A. Only a small part of the planning area is located in the Milan District and that area is in the extreme north end of the Nlilan District. These two conditions suggest that school facilities are not likely to be located in this part of the planning area and that the district's operations will not have a significant impact on planning policies for Pittsfield Township. Therefore policies regarding public schools in the planning area will be limited to the part of the planning area in the Ann Arbor and Saline districts. A. Ann Arbor School District l. The district is organized on a K-5, 6-8, and 9-12 grade system. The district has two schools located in the planning area - Carpenter Elementary School on an 11 acre site on Central Boulevard, between Dayton Drive and Dalton Avenue, and Roberto Clemente Student Development Center, an alternative secondary education facility, on a 10 acre site on Textile Road. The Ann Arbor district portion of the planning area is served by six elementary schools in addition to Carpenter School Allen, Angell, Bryant, Burns Park, Lav.,ton, and Pittsfield. Three middle schools serve the planning area. Resident students in the east part of the planning area attend Scarlett Middle School; students living in the central part of the planning area attend Tappan; and student~ living in the northwest area attend Slauson. High school students living in the Scarlett attendance area attend Huron High School and the students living in the other two middle school attendance areas attend Pioneer High School. 2. The use of elementary schools as neighborhood schools is no longer a reasonable policy objective. The necessity to efficiently use existing elementary school facilities, regardless of the location of the student population, and of attaining ethnic balance, has virtually eliminated elementary schools as neighborhood facilities. Busing of students to all schools in the district has made the old planning standard of a 1/2 to 3/4 mile walking distance, without crossing a major street, no longer applicable. Thus newly developing residential areas will not necessarily have an elementary school located within their neighborhood. April 20 , [995 8-1 �Part 8 - Community Facilities Policies The prospects for residential growth in the Ann Arbor district part of the planning area indicates the possible need for at least three new elementary schools to be located in the planning area. These schools should be located as follows (See Map 11): • In the northwest area, probably east of Ann Arbor-Saline Road. • In the south part of the northeast area, probably between Ellsworth Road and 194, east of Carpenter Road. • In the south-central part of the planning area, probably north of Michigan Avenue. 4. The presence of three new elementary schools in the planning area provides an opportunity to create three neighborhood facilities in the residential areas in which these schools will be located. 5. Each new elementary school site should be at least 15 acres in area. At least five acres of each site should be allocated for playground activities and facilities, for use by neighborhood residents as well as enrolled children. 6. Housing and population projections for the period up to 2010 do not indicate the need for secondary school facilities in the Ann Arbor district part of the planning area, and none are planned. However, the ultimate housing and population capacity in this part of the planning area suggest that secondary school facilities might be needed in the planning area sometime after 2010. The township and school administrations should establish close coordination for securing sites for new school facilities in the planning area Needed sites should be identified as early in the planning process as possible. The township will consider density transfer as a possible means of encouraging provision of new school sites, if there is reasonable certainty that such sites will actually be used for school purposes. B. Saline School District l. The district occupies the west and southwest parts of the planning area. Most of the district's portion of the planning area will be resiJential in use, the exception being the industrial corridor along State Road and the commercial center at Michigan/Moon/State. The residential area will be primarily one dwelling unit per acre or less in density. The extreme easterly end of the district, in the Campbell/Michigan/Platt area, is located in the urban part of the planning area and will have a residential density of 2 1/2 dwelling units per acre. 2. The district is organized as a K, 1-5, 6-8, and 9-12 system. By district policy all schools serving the district will be located in Saline. New schools, including elementary schools, will be located on the middle/senior high school campus. This policy is expected to hold through 2010. 3. The district's policy to locate new elementary schools at the district campus in Saline and to bus all children to it clearly shows that providing neighborhood schools is not a viable policy for the Saline district part of the planning area. April 20, 1995 8-2 �Part 8 - Community Facilities Policies Therefore the plan does not designate any location for elementary or secondary school facilities in this part of the planning area 4. Toe township and school administrations should coordinate information transfer regarding development trends, especially residential development, in the district's portion of the planning area. 8.02 Recreation Facilities in the Planning Area A. Existing parks - Four operating public parks are located in the planning area These are: B. • Montibellier Park - A community park, 52 acres in area, with softball fields, tennis courts, picnic facilities, and general open space. This is the principal outdoor recreation facility in Pittsfield Township at the present time and will continue to be a major facility. No expansion of the land area is anticipated. Pedestrian access should be provided at the north end of the park from future residential areas between the park and Packard Road. • Pittsfield Township Park - A 5 acre park at the existing Township Hall site. The park contains small softball/t-ball fields, playground equipment, and picnic tables. The park is used primarily fort-ball league games. • Teft Park - A 58 acre community park located in the southwest part of the planning area The park contains lighted ball fields, a recreation building, tennis courts, a soccer/football field, playground equipment, a foot path/trail and picnic facilities. The park is owned and operated by Saline, even though the park is located in Pittsfield Township. By agreement, the park is in an area that will not be annexed by Saline. The agreement between the Township and City provides rights to Pittsfield Township residents in the Saline school district to use the park and its facilities. • Swift Run Park - Located in the northeast comer of the old landfill site, at Platt and Ellsworth Roads. The park provides a ball field and open space. The park is owned and operated by the City of Ann Arbor and is located within the Ann Arbor city limits. Future Parks • Lillie Park - The Township owns a 58 acre undeveloped future park site, located between Platt Road and US-23, south of Ellsworth Road. The parcel contains open land, a woods, and a shallow pond, and an old quarry site. The park should be developed for passive types of recreation. Access to the park should be provided from Platt Road. The quarry pit and shallow pond should be used as integral parts of the design and function of the park. The park's exposure to the 194 and US-23 freeways should also be developed as an attractive announcement of Pittsfield Township to travelers on the freeways. • Township Government Center - The Township owns a 20 acre parcel in the southwest quadrant of the Nlichigan Avenue/Platt Road intersection. The Township's Public Safety Building is located on a portion of this parcel. The Township's administrative offices and meeting facilities will April 20, 199 5 8-3 �Part 8 - Community Facilities Policies also be located here. The remainder of the site, 10-15 acres in size, should be developed as a small community park, with facilities for active recreation. • Elementary School Playgrounds - The playground at Carpenter School should continue as a neighborhood playground. A neighborhood playground should also be provided at each of the proposed three new elementary schools in the Ann Arbor school district part of the planning area Each playground should be 5-10 acres in area and should have a ball field and general field games area, a hard surface area for court games, playground equipment, and an area for passive recreation. • Roberto Clemente School - A playground area should be provided at this site to serve the Meadowview and Ashford Village residential neighborhoods. • Ann Arbor Landfill Site - The land in the closed portion of the landfill, phases 1 and 2, and land between the closed portion and Stone School Road, 120 acres, should be developed as a major park as proposed in the original landfill plan. • Major Community Park - One additional community park, similar to Montibellier Park in size and function, should be developed in the urban residential part of the planning area It should be located to be accessible to the majority of residents that do not have convenient access to Montibellier Park. The park should be located in the south central part of the urban residential area Such a park might be provided in conjunction with the landfill property, on Stone School Road. C. The township should not acquire additional land for neighborhood parks parks in the size range of 5-10 acres. The township should instead utilize a combination of elementary school playgrounds and private recreation areas and facilities in residential developments to provide neighborhood type recreation. The township should concentrate its efforts in providing recreation facilities in large community parks such as Montibellier and Lillie Parks. D. Residential developments should provide private recreation areas. Larger residential developments should include sufficient area for active recreation. \ E. Public and private recreation areas should be interconnected by natural features and pedestrian/bicycle paths and sidewalks, where feasible. F. Private recreation areas in residential developments should have sufficient exposure to streets to encourage use, to expose the areas to public view, and to provide convenient and safe access for park users and maintenance and emergency equipment. G. Natural features to be preserved, such as woodlands, wetlands, and stream corridors, should be incorporated into the private recreation lands system where such features coincide. April 20, 1995 8-4 �MA'f' 11 SCHOOLS AND RECREATION FACILITIES PLAN L ANN IA,BOA MUNICIP~l AIAron ~ . II - _lY--1. - ,_ I /\ t 111 n DIIM"9 ! ! n 1 ~ ~'l E !c'. . "' ll 0 ~ 11 • r Elementary School .-1<1 11i,,.te1 :~D(~lcr t Tl)IICI • Cl'tlOJQt" roi:MT"""- ,,..NJYC1 •~~Cl :; ::,-:::IJ QIIIOM(M\I u School District Lines , ......... , . . . I • Park, Playground * D Clemente School Residential Areas l "=4.000' 6 �Part 8 - Community Facilities Policies 8.03 H. An 18 acre parcel west of Hillside Drive in Section 12 has been reserved as permanent open space by court order. The court ordered the area's preservation to provide a permanent buffer between the single-family residential area to the east and the future higher density residential area to the west. The parcel should remain as a natural, undeveloped open space. I. Private recreation areas, such as golf courses and golf driving ranges and similar privately owned and operated recreation facilities, are part of the recreation system. The existing facilities, such as the Hickory Woods golf course and Pat's Par 3 driving range, are expected to continue. Township Government Facilities The township government center has been located on a five acre parcel in the southwest comer of State and Ellsworth Roads. The building has an area of 18,400 square feet and has housed the Township's administrative offices, public meeting facilities, and the Utilities Department maintenance and equipment storage facilities. The Township's senior citizens' organization uses the main meeting room for many of its activities. The Township's major government center - administrative offices and meeting facilities will be moved to the Platt/Michigan site. At the time of relocation, the Township's Recreation Department will remain at the State/Ellsworth site. A senior citizens' center should then be established at that site. A water booster station is located on a 20 acre parcel on Morgan Road at Stone School Road. This parcel should also be considered as a site for a Department of Public Works facility. 8.04 Public Safety Facilities The Department of Public Safety (Police and Fire Departments) will continue to be headquartered at the Platt/Michigan site. The Public Safety Building will become part of the township government center when the administrative offices and meeting facilities are relocated to that site. The Fire Department should have three stations - the main station (Station No. 1) at Platt/Michigan, the existing substation (Station No. 2) on Ellsworth Road at Montibellier Park, and an eventual new substation (Station No. 3) at the State/Ellsworth site, which was the location of the Fire Department before its relocation to the Platt/Michigan site. 8.05 Washtenaw County Service Center Washtenaw County has a major government center in Pittsfield Township, between Washtenaw Avenue and Clark Road on the east side of Hogback Road, called the County Service Center. The center occupies part of a forty acre parcel of land, the north side of which fronts on Clark Road. The major uses in the center are the County Jail, Sheriffs Department, District Court central offices, Probation Department, Health Department, Veterans' Affairs, Cooperative Extension, and the County's Facilities Management Department, and a safe house. The site is crossed by the Swift Run Drain. April 20, 1995 8-5 �Part 8 - Community Facilities Policies 8.06 Huron Valley Correctional Center The Department of Corrections of the State of Michigan owns and operates the Huron Valley Correctional Center. The prison is located on a 180 acre site of the north side of Bemis Road and the east side of Platt Road. There are no known plans of the Department of Corrections to expand the prison. 8.07 Ann Arbor Landfill The landfill site has been closed and will not reopen. The land west of old phases 1 & 2 that was purchased for landfill expansion will not be used for landfill purposes. This parcel is in Pittsfield Township; phases 1 & 2 of the old landfill are in the city. A materials recovery facility might be located in the south-central part of the property, with access from Platt Road. The 120 acre area west of old phase 2 should be developed as a park in accordance with the original plan. The remainder of the property to the south on the east side of Stone School Road should be developed as a residential area. 8.08 Composting Facility The city's facility for composting leaves, grass, and other yard wastes will be located on a 51 acre site north of Morgan Road, east of the Swift Run Drain. The facility should have access only from Platt Road, through the old landfill site. The facility should be screened from view from neighboring residential areas and should be operated so as not to create any nuisances for those residential areas. \ April 20 , 1995 8-6 �l\~IJ\P 12 PUBLIC FACILITIES PLAN ,,,,,- 0 Township Administrative Center 0 Recreation/ Senior Citizens Center / ........ c . " * ◊ * ,t c,= ~ 1, . i __MWJ_l( 3 0 )4 * * I* Fire Station DPW County Service Center State Corrections Center Compost Center )~ I "=4 , 000' ·6 �PART9 NATURAL FEATURES POLICIES 9.01 General Policies A. Natural features in Pittsfield Township consist of wetlands, woodlands, stream corridors, flood plains, fence rows, and topography (land form). Ground water recharge areas are ~ot generally recognizable features but are an important part of the natural system and are therefore included in this part of the plan. B. The policies in this part of the plan are generalized and based on existing information such as USGS maps, Washtenaw County Soil Survey maps, aerial photographs, and studies made by the Washtenaw County Metropolitan Planning Commission. C. The natural features described in the plan are intended to illustrate the concept" of natural systems and the general location of such features. These areas as identified are not intended to be specific for any site. The actual location, extent, and relationship to existing or proposed development will be determined at the time of development review when detailed information will be available. D. It is the intent of this plan to preserve natural features and their continuity, and to create systems of open space. This will be accomplished by utilizing proximity as well as contiguity of natural features. An open space system may be any combination of natural features. E. Streams, water bodies, and wetlands should be used as part of the storm drainage system of the Township. These features should be protected from disturbance by construction and pollutants and sediment that might be carried by surface water runoff. In general these features should be used in their natural condition. However, in some instances substitution or replacement of one or more of these features might be acceptable as part of an overall development plan. F. Natural features should be used where feasible to create boundaries between land use areas. They should also be used to help create a meaningful physical structure for developing areas and the Township as a whole. G. The following lands are generally considered to be unsuitable for development. 1. Lands that are not developable in their natural state, such as flood plains, wetlands, and wet soil areas. 2. Lands that are essential to the continuity and preservation of natural systems. 3. Lands on which development would result in environmental destruction of a larger natural system or create hazards to the environment or the public. In some cases, lands might be used for development if the natural systems involved can be maintained by alternate means or by substitution, or if environmental problems created by development can be reduced to manageable and acceptable limits. Very low density residential use might April 20 , 199 5 9- l �Pare 9 - Natural Features Policies be permitted if the general area involved is designated in the plan for rural residential use. H. The natural features of a site and its surrounding lands should be incorporated into the design for site development. These features should be one of the basic sets of criteria on which site design is based, and should not be treated as afterthoughts or as obstacles to be overcome. The Planning Commission may require a site analysis to assure that a development project gives existing natural features proper standing as design elements. 9.02 Woodlands and Trees A. Woodlands should be preserved in order to protect water and soil quality, buffer air and noise pollution, moderate local climate and storm effects, preserve wildlife habitats, and preserve aesthetic values and community beauty. Associated flora and fauna should also be preserved. Development that is permitted in or adjacent to wooded areas or significant specimen trees should be planned, constructed, and maintained so that existing healthy trees and vegetation are preserved to the maximum feasible extent. Native trees that are healthy should be preserved rather than removed and replaced with young stock. Diversity of woodlands should be protected to improve their long-term stability. B. The location, species, and quality of wooded areas or individual trees will be considered during review of developments to determine preservation requirements. The Planning Commission may require a tree to identify preservation requirements. C. The type and density of uses permitted in and adjacent to wooded areas should be compatible with the objective of preserving woodlands. D. Density transfer may be permitted to preserve woodlands. E. Individual trees not in woodlands also provide benefits, including beautification of streets and developments and reduce heat and glare from streets and other paved areas. Planting of canopy trees as street trees as a part of site development and planting of canopy trees around parking lots and other paved areas, such as service areas in commercial and industrial developments, wiPl be required. Trees should also be required in site developments to beautify the settings of buildings and to enhance the natural setting of graded areas, such as berms and open drainage facilities, such as swales and retention areas. F. Specimen trees - individual trees located in open fields or fence rows - should be preserved if in good condition. The layout of streets, utilities, and lots, and placement of buildings, parking lots, and other improvements, should be designed to preserve such trees. Specimen trees, in addition to providing the benefits of all trees, are community land marks and thus community assets. 9.03 Wetlands A. Wetlands should be protected in order to preserve water quality, stabilize surface water runoff, and provide wildlife habitats. They should be retained as possible April 20. 1995 9-'2 �Part 9 - Natural Features Policies wild areas, but where feasible should be incorporated into surface water drainage systems, provided that inflow of sediments, pollutants, and nutrients will not damage their viability. B. Wetlands should be used as ground water recharge areas where possible and as areas to stabilize runoff during periods of heavy precipitation. C. Current information about the location, extent, and type of wetlands in Pittsfield Township is generalized. Actual boundaries and the significance of specific wetlands will be determined at the time of development review. D. Uses permitted in or adjacent to wetlands should be compatible with the purposes and functions of wetlands. E. Density transfer may be permitted to preserve wetlands. F. Three aspects of wetland protection should be recognized in reviewing propos~d developments within or in the vicinity of wetlands and in conducting future studies to develop detailed policies and regulations for wetlands: G. l. The wetland itself, i.e., the area actually containing surface water or wetland flora and fauna. 2. The fringe area of the wetland. 3. The remainder of the watershed that drains into the wetland beyond the fringe area. Some destruction of wetlands will be inevitable as land in Pittsfield Township is developed. Every reasonable attempt will be made to preserve such wetlands, especially those that are state regulated or those that are associated with other natural features. Development intrusion into these wetlands will require mitigation, preferably in areas that are adjacent to natural wetlands. In cases of small, unregulated wetlands that are isolated from other natural features or whose functions can be replaced by other means in other locations, preservation should be balanced against benefits of development designs. It might be possible that a superior site design might yield more benefits than the preservation of the wetland. The Planning Commission will evaluate such situations on a case by case basis. 9.04 Stream Corridors A. The width of a stream corridor will vary, depending upon the configuration of the stream course, the types of soils on adjacent lands, the natural filtration of surface water into the ground, the types and amounts of vegetative cover, and the slope of land adjacent to the water course. Detailed information will be required at the time of development review to determine the nature and extent of stream corridors and specific areas that should be protected and preserved. B. There should be no disturbance to stream hydrology or alignment by topographic alteration in the corridor unless such alteration is part of an overall plan or will improve existing conditions or remove hazards or threats to the community. April 20, 199 5 9-3 �Part 9 - Natural Features Policies Filling or removal of material; construction of buildings, culverts, bridges, or other structures; removal of vegetative cover; and the location of wells, septic tanks, and drain fields within stream corridors should be regulated and reviewed by appropriate agencies, and should not be permitted if reasonable alternatives are available. C. A stream corridor and its watershed comprise an ecological unit. Protection of slopes, woodlands, and wetlands, and proper management of land use and development in that watershed are essential to maintaining the quality and quantity of stream flow within the corridor. Development projects should be reviewed not only in the context of the stream corridor but also in relation to the corridor's watershed and the development's impact on it. D. The linear nature of stream corridors makes them a logical means of interconnecting other open space features such as wetlands and woodlands. They should therefore be used to connect such features. The corridors can also be a potential base for a greenway system in Pittsfield Township and neighboring communities. The greatest potential of such linear open space systems is in the Saline River basin part of the township and focuses on the Saline community. Stream corridors may also be used as natural borders between use areas or changes in density. 9.05 Fence Rows Fence rows perform important functions in the community, such as providing habitat and paths of travel for birds and animals, serving as natural snow fences and windbreaks, and providing visual relief in open areas. They are important connecting links between larger areas of natural features such as woodlands and wetlands and frequently connect those features with stream corridors. Fence rows, together with stream corridors, are the two linear features that perform connecting functions. Fence rows should be identified on development plans and should be preserved if evaluation shows they are performing one or more of these important functions. The types, sizes, and conditions of vegetation in the fence rows should be identified in the preliminary phases of development plans. Fence rows should be extended and augmented with new plantings where necessary to complete missing connecting links. Fence rows may also be used as boundaries between use areas or changes in density. \ 9.06 Flood Plains The township is fortunate to have very little area subject to flooding. The designated 100 year flood hazard areas are, with one exception, narrow bands of land in stream corridors. The most extensive, that is widest, flood hazard area is the one along the Wood Outlet Drain and much of that flood area is located in wetlands. The township has adopted flood plain regulations to protect such areas from encroachment and to minimize damage to property. Toe township also requires on-site retention of stormwater runoff for controlled release to stabilize the rate of downstream runoff during major storms. April 20, 1995 9-4 �Part 9 - Natural Features Policies 9.07 Topography A. Topography is a major element of a natural system. In Pittsfield Township the general land form is flat to moderately rolling, with no pronounced hills or valleys. As a result topography has little or no effect on the type or density of uses in the township. Nevertheless, the natural land form should be respected to the extent feasible in developing land; grading should be minimized. Retaining the natural land form should be one of the criteria and objectives of site design. B. Toe township lies at the upper edges of three drainage basins, the Huron, Stoney Creek, and Saline River Basins (See Map 13). It therefore contributes more surface water runoff to adjacent municipalities than it receives from other areas. The township will attempt to control the rate and quality of surface water runoff that leaves its boundaries so that no adverse impacts will occur in downstream areas. 9.08 Ground Water Recharge A. Ground water recharge areas collect and hold precipitation and surface runoff for percolation into underground aquifers. They are vital elements in the hydrologic cycle because they restore water tables and supply water to lakes, streams, and wetlands, and supply water for human consumption. B. Recharge areas have not been officially identified in Pittsfield Township. However, soil and geologic information show rate of permeability from the surface of the ground to a depth of 50 feet and indicate the locations of potential recharge areas. Areas with rapid permeability at some level within the upper 50 feet of the ground surface are shown on Map 13. Toe location, nature, and extent of recharge potential will be examined during development review of projects in these indicated areas. C. Development in a recharge area should be controlled to retain as much of the permeable surface as possible, within the use and density designations of the comprehensive plan. Land grading should be controlled to retain the water holding characteristics of the land. Vegetation essential to water holding should be preserved, or where necessary enhanced as part of a development program. Toe balance and integrity of the hydrological system should be maintained in a proposed development. 0. Recharge areas should be protected from pollution by regulating the uses permitted within such areas and by controlling the quality of surface water runoff from tributary areas. E. Areas classified in the County Soil Survey as having soils with water tables at or near the surface should also be protected from pollutant entry because of the ease with which pollutants on such soils might enter the underground water system. F. Ann Arbor's water supply wells are located on the airport property, and supply 20 to 25% of the city's daily water consumption. The wells draw from an aquifer that lies under the airport, the northwest part of Pittsfield Township, and the southwest part of the city. The area that contributes surface water runoff into this aquifer the zone of contribution - includes the southwest side of Ann Arbor, including April 20, 1995 9-5 �Part 9 - Natural Features Policies Briarwood, the Briarwood development area, Ann Arbor-Saline Road developments, and the Lansdown subdivision. It also includes 5 to 6 square miles in the northwest part of Pittsfield Township. The entire zone of contribution has public water and sanitary sewer services. The township will work closely with the city and area agencies to protect the zone of contribution from pollutants and from unnecessary loss of the permeable surface areas. New developments in this area, except fill-in developments in the non-residential areas and the higher density residential developments in the Oak Valley and Valley Ranch areas, will be low density residential uses, at a maximum density of one dwelling unit per acre. This density will ma,-ximize open space and recharge possibilities. The presence of public water and sanitary sewer services in the entire area means no discharge of effluent into the ground water system and no draw down. of the water table to supply private wells. Both of these conditions will help protect the quantity and the quality of water in the aquifer that supplies the city's wells. April 20 , 1995 9-6 �Mh'P 13 NATURAL FEATURES PLAN Stream ~ Corridors 4fil'••• 0 Woodlands cf1) Wetlands • Wet Soils / -l<:j a Potential Groundwater / Recharge p('tl~ ,.~ \ ,~,r il Drainage Basin Divides 1"=4 , 000' 6 �PART 10 IJ\IIPLEMENT ATION POLICIES 10.01 Introduction Policies in the comprehensive plan are implemented, for the most part, by day-to-day decisions by the Township's administration, Planning Commission, and Board. A government agency might undertake a major project called for in the plan, such as, construction of a road or acquisition of a tract of land for a public school, park or other facility, but these are infrequent events and are not the primary means of policy implementation. To be effective the plan must be used in daily decisions. Used in this manner, the Pittsfield Township comprehensive plan will provide advance notice to prospective users of land and assurance of stability to property owners and residents. The plan can be a forum for modifying certain policies, with all affected parties involved, when conditions underlying the plan change or new opportunities arise. Thus, in terms of policy implementation, the plan is both a communication and a reference document. fts continuous daily use will help assure that it will be kept current and viable. Pittsfield Township has used its comprehensive plan in this fashion in the past and will continue to do so in the future. 10.02 Zoning Regulations The principal means of implementing comprehensive plan policies is the zomng ordinance. Zoning will be used in any one or combination of the following. r A. Zoning Districts: Land should be zoned in a manner that is consistent with uses and densities designated in the comprehensive plan. In many cases, land that is designated in the plan for various densities of residential use or in nonresidential uses in the future is currently zoned for agricultural use. Since most land owners in these situations do not want their land zoned for residential or other uses until they are ready to sell it or develop it, rezoning to a use district that is consistent with the designation in the comprehensive plan can await petition by property owners. B. Density Transfer - This concept involves moving (transferring) proposed development (density) from one part of a site to another part that is considered to be more suitable for development. The process results in a portion of the site remaining undeveloped and the developed part having a higher net density, although the overall density of the site will not be increased. Density transfer may be used to preserve natural features such as wetlands, woodlands, or stream corridors, while permitting a reasonable use of the entire property. This method is applicable to larger sites and should be used only in conjunction with a special zoning district, such as the PUD district. Density transfer should meet the following standards: l. All lands involved in the transfer are located in Pittsfield Township and the owner has fee simple title to the lands. 2. All lands involved are contiguous. April 20 , 1995 10-1 �Part IO - Implementation Polices C. 3. The total number of dwelling units allocated to the total land area by the comprehensive plan will not be exceeded. 4. The transfer is made as part of a single PUD or similar special zoning district that includes all lands involved in the transfer at the same time. 5. The land that receives that transfer of density will, with the additional dwelling units, be compatible with the existing and planned use of the neighboring area. 6. The transfer will not affect the township's contractual obligations for sanitary sewer and water services. Special Districts - The Township's current zoning ordinance has two special districts: Planned Unit Development (PUD) and Planned Shopping Center District (PSC). Additional special districts might be created in the future. The principal characteristics of a special zoning district are its area plan, a form of a site plan that is sufficient to describe the essential features of the proposed development, including densities, and a specific list of uses that will be permitted on the site. Future use of the property, once the special district is approved, must be in accordance with the approved district. Major changes in layout or uses will require a zoning amendment which, in effect, will create a new version of the special district if it is approved by the Township Board. Special zoning districts should be used for purposes: one or more of the following 1. To create a compatible mixture of uses on a site, where a mixture 1s desirable and consistent with adopted policies. 2. To fit a proposed use into an existing developed area in a compatible manner. 3. To condition zoning on an understanding between the petitioner and township on uses, densities and layout. ~ D. Overlay Zones - Overlay zones can be used to regulate the use of a specific part of a parcel of land. The regulations of the overlay district are in addition to and supersede the regulations of the underlying basic district. The flood hazard regulations in the zoning ordinance are the most common example of an overlay district. Overlay districts could be used to protect wetlands, woodlands, stream corridors, and ground water recharge areas. As in the case of flood hazard regulation, the area that would be subject to an overlay zone might not be clearly identifiable at the time the zone is adopted and shown on the official zoning map. The boundaries of such areas, especially wetlands and stream corridors, seldom follow property lines or other features commonly shown on maps. In addition the boundaries of such areas might be somewhat indeterminate until detailed surveys are made. Therefore overlay district regulations should be designed to recognize this fact and to provide a mechanism for the property owner and township officials to agree on a reasonable delineation of such features at the time of development or use review. April 20 , 1995 10-2 , I �Part IO - Implementation Polices E. Site Plan Review - Site plan review is a means of ensuring that proposed developments will meet certain established standards of the township, including applicable policies in the comprehensive plan. The review process should be a mechanism for the property owner or developer and township officials to tailor a proposed development to the specific site and immediate neighborhood and to the policies in the comprehensive plan, particularly those affecting natural features . All new developments, except single-family detached residences on individual lots and new farm buildings, will be processed through site plan review. Completion of all site improvements shown on an approved site plan will be assured by appropriate financial guarantees. 10.03 Regulation of Land Division Land may be divided into smaller parcels by one of three methods: by metes and bounds descriptions, by platting under the Subdivision Control Act, and as a condominium under the Condominium Act. In the first method, review at the township level is made by the administration to ensure compliance with the zoning ordinance and other township regulations. This is usually a simple process; major issues regarding comprehensive plan policies are usually not involved. However, overlay zoning districts might add some complexity to this ·part of the review process. Nevertheless, Planning Commission or Township Board review is not a part of this method of land division. Subdividing, or platting, is a more complex method of land division and is regulated by the Subdivision Control Act and the Township's subdivision ordinance. Township review involves technical review by the engineer and planner; Planning Commission recommendations; and Township Board action on the various stages of the plat. The review process is aimed primarily at zoning compliance, compliance with the comprehensive plan, proper vehicular and pedestrian circulation, future street extensions, buildable lots, proper relationship with neighboring properties, and provision of all public facilities and utilities. The township's review should be coordinated with those of County and State agencies. Subdivision review should be used as a means for the township to assure that proper infrastructure planning and construction occur without public expense and that natural features are protected. The site condominium is the third method of land division. In this method land ownership is divided through the Condominium Act. Purchasers acquire fee simple rights to described physical spaces in which dwelling units may be constructed. (Site condominiums may also be used for non-residential developments.) The site condominium is a variation on the principals of land division involved in subdividing. However, the Condominium Act does not provide a specific review process, as does the Subdivision Control Act. Since the issues and interests are the same from the township's point of view in either approach to land division, the township's review process for site condominiums should be as similar as possible to that exercised in subdivision review. The site plan review process should be used to review proposed site condominium developments. Completion of all improvements sho""n on an approved site plan will be assured by appropriate financial guarantees. April 20, 1995 I 0-3 �Part /0 - !mplementatlon Polices . r 10.04 Infrastructure A. Roads - All public roads in Pittsfield Township except US-23, I-94, Washtenaw A venue, and Michigan Avenue, which are state trunk lines, are under the jurisdiction of the Washtenaw County Road Commission. Costs of road construction and maintenance are the responsibility of the Road Commission or lVIDOT. New developments should provide internal roads at developer expense. The developer should also be required to pay a reasonable share of any improvements to existing roads, or future roads proposed in this plan, that might be needed to adequately and safely serve a new development, especially paving of currently unpaved roads. That share should be worked out by the developer and the agency with jurisdiction, and all agreements should be in place before the township grants final development approval. B. Public Utilities - System maintenance is financed by user fees. Developers should be required to construct, at their expense, lines and appurtenances from the existing or future trunk sewers or water mains needed to serve their properties. The township's policy is that general fund money will not be used to support the water and sanitary sewer systems. C. Stormwater Drainage - On-site retention of stormwater is required of all developments. However, large scale retention areas serving several properties, in place of retention on each property, will be encouraged. Drainage courses, retention areas, and outlets should be constructed at developer expense, and should be maintained at the expense of the property served by the facilities. Proper long term maintenance of all parts of a drainage system should be established in an acceptable manner before the township gives final development approval. Open drainage facilities, such as drainage courses and retention areas, should be designed as landscape features, should be maintained in a manner appropriate for the character and setting of the features, and should be accessible for use by the property owners. \ April 20, 1995 �PART 11 :::, PLAN MONITORING PROGRA1"1 11.01 Introduction The planning process, in order to be effective, must be continuous; it must be part of the day-to-day decisions that affect the physical character of the township. Thus, the comprehensive plan must be in a form that encourages its regular use in the planning process. The plan is, in effect, the continuously changing representation of the township's policies for the future. If the plan is to perform its proper function in a continuing planning process - if it is to be the official reference for discussions and decisions on many different matters - it must be kept up to date on a regular basis. A plan for revision of the comprehensive plan is therefore necessary. 11.02 Benefits of a l\tlonitoring Program Several benefits will accrue to the township from a regular monitoring program. First it will keep the plan up to date. Second, such a program broadens the area of community agreement on basic development policies over time. The process invites reconsideration of alternatives to major decisions and encourages exploration of new issues and secondary questions. Third, annual review of the comprehensive plan will broaden and deepen the Planning Commission's and Township Board's knowledge of the plan's elements, and of its short comings as well. Along with the plan's use in day-to-day decision making, the annual review process will assure that the plan will be a living document, that its policies will not be frozen in time. Fourth, annual review will avoid delays that might otherwise be caused by calls for more study on certain issues before the basic plan is adopted. An annual review program assures that issues that require further examination will be studied at proper levels of detail at later times, and the policy changes resulting from such studies will be made in the plan. 11.03 Description of the Program The program will have two objectives: 1) to determine the extent to which the Township is actually implementing the policies of the comprehensive plan; and 2) to determine that the plan's policies are still desirable and appropriate in light of changing circumstances. The basic part of the program will consist of an annual review by the Planning Commission, the results of which will be transmitted to the Township Board in a report. Such review might result in a change to a portion of the plan reflecting either a policy area or a geographic area. A major review of the comprehensive plan should be made at intervals no longer than 10 years to enable the Planning Commission and Township Board to see the implications of accumulated annual revisions and to apply new April 20, 1995 I 1-1 �Part I I - Plan Monitoring System perspectives to adopted policies. Annual reviews might indicate the need for a major review in less than 10 years. The actual components of an annual review will be determined by the Planning Commission at the start of work. The following should be among the elements studied by the Commission; others might be added as events suggest. A. Development proposals approved or denied - rezoning petitions, site plans, and subdivision plats. B. Land use regulations - zoning ordinance and subdivision ordinance amendments made in ·the past year or expected to be needed in the future. C. Building permits issued, by land use categories; estimate of the number of dwelling units, by type, added to the housing stock; estimates of the current population of the planning area. D. Number of sanitary sewer and water connections; estimate of sewage and water flows and their relation to constructed and contracted capacities. E. State equalized evaluation by assessor's categories; track changes in agricultural and development classifications. F. Traffic counts; relation to road capacities. G. Programmed road improvements. H. Changes in public transportation service during the past year and proposed in the future that affect the planning area. I. Land divisions, other than in approved subdivision plats and condominium site plans. J. Major zoning and land use changes on the perimeter of the planning area in the past year and those that are likely to occur in the coming year. K. Policy changes by adjacent municipalities that affect Pittsfield Township, in the past year and that are likely to occur in the coming year. April 20. 1995 11-2 �,.. 1 PART 12 LOCAL PLAl"ffiING AREAS 12.01 CARPENTER ROAD CORRIDOR DEVELOP1\1ENT POLICY ' A. Planning Area - The Carpenter Road Corridor planning area is the land between Crystal Drive and US-23 from Packard Road to Washtenaw Avenue. B. Objectives l C. 1. The integrity and stability of the single-family residential neighborhood east of Crystal Drive should be protected. Future land uses, buildings, and site developments along the west side of Crystal Drive should be compatible with single-family residences. 2. Commercial and office sites should not have vehicular access to Crystal Drive. 3. Commercial uses should be concentrated at the Washtenaw/Carpenter and Packard/Carpenter intersections. Commercial strip development along Carpenter Road should not be permitted. Land Use and Development Policies 1. The Carpenter Road frontage should be developed for office use between the commercial areas at the Carpenter/Washtenaw A venue and Carpenter/Packard intersections. 2. Office and commercial use may extend to the west frontage of Crystal Drive if all the following conditions are met: April 20, 1995 a. The lots on the west side of Crystal Drive are combined with adjacent lots that front onto Carpenter Road for site planning and development purposes. b. Vehicular access to Crystal Drive is not permitted for any office or commercial parcel. C. A landscape buffer strip, cons1stmg of earth berms, trees, and shrubs, is provided along the west right-of-way line of Crystal Drive, and around lots 17 & 18 and 28 through 31. 12-1 �Part 12 - Local Planning Areas d. The frontage along the west side of Crystal Drive is treated as a front yard for zoning purposes, and setback requirements for structures and parking are applied accordingly. e. The buildings and site layout are designed to make the height and overall scale of the building and the site improvements compatible with the single-family residential character of the adjacent neighborhood. f. Development is planned and approved under the PUD zoning district regulations. 3. The lots fronting on the east side of Carpenter Road should be combined with adjacent lots fronting on the west side of Crystal Drive and planned · and developed as one site, to provide sites of reasonable depth. Lots that are adjacent (side to side) along Carpenter Road should be combined for planning and development, to reduce the number of potential driveway openings on Carpenter Road. Lots that are already assembled under one ownership should not be separated into smaller development parcels, to minimize the number of driveways on Carpenter Road. 4. If the lots on the west side of Crystal Drive are to be developed separately (in relation to the adjacent lots on Carpenter Road) the use of these lots should be low density residential (single-family detached). The adjacent lots along Carpenter Road should be used for office purposes. In this situation, the office lots along Carpenter Road should provide screening and plant materials along the common property lines, to buffer and protect the adjacent residences. 5. Commercial uses may be permitted in the area between Carpenter Road and Crystal Drive, but only if they are located in the north part of the development area north of Central Boulevard an~ in the south part of the development area south of Central Boulevard, and if all the conditions set forth in Section 2.02, preceding, are met. Unless all of these conditions are satisfied, additional commercial uses should not be permitted to develop along this segment of Carpenter Road. 6. Lots 59 and 60 should be developed for multiple-family but the existing residences may continue until conversion occurs. Office or commercial uses would be acceptable were combined with the adjacent office or commercial planned and developed in conjunction with them. April 20 , 1995 12-2 residential use, or replacement if the two lots properties and �Vf l/'f I : to It.. I i ' 1/ or1n l l1n - 7/ L ,~ 17 18 /4 119 /3 1ui IZ IZI II j,,:::::.zz=------tt--r--....,_ 1tJ IZ3 q Jz4- '(p I ,, Jzs1u 6 121 ·~ 1ze7 8 #0- 4 cl--c---r .~ ~ :J 31!) I "Z. 3/ :1z. �Part 12 - Local Planning Areas 7. Planned unit development (PUD) zoning should be used to properly mix land uses and to make certain that development proposals will be implemented in accordance with this plan. 8. Gross Road should be paved when new development, with principal access to this road, occurs. 12.02 CLARK - GOLFSIDE DEVELOPlVIENT POLICY A. Planning Area - Toe plan amendment applies to the northeast comer of Pittsfield Charter Township. Toe planning area is bounded by Clark Road on the north, Golfside Road and Golfside Lakes apartments on the east, University Square shopping center on the south, and Glencoe Hills apartments on the west. The planning area has a total area of 91.5 acres, including existing road rights-of-way. Toe net area is 89 .5 acres. Toe planning area consists of the remaining developed land in Section 1 of the Township, north of Washtenaw Avenue, and the undeveloped land associated with the shopping center. B. Land Use and Developed Policies 1. The existing ·natural features in the planning area - the two bodies of water, the wooded area, and the hilly topography - should be preserved. These features should be recognized in the location and layout of land uses. 2. Toe hilly, wooded area west and north of pond #1 should remain undeveloped. The hilly, wooded area between the two ponds should be preserved to the extent possible with residential development. 3. Toe east ends of both ponds should be filled to increase developable land area, and to provide areas for road construction. 4. Both ponds should be permanent bodies of water, with sufficient depths to be self sustaining. The ponds should be deepened and otherwise developed as necessary to be landscape amenities. 5. Toe ponds should be connected with each other, to provide for flows and to equalize water levels. A discharge should be provided from pond #1 to the Swift Run Drain, preferably in a natural appearing, open stream. 6. The portion of the planning area fronting on Clark Road, the portion north and east of pond #1, and the part of the planning area east of the Detroit Edison right-of-way should be developed as an office park. This area, 41.5 net acres, has capacity for 362,000 square feet of floor area, at an FAR of 0.20. This floor area could result in 1,400 employees, at 250 square feet of floor area per employee. April 20, 1995 12-3 �Part I 2 - Local Planning Areas 7. The office area could include convenience commercial facilities for employees in the park, such as food services, small shops, and personal services. Recreation and day care facilities could also be provided. The convenience commercial facilities could also serve neighboring residents. The commercial uses could be located in office buildings or in a separate building. provided the location is one that is clearly intended to serve the office center and not the general public. 8. · Buildings to be located in the west, hilly part of the office area, and the layout of streets and parking lots should be designed and placed to recognize the natural land form in this area. 9. The office area west of the Detroit Edison right-of-way is suitable for medium to high density residential development, as an alternative use. If the area is not needed for office development, residential development should be considered. Phasing of development in the office area should hold open the option of the alternative use; the area west of the Detroit Edison right-of-way should be the last phases of the office area to develop. 10. The area between the two ponds and north of the University Square shopping center should be developed with high density residential units. The west part of this area - the hilly, wooded ground - is suitable for one or more high rise buildings, provided the natural character of the land can be retained. Buildings should be designed to fit into the landscape. Streets and parking facilities should be designed and located so that existing vegetation and topography will be preserved to the ma'<imum extent possible. Mass grading and mass clearance of vegetation will not be permitted in this area. 11. The net density in the designated residential area would be 9 DUs per acre. Higher densities could be permitted for high rise buildings, provided retention of existing vegetation and preservation Jf the natural land form is maximized. 12. An interior street system, providing connections with Clark and Golfside Roads and Washtenaw Avenue, and interconnecting all parts of the planning area, should be provided. The street system may be private, if reciprocal access easements are provided for all parts of the area 13. A street should be provided through the office area, between Clark and Golfside Roads. The west segment of this road should be located between the pond/wooded area and office development, on or close to the ridge line. April 20, 1995 12-4 �,.. l r, Part 12 - local Planning Areas A second street should be provided between the above street and the east service drive in University Square. This street is intended to provide a secondary access for the residential area; to provide internal access route between the office park and the shopping center; and to provide an internal access to commercial and office services in the office area for the neighboring residents. The street should meet the following requirements: I a. Proper clearance is provided between the street and the east end of the existing buildings. b. Sufficient separation is provided between the street and the residential buildings in Golfside Lakes. c. Traffic studies to be conducted show that the flow of traffic on Washtenaw A venue and traffic flows between Washtenaw and the street can be safely and properly accommodated. d. Proper separation, with landscaped edges, can be provided along the street through the shopping center site. e. Proper intersections are provided between the street and the main east - west driveways in the parking lot and the service area of the shopping center. i 14. The office area should be limited to one street access point on Golfside Road, and two access points on Clark Road. 15. A driveway connection should be provided between Arbor Park and the street in the office area. 16. Pedestrian and bicycle paths should be provided to interconnect _the various parts of the planning area, and should be extended to connect with sidewalks along Clark, Golfside, and Washtenaw. 17. Water service should be provided in the planning area by a 12 inch water main looped between a connection point in Glencoe Hills and the water main in Clark Road. An interconnection should be made in the Golfside Lakes apartment complex. 18. A sanitary sewer should be provided along Clark Road, to connect with the existing sewer further east. A second sewer should be provided in the residential area, to be extended north in the Edison right-of-way to connect with the Clark Road sewer. April 20, 1995 12-5 �Part 12 - Local Planning Areas 19. A drainage district should be established for the planning area and should include adjacent properties, where feasible. The two ponds should serve as retention areas for the district. Surface runoff from the existing office developments in the southwest quadrant of the Clark/Golfside intersection should be drained into these ponds. 20. The PUD zoning district should be used for all developments m the planning area. 21 . · A landscaped screening strip should be provided north of the shopping center to buffer the future residential area to the north from the service area of the center. 12.03 SECTION 15/16 DEVELOPMENT POLICY A. Planning - Toe planning area consists of all land in the west one half of Section 15 (east side Stone School Road) and all of Section 16 east of State Road. The area contains 830 acres (1.3 _square miles). B. Land Use Policies 1. Residential Land Use - The southeast quarter of Section 16, east of the railroad track, and the southwest quarter of Section 15 are designated for residential use. Two densities are designated - medium density along the railroad track, the industrial boundary, and the south edge of the future park; and moderate density in the remainder of the area. The medium density residential category includes single-family detached and attached dwellings, two-family dwellings and townhouse units, at a density of 6 dwelling units per acre. The moderate density residential category includes single-family detached or attached units, at a density of 2 1/2 dwelling units per acre. Dwelling units may be clustered in both density ~as. \ Residential densities are summarized in Table 2. The acreage and dwelling unit numbers in this table are illustrative; actual numbers for development approval will be calculated on the basis of information supplied in applications for approval. However, Table 2 illustrates a basic policy of this plan; namely preservation and protection of open space. Wetlands or wet soil areas (consisting of Houghton, Hoytville, and Pewamo soils, as defined in the Soil Survey of Washtenaw County, Soil Conservation Service) are not developable in their natural state and are vital to the hydrologic system. Therefore these soils are not to be developed and are not to be included in the density base area used to determine the number of dwelling units to be permitted. Wooded areas not in wetland or wet soil areas are developable, but township policy is to April 20, 1995 12-6 �CLA12..~ I2D. - - - - - , MAP 1 PLANNING ARE.~ No Scale �P-i=CT21C1 T1-f W2£..JCOR I I I, MAP 2 PHYSICAL FEATURES No Scale TrzAJJSM I ss1 o>J �OFFICE.. USE._ rzo. t--/lGW DEJ.lSIT2E451 DBJ:nn: ,.&f- ,. GBJB?A.Lebvi M~Cl~L MAP 3 LANO USE PLAN No Scale �Part I 2 - Local Planning Areas retain as much of the wooded areas as possible. To encourage retention, the density permitted in such wooded areas may be transferred to other developable land in the designated residential sector. 2. ResidentiaVOffice - The 9 acre area along the south side of Ellsworth Road presently contains four residences. These may continue as singlefamily dwellings; they may be converted to two-family dwellings or offices or the area may be cleared and medium density residential units (two-family townhouses, etc. or offices) may be constructed. 3. Open Space - Four open space areas are designated. Three are wooded areas located in the east half of Section 16. Toe northernmost area, in the industrial sector, is 10 acres in area, and is intended to be preserved in its entirety, since it is the only stand of trees in an entire 385 acre industrial area. The other two wooded areas are located in the medium density · residential area. The fourth open space area is the wetland/wet soil and wooded area along Morgan Road and the Swift Run Drain. This area is to be retained as a preserve and groundwater recharge area, and as a natural storm water retention area. 4. Future Park - The proposed park is located on a portion of the property that was purchased by the City of Ann Arbor for expansion of the landfill. Toe landfill has since been closed, therefore the portion of the property that is east of Stone School Road and north of the quarter section line is no longer needed for landfill purposes. Since that property's eventual use was to have been a major park - after completion of landfill activities - the property's development as a major park facility is proposed in this plan. The park would be a continuation of the park designated for the old landfill site further east . 5. Local Commercial - A small local convenience center of approximately five acres is designated in the southeast quadrant of the Ellsworth/Stone School Road intersection. The center is intended to serve the residential areas north of Ellsworth Road and the future residential areas in Sections 15 and 16. The commercial area should be developed as a shopping center and should contain shops which provide for the daily, convenience needs of nearby residents. Small offices may also be included in the center. April 20, 1995 12-7 �Part 12 - local Planning Areas C. 6. General Commercial - An 8 acre tract at the southeast corner of the State/Ellsworth Road intersection is designated for general commercial use. This area is not expected to be developed in the form of a shopping center. However, the number of driveways should be minimized and the several lots should be consolidated to the maximum extent feasible . 7. Research/Industrial - The remaining 385 acres of the planning area is designated for research and various types of light and high technology industry. Toe underdeveloped portion should be developed in one or more park-like settings similar to other industrial developments in this area. The existing trees along the railroad right-of-way in the south part of Section 16 should be preserved as a buffer for the residential area to the east. A landscape buffer strip at least 100 feet wide should be created along the south line of the industrial area east of the railroad to screen the future residential area from industrial uses. 8. Airport Clear Zone - Toe City owns three parcels of land, with a total area of 35 acres, on the east side of State Road, as a clear zone for the approach to the airport. Toe property has frontage on State Road in two segments 770 and 471 feet and one frontage of 330 feet on Ellsworth Road. The land is assumed to remain as a clear zone. However, any portion of the property that is not needed for approach zone purposes would be suitable for research or industrial use. Land Use Projections and Capacities 1. Residential - Toe designated residential area has a capacity of 1, 081 dwelling units and 2,469 people. (See Table 2.) 2. Public School Children - The number of public school children which can be expected to be generated by the residential areas (upon complete development) is presented in Table 2. \ ., J. D. Employees - The number of employees which will be generated by commercial and office uses in the planning area will be negligible. For the research/industrial area a reasonable employee/land ratio would be l 0 employees per acre. On this basis the research/industrial area would generate about 3,400 employees. Transportation Plan 1. April 20, 1995 Road Plan - The road plan is shown on Map 4. In addition to the policies indicated on the map, the following policies apply. 12-8 �,... Part I 2 - Local Planning Areas I State Road should be increased to four driving lanes from Morgan Road north, with turn lanes provided at major intersections. A traffic signal might eventually be needed at Morgan Road and Runway Boulevard. b. Ellsworth Road should be expanded to four driving lanes between State and Platt Roads, with turn lanes provided at major intersections. C. Stone School Road should be paved between Ellsworth and Morgan Roads. Two driving lanes will be required, with turn lanes at major intersections. d. Morgan Road should be paved between State and Platt Roads. _ Two driving lanes will be required, with turn lanes to be provided at major intersections. 2. Public Transportation - Bus service should be extended to the planning area as the area develops. The interior street system of the undeveloped part of the research/industrial area should be designed to accommodate busses. 3. Pedestrian/Bicycle Paths - Paths should be provided along Ellsworth, State, and Stone School Roads, and throughout the research/industrial area. A path system should also be developed in the Swift Run Drain Corridor, to provide access to the future park east of Stone School and to points north. Secondary paths should be provided from the residential area to the central path. 1 I E. a Public Utilities Plan I I I 1. Sanitary Sewers -. The airport sewer and the Ellsworth Road lateral will serve all of Section 16 east of State Road, except the southeast 1/4, which drains by gravity to the south. This area, and the southwest 1/4 of Section 15, both designated for residential use, will be served by the Michigan A venue trunk sewer l 1/2 miles to the south. 2. Water - A 16 inch water line has been constructed in Stone School and Ellsworth Roads, between the existing lines in Morgan and State Roads. This line creates a water service loop around Section 16 and will provide service to the west part of Section 15. " April 20, 1995 12-9 �Part 12 - local Planning Areas 3. F. Storm Drainage - The research/industrial area will drain into the Airport Drain. Retention facilities should be provided within the industrial area to control the water volwnes in the drain. A series of retention facilities to serve the entire research/industrial area maintained by a drainage district, would be preferable to retention facilities on individual sites. Public Facilities Plan - Neighborhood recreational facilities should be provided in the residential areas on each side of Stone School Road. These could be associated with the wooded areas or other natural features to be preserved. The City's future compost center is on a 51 acre site located east of the Swift Run Drain. The facility should have public access only from Platt Road. The operations should be buffered from future residential development to the east and should be operated so that odors and noise will not adversely impact the residential environment to the east. The County Social Services office on Ellsworth Road, just east of Stone School Road, is primarily an office function, rather than a public facility and the property's long term use is office. The future park in the City owned land east of Stone School Road should be developed as a major recreation facility for the southeast part of the urban area. G. Zoning Plan - The entire industrial area should be zoned I-1. This district permits research and light industrial uses. The general commercial area at State/Ellsworth Road should be zoned C-2, except the auto service station, which can remain zoned C-3. The County office property, 6 acres east of the proposed shopping center, should be zoned 0-1, to provide for long term office use. The residential-office area should remain in its present AG zoning until a change in use is desired by a property owner in that area. Appr~priate districts would be R-2A, R-2B, or 0-1. The residential area should remain zoned AG until sanitary sewer services are available to the area. At such time the preferred zoning would be PUD, to permit a mixing of housing types and proper provision of open spaces. April 20, 1995 12-10 'l �Part 12 - Local Planning Areas TABLE 1 FUTURE LAJ.'l'D USE SECTION 15/16 PLAJ.'l'NING AREA LAJ.'ID USE AREA PERCENT OF TOT AL LAJ.'ID USE (In Acres) Low Density Residential 58 7.0 Medium Density Residential 95 11.4 Residential/Office 15 1.8 Open Space 111 13.4 Future Major Park 109 13.1 Local Commercial 5 0.6 General Commercial 8 1.0 Research/Industrial 339 40.9 Airport Clear Zone 35 4.2 Compost Center 35 4.2 Railroad Right-of-Way 20 2.4 830 100.0 TOTALS 1 A part of the Compost Center property is included in the Open Space area. April 20. 1995 12-11 �Part 12 - Local Planning Areas TABLE2 RESIDENTIAL AREA PROJECTIONS SECTION 15/16 PLANNING AREA Gross Acreage 286 Ac Net Residential Area: Low Density Medium Density 58 Ac 95 Ac TOTAL 153 Ac Number of Dwelling Units: Low Density Medium Density 145 DUs at 2.5 DUs/Ac 570 DUs at 6 DUs/Ac TOTAL 715 DUs Number of People: Low Density Medium Density 435 People at 3 P/DU 1,140 People at 2 P/DU TOTAL 1,575 People K-12 School Children Low Density Medium Density 145 at 1 K-12/DU 285 at .5 K-12/DU \ TOTAL 430 K-12 Overall Densities: April 20 , 1995 Gross 2.5 DU/Ac (715 DU/286 Ac) NET 4.7 DU/Ac (715 DU/1 53 Ac) 12-12 �I , j ''( ~ =al ~ V) Loco1&1'Y1.1~~,eAaiLl fh1:li1 , I a(+tce . Med I(1M\ D.21tsi-lt.1 ~ R fesitr0\t\tuu::_tp [)Us/Ac_ I .. \ J Majorz_,Pa ~d~t~UL ,- . fl .. , / ~dI__-(Jj-flC-L) .-· Vl ~r + ■ ::1:: 1 . 1r I' '\i=:: =:=:=: :=/: =: ===? \,~.--~\- - I c011e. 1 c,~~ I ·1.ir~· ..A,,;f~"f4l /' 1 zl -,/ ~1 I 11 :d Der.) ' ~'// MOR6Aij~. MAP1 ~/ LAlt:>~R.A,J ~ �::z -, ~ NS a. Q. ~ ij <l Cl ~ ~ ~ ··-~ ~~ ' ~ vi .] J ~ ~J?'0/7'..L \___ J -~ ~ I-- I __ ~ \---·---, I .. § ''-.... ~ ~ II ..-+ ~ ~~~~s;. - -. I _____ I __,,,I -..,._ I' I\H ',._._r--.__----.:._~~\== \ �~ ~ ~ ... ij 4 ~ ~ ~ ~. ' ~ ~ Q Iii rD' ~ N ~ ~ ~a~ Hi \. ~ Cl Cl \D ...-J I <I oO :) CL 7 /YCUs;. - Q.i , <( ~ $p'JY0/'7_L ru ~=:::::;; tf)~§ j§ $_~ ~ ~ n ... \ =~~ 1 I • I �Part 12 - local Planning Areas 12.04 NORTHWEST AREA DEVELOPMENT POLICY A. INTRODUCTION 1. Planning Area - The plan amendment covers the northwest corner of the Township. The area is bounded on the west by the Pittsfield/Lodi Township line; on the south by the south frontage of Ellsworth Road and the road itself, east of Lohr Road; on the east by the west edge of the Airport Plaza development; and on the northeast by the I-94 freeway. (See map 1.) The planning area has a land area of 1,385 acres or 2.2 square miles. 2. Existing Conditions - The planning area has at present, or faces in the future, a number of significant conditions that require detailed planning attention. These are, in summary form, as follow: April 10, 1995 a. The area is close to the interchange on I-94. The interchange will be a major factor influencing the nature and timing of development in the planning area. b. The planning area is located in a developing residential corridor between the cities of Ann Arbor and Saline. Both cities, and Lodi Township in between, are preserving the residential character of this corridor. C. The planning area is oriented to the City of Ann Arbor. Therefore, a strong community identity should be established for residential development in the area, to strengthen the relationship with Pittsfield Township. d. The interchange area functions as an entry to the city of Ann Arbor from the south, and as an entry to Pittsfield Tovvnship and the Lodi/Saline community from I-94 and the north. e. The area has been subject to development influences of Brian-vood, as these have advanced west, on both sides of I-94. The planning area is the west terminus of the Brian-vood influence area, on the south side ofl-94. f. Public water and sanitary sewer services are available to the entire planning area. 12-13 �Parr 12 - Local Planning Areas B. g. The planning area has limited accessibility to and from the north by surface roads because the I-94 freeway blocks traffic flow in this direction. As a result, Ann Arbor-Saline Road will be a major north-south access route for the planning area, since it is the only road that crosses the freeway. Therefore development in the area will create heavy traffic demands on this road. The proximity of the intersections of Waters Road, the I-94 ramps, and Eisenhower Parkway will add to traffic problems in the corridor. h. The natural features in the planning area present no major limitations to development. Topography has a definite pattern that should be respected, but slopes are low to moderate. Drainage is available to all parts of the planning area, but retention facilities will be required to control discharges. Soils are generally not a problem for development if drainage facilities improve wet soil conditions in certain parts of the planning area. Poor soil areas are limited to drainage corridors. These areas are small and provide opportunities as open space features. PROJECTIONS The land use policies for the northwest planning area result in the following projections. l. Land Use Distribution - The distribution of proposed land uses is presented in Table l. Residential land use comprises about 75 percent of the planning area. Commercial use comprises about 9 percent of the area. Research, office, and similar uses together comprise 16 percent of the planning area. 2. Residential Land Use - The designated residential area has a capacity of 2,970 dwelling units and 7,270 people. The average residential density is 2.88 DUs/acre and 7.1 people per acre (4,513 pe~ple/square mile). 3. Public School Children - The planning area could generate as many as 1,780 school children by the time the residential parts of the planning area are fully developed. However, the actual number of K-12 children at any one time in the future will probably be substantially less, because of the long period of time in which the housing will be constructed in the area, and the cyclical nature of household sizes and ages of residents. 4. Employment - The office and industrial areas will be employment centers. These areas have a potential of generating as many as 5,000 jobs, based on 30 employees per acre in the office areas, and 15 employees per acre in the industrial areas. April 20, 1995 12-14 �, ·;··.,_,_:L ;__ .::::-::=l::-~P --= '2. ~('\ .. ... . ----4--------i.~: - E:-:~t ., .. I I 1Vt .. :; ' •.( ., ·•··· •·•·· f I ..... .~ .· ------- -- �Part 12 - local Planning Areas TABLE 1 FUTURE LAND USE NORTHWEST PLANNING AREA LAND USE AREA (In Acres) PERCENT OF TOT AL LAND USE Low Density Residential 364 26.3 Moderate Density Residential 456 33.0 Medium Density Residential 144 10.4 High Density Residential 67 4.8 Village Center (Commercial) 15 1.1 Shopping Center (Commercial) 81 5.8 Highway Commercial 24 1.7 Office 106 7.7 Research/Industrial 119 8.6 9 0.6 1,385 100.0 Rental Storage TOTALS Note: The land areas include rights-of-way of public roads. April 20, 1995 - - - - - --- 12-15 -- --__ - ---- -- - ----- --- -- ~ �Part 12 - local Planning Areas TABLE 2 RESIDENTIAL AREA PROJECTIONS NORTHWEST PLANNING AREA Residential Area Density DU/Ac Area Acres # of DUs Low Density 1 364 364 Moderate Density 2 1/2 456 Medium Density 6 High Density 9 TOTALS People per DU #of People K-12 /DUs #ofK12 .) 1,092 1 364 1,140 2.8 3,192 1 1,140 144 864 2.2 1,901 0.25 216 67 603 1.8 1,085 0.1 6.0 1.03/ Ac 2.971 DUs ,., 7,270 People \ April 20, 1995 12-16 1,780 K-12 �ANN 11 fl fl ~ 11ARBQ _,y II ..... -. Modemf~ ·':-. Devts ~ EIS EN ,._ ... ,._. I --------- Il I ' I ·.·.··.. ·,. : ·. ·: . :· 1· • . j ·.-. :. MAP2. _J O· a.. C::::C lAIJD ~ PLAIJ ij o -s::-ALE �Part 12 - local Planning Areas C. OBJECTIVES 1. Overall Objective - Analysis of existing conditions in the planning area, examination of current Township policies for the area, and consideration of various land use options, result in an overall objective of creating an attractive, comfortable residential community in the northwest part of the Township. 2. This overall objective can be expanded into the following specific objectives. April 20 , 1995 a. The area should be developed in a timely and orderly manner. b. The area should be developed primarily as a residential community. c. The community should be urban in character, but should blend in with the rural residential parts of the Ann arbor-Saline Road corridor to the south and west. d. The continuity of the residential character of the Ann Arbor-Saline Road corridor north and south ofl-94 should be maintained. e. The community should have a distinct identity. f. The uses, design and character of the community should recognize its location at the entry to the City of Ann arbor from the south, and its function as an entry to Pittsfield Township and the Lodi/Saline community from the north, especially from I-94. g. Advantage should be taken of the proximity of the freeway interchange to the planning area. h. Commercial and other non-residential uses intended to take advantage of the area's location and freeway access should be limited in location and extent so as not to jeopardize the desired residential character of the future community or of the Ann ArborSaline Road corridor to the south and the north ofl-94. 1. A full range of urban services and facilities, both public and private, should be provided in the community. J. The costs of developing the infrastructure to serve the future community should be paid by developers or users; these costs should not be borne by the taxpayers of the Township. 12-1 7 �Part 12 - local Planning Areas k. D. Existing vegetation should be preserved as amenities for the community. STRATEGY 1. Introduction - This strategy is derived from the objectives in Part 3 and analysis of existing and future conditions and opportunities. The strategies in the adopted comprehensive plan are valid for the northwest planning area, although more detail is required in some instances, as described in the following statements. 2. Strategy - The strategy for planning and managing development in the northwest area consists of the following elements. a. A highway service (commercial) center will be developed in the southeast quadrant of the I-94 interchange, on the old radio station property, and north of the Oak Valley Shopping Center. These locations will concentrate highway service uses in specific limited areas and will help prevent pressure for strip commercial development along Ann Arbor-Saline Road. b. Two sub-regional shopping centers have been established in the north part of the planning area, on each side of Ann Arbor-Saline Road, close to the interchange. The centers primarily serve the southwest part of Ann Arbor, the west part of Pittsfield Township, and the Saline /Lodi community. The centers provide special landscape treatments opposite residential areas and additional setbacks, to make the centers more compatible with neighboring residential areas, and to create less intrusion into the residential character of the Ann Arbor-Saline Road corridor. c. The Village Centre, south of the Oak Vallh Shopping Center, is a mixed use area of commercial and office uses, at a relatively small scale. The centre is intended to be primarily oriented to the residential part of the northwest area and adjacent residential areas in Lodi Township and Ann Arbor. The centre will function as a transition area between the shopping center and commercial uses to the north and the residential areas to the south. The centre is designed to be compatible, in terms of scale and appearance, with neighboring residential areas and the residential character of the Ann Arbor-Saline Road corridor. Drive-in facilities will not be permitted in the center. The centre is oriented, in its interior design, to pedestrian movement. Special landscape April 20 , 1995 12-18 �Part 12 - local Planning Areas treatments have been provided opposite residential areas to the south and west. April 20, 1995 d. Commercial areas will be limited to the Ann Arbor-Saline Road frontage north of Oak Valley Drive. They will not be permitted to drift further south or inland, away from the road frontages. e. An urban residential area, of varying densities and housing types, will be established around the shopping centers and the village center to the east, south, and west. f. A low density residential area of not more than one dwelling unit · per acre will be established on the south and west fringes of the community. This area is intended to provide a transition between the higher density parts of the community and existing low density residential development to the south along Ann Arbor-Saline Road, and to the west, in Lodi Township . f. An elementary school/playground site of 15 to 20 acres is designated in the central part of the planning area. This designation is subject to the Ann Arbor School District's acquisition of a site. h. Office development will be used as a buffer in the north part of the planning area, west of Lohr Road, between the residential area and I-94. 1. Oak Valley Drive provides an alternative access to Ann ArborSaline Road, to the shopping centers, and to the southwest side of Ann Arbor, via Scio Church and Maple Roads. It also provides a physical separation between the shopping centers and the residential areas to the southwest and west. J. Sanitary sewer and public water services are provided to the entire planning area. k. Existing drainage courses will be used in their natural state as part of the drainage system. Retention will be required to stabilize storm water discharges and to create amenities for the community. 1. Existing roads will be improved in line with traffic projections and intended functions of the roads. 12- 19 �Pare 12 - local Planning Areas E. m. Land development wi.11 be coordinated with provision of public improvements. Needed improvements wi.11 either accompany or precede development. n. Installation of infrastructure wi.11 be scheduled primarily on the basis of the occurrence of key land development events, rather than on a preset time schedule. a. Land will be rezoned on request, based on the plan; land wi.11 generally not be pre-zoned. PUD or similar special zoning districts will be used when possible to coordinate proposed development with adopted Township policies. p. Density transfer wi.11 be encouraged in residential areas, for purposes of preserving natural features and providing open space. q. Infrastructure wi.11 be financed primarily by developers and users. Density transfer will also be used to compensate for dedication of land for public use, such as land for a school/playground site. LAND USE POLICY 1. Residential Land Use - The major part of the planning area is designated for residential use, which is consistent with the objective of maintaining a primarily residential character in the Ann Arbor-Saline Road corridor and the planning area. Four residential classifications, based on densities, are proposed: low density with a maximum density of 1 DU/Ac; moderate density at 2 1/2 DUs/Ac; medium density at 6 DUs/Ac; and high density, at 9 DUs/Ac. All residential areas have Township water and sanitary sewer services. The low density residential area is located alomg the south edge of the planning area as a continuation of the existing residential development to the south (Lake Forest, Stonebridge, etc.) . The primary type of dwelling unit will be detached single-family units on lots 15, 000 square feet or larger in area. However, single-family attached and clustered units and smaller lot sizes might be permitted if an overall density of 1 DU/ Ac is not exceeded. The plan designates two areas for moderate density residential use - west of Oak Valley Shopping Center and Village Centre, north of Ann ArborSaline Road, and on the west side of Lohr Road. Moderate density residential areas have a density limit of 2 1/2 DUs/ Ac and is intended primarily for single-family detached residences on 10,000 sf or larger lots. April 20. 1995 12-20 �Part 12 - Local Planning Areas Single-family attached DUs might also be permitted, provided the overall density limit is not exceeded. Toe plan designates three areas for medium density residential use. Two of these are to be transition areas between commercial centers and lower density residential areas. One is the Oak Meadows and Weatherstone condominium developments south and east of the Meijer center. The second is an undeveloped area south west of the Village Centre, between Waters and Ann Arbor-Saline Road. In addition to being transition areas these developments will also provide residences for people desiring home ownership in a medium density environment that is conveniently located for access to shopping opportunities and public bus transportation. Toe medium density residential area east of the Meijer center may be expanded north into the designated office area if office demand for the land does not materialize. The third area is along the east side of Lohr Road, north of Ellsworth in the Valley Ranch development. This area is intended to be transition use between the office/industrial uses to the east and the low and moderate density residential areas to the west. The area is also intended to add to the mix of uses in the Valley Ranch complex. Medium density residential areas have a maximum density of 6 DUs/Ac. The density class is intended to be single-family residential in character and will include such dwelling unit types as single-family attached, townhouses, and patio house units. Condominium rather than rental units are encouraged, as are garages for all units, all to support a single-family residential character. High density residential use is designated for the area east of Lohr Road, on both sides of Oak Valley Drive. The area has a maximum density of 9 DUs/Ac. The primary type of dwelling unit will be apartment or condominium units in 2 or 3 story buildings. The area is intended to provide a mixture of uses east of Lohr Road. The area could be expanded to the north into the designated office area if additional residential land is needed at the time of development or if demand for office use does not materialize. 2. April 20 , I 995 Open Space - The principal open spaces in the planning area are stream corridors and wooded areas. The stream corridors are designated to remain as open, natural drainage course. Their associated vegetation should be preserved as open space. Ponds should be created along or in the stream corridors as amenities and storm water retention facilities. 12-21 �Part 12 - Local Planning Areas Toe wooded areas should be preserved to the maximum feasible extent. Density may be transferred from the wooded areas to open lands. Density transfer might result in a higher net densities and attached dwellings, instead of detached dwellings. These changes are acceptable if the density limits are not exceeded and the wooded areas are retained. Toe planning area contains a number of fence rows. Detailed information regarding the type and quality of trees and other vegetation in these fence rows is not available. However, the policy is to preserve the fence rows where possible, or at least individual trees or clusters of trees and brush, where the development pattern can reasonably accommodate them. In particular, fence rows should be preserved, and augmented where necessary, where they would link open space areas or parks. ., .J. Shopping Centers - Toe planning area contains two general retail centers the Meijer center on the east side of Ann Arbor-Saline Road and the Oak Valley Centre on the west side. The two centers have a combined floor area of abou~ 500,000 SF. They are the limit of general commercial development in this area. (The Village Centre and Pittsfield Parkway are not general commercial areas.) No expansion beyond present boundaries of these two centers will be permitted. Toe existing landscaped setbacks of the centers should be maintained to soften the commercial intrusion in to the primarily residential character of the corridor and to screen the centers from adjacent residential developments. 4. April 20, 1995 Village Centre - Toe Village Centre is located in the triangular area between Ann Arbor-Saline Road, Waters Road, and Oak Valley Drive. The Village Centre is intended to be a specialty commercial center with the following characteristics: \ a. A residential scale and appearance, to be derived from residentially sized structures, roof lines, proportions, window and door details, exterior finish materials, and similar treatments. Maximum height should be limited to two floors. b. A unified architectural and site design theme. Landscape treatment should be consistent with this theme and should help implement it. The centre should be oriented to pedestrians, with common pedestrian areas such as plazas, courtyards, and paths. Signs should be consistent with the theme and character of the center. 12-22 �Part 12 - local Planning Areas 5. c. Parking and loading areas should be screened and well landscaped. d. Uses in the centre should be small shops. Uses considered appropriate would be shops offering gifts, hand-crafted items (including those made on the premises), luxury merchandise, boutique fashion items, imported goods, art galleries, specialty restaurants and food shops, personal service offices, and dwelling units as part of offices or shops. The centre should not have a large anchor store. The variety of small shops and the character and atmosphere of the center should be the principal means of attracting people to shop there. e. Fast food chain restaurants and similar highway commercial uses and drive-through facilities should not be permitted in the centre. These uses and facilities are not consistent with the intended character and atmosphere of the center, or with its pedestrian orientation. Highway Commercial - Two highway commercial areas are designated in the plan. The larger area, about 15 acres (Pittsfield Parkway), is east of Ann Arbor-Saline Road, along Waters Road extended. Access to this area will be limited to Waters and Lohr Roads, direct access to Ann ArborSaline Road will not be permitted. The second area is located at the north end of Oak Valley Centre. Typical uses in the Pittsfield Parkway area will be restaurants, including fast food establishments with drive-through facilities, and auto services (gas stations and minor services and repairs). Commercial signs should not be permitted in the entry zone. (See 5.08, herein.) The area north of Oak Valley Center will be limited to a restaurant and a motel. 6. April 20, I 995 Offices - Three office areas are designated in the plan. The office area east of the Meijer center should be developed with general administrative, professional, business, and personal service offices in a planned, office park setting. The office area east of Lohr Road is intended for general office uses that would be compatible with neighboring medium and high density residences. The office area in Valley Ranch is intended to have general office uses or a combination of office and research operations. This area is being developed as an office park according to an overall plan and is organized around the open space corridor associated with the drainage course. 12-23 �Part 12 - local Planning Areas F. 7. Industrial Uses - The plan designates two industrial areas - one is east of Oak Valley Drive in Valley Ranch and the second is located in the northwest comer of the planning area. The first area is intended to be similar in use and character of development to Airport Plaza adjacent to the east. It should be developed as an industrial park, with access from Oak Valley Drive. The second area, Park Place, should be primarily office, research, and development in a planned, business park setting. A substantial landscape buffer should be provided along the south edge of the business park to separate the area from the neighboring residential area to the south (Arbor Creek and Boulder Ridge). 8. Entry Zone - The intersection of Waters/Lohr Road with Ann Arbor-Saline Road, and the area between the intersection and the ramps in the south part of the interchange, is an entry for Pittsfield Township and the planning area from the north. It is also part of the entry for the City of Ann Arbor from the south. Therefore, this area should convey a desirable image of both municipalities. The predominant character in the Ann Arbor-Saline Road corridor, on both side of I-94, is intended to be residential, even though the area immediately south of the interchange will be commercial in use. The entry zone should soften the commercial character of the interchange area and create a transition to the residential areas. The entry zone should feature substantial landscaped setbacks, and should be free of development, including signs and other forms of commercial advertising. Highway commercial uses may be visible from the interchange ramps but should be oriented away from the entry zone. 9. Image Along I-94 - The appearance of development in the planning area from I-94 conveys important images of Pittsfield Township and the City of Ann Arbor. Therefore, the frontages along the freeway right-of-way should be considered as front yards, in terms of zoning setback requirements, and should be landscaped accordin~ly. Existing trees along the freeway right-of-way should be preserved. Views of parking and service areas from the freeway should be softened by landscaping. TRANSPORTATION POLICIES 1. Street Plan - The plan for streets in the planning area is illustrated on Map 7. The following detailed policies apply. a. April 20, 1995 Ann Arbor-Saline Road - The street will continue to be designated as a major arterial. The minimum right-of-way should be 120 feet through the planning area. The street should be widened to four 12-24 �I : ; ,.._..._ _ _ I I II I II II ,----7 7 I I I I I I .z ----------~ < I I I ANN II If 11ARBQ 'r ff EISEN ! AJRPOF I R1iH I ! I I c1 _J Q· a.. c::t �Part 12 - local Planning Areas driving lanes, with additional tum lanes provided at major intersections, southwest of Oak Valley Drive. Access to adjacent properties should be limited to intersecting streets. April 20 , l 995 b. Maple Road - Maple Road should be developed as a major arterial between Ann Arbor-Saline Road and the City of Saline. The street should be paved and should be the primary access betv1een Saline and I-94 and Ann Arbor. c. Ellsworth Road - The street should be developed as a major arterial east from Ann Arbor-Saline Road. The road should be paved, with two lanes sufficient initially. Four lanes with turning lanes, will eventually be needed. Toe offset at Maple Road should be removed. d. Lohr Road - Lohr Road should be developed as a major collector south of Oak Valley Drive with a right-of-way of 120 feet. It should be connected with Waters Road extended. It should be a collector street north of Oak Valley Drive, with a right-of-way of 86 feet. e. Waters Road - Waters Road should be developed as a major collector west of Oak Valley Drive and as a standard collector from that point east to Lohr Road. The right-of-way should be 120 feet west of Oak Valley Drive and 86 feet east. The road should be paved west of Oak Valley Drive to the west Township line. f. Street Construction - All streets in the planning area should be constructed to Washtenaw County Road Commission standards for urban streets. All streets should have urban sections, with concrete curbs and gutters. The streets should be dedicated or otherwise conveyed to the County Road Commission as public streets except where private roads are indicated as acceptable. g. All streets in the planning area should have street lights m accordance with Pittsfield Township standards. h. Access to individual properties on the planning area should be provided by internal streets, especially in residential developments, where possible. Major non-residential developments may have direct access to adjacent streets, if the access points are limited in number and are properly spaced with respect to other drives and street intersections. 12-25 �Part 12 - local Planning Areas G. 2. Public transportation - Bus service should be expanded in the planning area as the area develops. The street system in the planning area, and the internal circulation systems of major use areas, should be designed to accommodate busses. 3. Pedestrian/Bicycle Paths - Paths or sidewalks should be provided along all streets in the planning area. Bicycle lanes should be provided on major streets. Paths should be provided to connect urban residential areas with public and private parks, the village center, the shopping centers, and employment areas. The highway commercial area, the village center, the shopping centers, and office areas should be interconnected with paths. PUBLIC FACILITIES POLICIES 1. Public Schools - The entire northwest planning area is in the Ann Arbor school district. Residential growth in the Pittsfield Township portion of the school district is expected to generate the need for at least three additional elementary schools all of which could be located in the Township part of the district. One of these schools could be located in the northwest area, probably east of Ann Arbor-Saline Road. 2. Recreation Facilities - An elementary school in the northwest area would provide a playground of 5-10 acres. A number of open space and natural features areas have been preserved as private parks in both residential and non-residential developments. New developments will be required to create additional private parks by preserving similar areas. A pedestrian circulation system, consisting of sidewalks along streets and paths outside street rights-of-way or easements should be developed to interconnect all parks and other open space/natural features areas. ~ 3. Police Protection - The Pittsfield Township Department of Public Safety will provide police protection to the planning area. The planning area will be served out of the main police station at Michigan and Platt, as will the reminder of the Township. Police substations are not contemplated for any part of the Township. 4. Fire Protection - The planning area can be adequately served by fire protection services out of a substation located in the old main station at the Township Hall at State and Ellsworth Roads. April 20, 1995 12-26 �:--..i.____-! f------1 I I ... ~ - - - - -c I I I / I I : l l ----...._ II II II ANN I 11ARB c II I EISEN -----/Z.O I I ~ I I I I I I -1 Q· a.. c::r MAPi _ _ ~,eeer w No :::0.ALE... I I ; I I I ~ I I " L.___j 1;__ I �Part I 2 - Local Planning Areas H. PUBLIC UTILITIES POLICIES l. Sanitary Sewer Service - The entire northwest planning area is in a public sanitary sewer service area. The central and east parts are in the Ann Arbor service area. This area is under contract with the City of Ann Arbor for sewer service. Sewage in this part of the planning area flows to the south and east into the airport sewer, which in turn flows to the northeast and enters the City at Ellsworth Road, just west of Stone School Road. · The remaining west and southwest parts of the planning area are in the West Side Service District, which is part of the YCUA (Ypsilanti Community Utilities Authority) service area in Pittsfield Township. Sewage in this area flows to the south and southeast, eventually entering the Michigan Avenue interceptor sewer about 1/2 mile west of State/Moon Roads. The land uses - density and type - that are designated in this plan are consistent with the capacity limitations in the service contracts for the two service areas. 2. Public Water Service - The entire northwest planning area is the water service area of YCUA. The planning area is in two pressure districts. The south east parts are in Pressure District 2. The remainder of the planning area is located in and comprises Pressure District 3. The booster station for Pressure District 3 and the 750,000 gallon elevated water storage tank are located in the planning area. 3. Storm Drainage - The north part of the planning area is in the Huron River drainage basin and drains to the north and east, under the freeway, into the drainage system in and around Briarwood. The remainder of the planning area is in the Saline River drainage basin (part of the River Raisin System) and drains to the south and southeast by several drainage courses, which eventually discharge into the Rouse and Wood Outlet drains, then into the Saline River. These open drainage courses should be used as the principal drainage course in the planning area. These courses should be retained as primarily natural features, but should be improved where necessary to accommodate drainage flows. Such improvements should supplement and respect the natural character of the drainage corridors. Retention facilities should be provided on individual sites or as common facilities to protect the drainage courses from flooding and sedimentation. Wetlands should be considered for use as retention areas. April 20, 1995 12-27 �;j ANN If :: ARs c I I ' C �PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAN ZONING ORDINANCE REVISED MAY 27, 1997 (includes all amendments through #97-165) DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH C. WALTER, CLERK ROBERTJ.SKROBOLA,TREASURER 6201 W. MICHIGAN AVENUE Al"lN ARBOR, MICHIGAN 48108 (313) 944-4440 �PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICIDGAN ZONING ORDINANCE REVISED MAY 27, 1997 (includes all amendments through #97-165) DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH C. WALTER, CLERK ROBERT J. SKROBOLA, TREASURER 6201 W. MICIDGAN AVENUE ANN ARBOR, MICIDGAN 48108 (313) 944-4440 �PITTSFIELD CHARTER TOWNSHIP CERTIFICATION This ordinance, compiled with all amendments though May 1997, is printed by authority of the Pittsfield Charter Township Board of Trustees. S/ Judith C. Walter, Clerk �TABLE OF CONTENTS Preface ......... . VI Article 1.0 .... . Title, Purpose and Legal Clauses 1-1 Article 2 .0 ..... Definitions 2-1 Article 3.0 .... . General Provisions 3-1 10-1 Article 10.0 ... RC - Recreation Conservation District 11-1 Article 11. 0 ... AG - Agricultural District 20-1 Article 20 .0 .. . R-lA- Single Family Rural Non-Farm Residential District Article 20A. 0 R-lA-1 - Low Density Urban Residential District Article 21.0 ... R-lB - Single Family Suburban Residential District 20A-1 21-1 22-1 Article 22.0 ... R-2A - Two Family Residential District 23-1 Article 23 .0 ... R-2B - Low Density Multiple-Family Residential District 24-1 Article 24.0 ... R-3 - Moderate Density Multiple-Family Residential District 25-1 Article 25 .0 ... lVfrIP - Mobile Home Residential District 26-1 Article 26.0 ... R-0 - Residential-Office District 27-1 Article 27.0 ... R-4 - High Density Multiple-Family Residential District m �_, Article 30.0 ... C-1 - Local Commercial District 30-1 Article 3 1. O .. . C-2 - General Commercial District 31-1 Article 32.0 ... C-3 - Highway Commercial District 32-1 Article 33 .0 ... 0-1 - Office District 33-1 Article 34.0 ... W-1 - Wholesale and Warehousing District 34-1 Article 35.0 ... P - Parking District 35-1 Article 36.0 ... PSC - Planned Shopping Center District 36-1 Article 37.0 ... BP - Business Park District 37-1 Article 40.0 ... R-D - Research and Development District 40-1 Article 41. 0 ... I-1 - Limited Industrial District 41-1 Article 42.0 ... I-2 - General Industrial District 42-1 Article 45.0 ... PUD - Planned Unit Development District 45-1 Article 50.0 ... Conditional Uses 50-1 ~ ' Article 51.0 ... Off-Street Parking and Loading and Unloading Requirements \ ,.::._.," 51-1 Article 52.0 ... Planning and Development Regulations for Planned Unit Development (PUD) District 52-1 Article 53. 0 ... Sign Regulations 53-1 Article 54.0 ... Performance Standards 54-1 ~ IV �Article 55 .0 ... Site Plan Review 55-1 Article 56.0 ... Supplemental Regulations 56-1 Article 57.0 ... Non-Conformities 57-1 Article 58 .0 ... Administration & Enforcement 58-1 Article 59 .0 ... Amendment Procedure 59-1 Article 60.0 ... Board of Appeals 60-1 V �PITTSFIELD CHARTER TOWNSHIP AN ORDINANCE ESTABLISHING ZONING DISTRICTS WITHIN THE UN-INCORPORATED PORTIONS OF PITTSFIELD CHARTER TOWNSHIP, WASHTENAW COUNTY, l\'IICHIGAN WHEREAS, by virtue of the laws of the State of Michigan, the Township Board of Pittsfield Charter Township is solely vested with power and authority to provide by ordinance for the establishment of zoning districts in the un-incorporated portions of said township within which districts the uses of land may be encouraged, regulated or prohibited; and WHEREAS, the Pittsfield Township Planning Commission did, in accordance with the procedures specified in Act 168 of the Public Acts of 1959, as amended, make and adopt a basic plan as a guide for the development of Pittsfield Township; and WHEREAS, said basic zone plan has been designated to promote the public health, safety and general welfare, to encourage the use of resources in accordance with their character and adaptability and to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; and to facilitate provisions for a system of transportation, sewage disposal, safe and adequate water supply, recreation, education and other public improvements; to provide adequate light and air; and to conserve the expenditure of funds for public improvements and services to conform with the most advantageous uses of land resources and properties; and WHEREAS, the Pittsfield Township Planning Commission did prepare a zoning map establishing zoning districts based upon said basic plan, which zoning map was designated to encourage the use of lands in accordance with their character and adaptability and to limit the improper use of land; to provide adequate light and air, and to conserve the expenditure of funds for public improvements and services to conform with the most advantageous uses of land, resources and properties, and with reasonable consideration, among other things, to the character of each zoning district, its peculiar suitability for particular uses, the conservation of property values and natural resources, and the general and appropriate trend and character of land building and population development; and WHEREAS, the Pittsfield Township Planning Commission did adopt and file with the Pittsfield Township Board recommendations as to (1) a plan for the un-incorporated portions of Pittsfield Township as a whole; (2) a zoning map establishing zoning districts including the boundaries thereof; (3) the text of a zoning ordinance with the necessary provisions and zoning regulations; and (4) the manner of administering and enforcing the zoning ordinance, after having properly noticed and held a public hearing thereon, and made a recommendation; having submitted said proposed zoning ordinance and maps to the Washtenaw County Metropolitan Planning Commission, Washtenaw County, Michigan, for recommendation in accordance with the procedures specified in Act 184 of the Public Acts of 1943, as amended. NO\-V THEREFORE, PITTSFIELD CHARTER TOWNSHIP ORDAINS: VI �ARTICLE 1.0 TITLE, PURPOSES AND LEGAL CLAUSES SECTION 1.01 - TITLE This ordinance shall be known, and may be cited, as "The Zoning Ordinance of Pittsfield Township." SECTION 1.02 - REPEAL OF ORDINANCE The Pittsfield Township Zoning Ordinance adopted on August 29, 1950, and all amendments thereto are hereby repealed effective coincident with the effective date of this ordinance. SECTION 1.03 - PURPOSES This ordinance has been established for the purposes of: A. Promoting and protecting the public health, safety and general welfare; B. Protecting the character and stability of the agricultural, recreational, residential, commercial and industrial areas within the un-incorporated portions of Pittsfield Township and promoting the orderly and beneficial development of such areas; C. Providing adequate light, air, privacy and convenience of access to property; D. Regulating the intensity of use of land and lot areas and determining the area of open spaces surrounding buildings and structures necessary to provide adequate light and air and to protect the public health; E. Lessening and avoiding congestion on the public highways and streets; F. Providing for the needs of agriculture, recreation, residence, commerce, and industry in future growth: G. Promoting healthful surroundings for family life in residential and rural areas; H. Fixing reasonable standards to which buildings and structures shall conform; I. Prohibiting uses, buildings or structures which are incompatible with the character of development or the uses, buildings or structures permitted within specified zoning districts; February, 199./ 1-1 �-• Article 1.0 - Title, Purposes and Legal Clauses J. Preventing such additions to, or alteration or remodeling of, existing buildings or structures in such a way as to avoid the regulations and limitations imposed hereunder; K. Protecting against fire, explosion, noxious fumes and odors, heat, dust, smoke, glare, noise, vibration, radioactivity, and other nuisances and hazards in the interest of the public health, safety, and general welfare; L. Preventing the overcrowding of land and undue concentration of buildings and structures so far as is possible and appropriate in each zoning district by regulating the use and bulk of buildings in relation to the land surrounding them; M. Conserving the taxable value of land, buildings, and structures throughout the unincorporated portions of the Township; N. Providing for the completion, restoration, substitution of non-conforming uses; 0. Creating a Board of Appeals and defining the power and duties thereof; P. Designating and defining the powers and duties of the official or officials in charge of the administration and enforcement of this ordinance; Q. Providing for the payment of fees for building permits; and R Providing penalties for the violation of this ordinance. Providing for the payment of fees for building permits. reconstruction, extension or SECTION 1.04- VALIDITY AND SEVERABILITY CLAUSE If any court of competent jurisdiction shall declare any part of this ordinance to be invalid, such ruling shall not affect any other provisions of this ordinance not specifically included in said ruling. \ If any court of competent jurisdiction shall declare invalid the application of any provision of this ordinance to a particular land, parcel, lot, district, use, building or structure, such ruling shall not affect the application of said provision to any other land, parcel, lot, district, use, building, or structure not specifically included in said ruling. February, 1994 1-2 �Article I. 0 - Title, Purposes and Legal Clauses • SECTION 1.05 - CONFLICT WITH OTHER LAWS A. Where any condition imposed by any provision of this ordinance upon the use of any lot, building or structure is either more restrictive or less restrictive than any comparable condition imposed by any other provision of this ordinance or by the provision of an ordinance adopted under any other law, the provision which is more restrictive or which imposes a higher standard or requirement shall govern. B. This ordinance is not intended to abrogate or annul any easement, covenant or other private agreement provided that where any provision of this ordinance is more restrictive or imposes a higher standard or requirement than such easement, covenant or other private agreement, the provision of this ordinance shall govern. SECTION 1.06- EFFECTIVE DATE This ordinance was adopted by the Township Board of Pittsfield Charter Township, Washtenaw County, Michigan, at a meeting held on August 25, 1970, and ordered published within 10 days thereafter in the Ann Arbor News, a newspaper having general circulation in said Township, as required by Act 184 of the Public Acts of 1943, as amended. This ordinance shall be effective immediately. • Date: August 25, 1970 s/Robert A. Lillie Township Supervisor Date: August 25, 1970 s/Samuel A. Morgan Township Clerk • February, 1994 1-3 �ARTICLE2.O DEFINITIONS SECTION 2.01 - PURPOSE For the purpose of this ordinance certain terms are herewith defined. When not inconsistent with the context, the present tense includes the future; words used in the singular number include the plural number. The word "shall" is always mandatory and not merely permissive. The word "person" includes a firm, association, organization, partnership, trust, company, or corporation as well as an individual. The words "used" or "occupied" include the words "intended", "designed", or "arranged" to be used or "occupied." Words referring to the male gender (i.e. "he" or "him") also refer to the female gender. SECTION 2.02 - DEFINITIONS ACCESSORY USE, BUILDING OR STRUCTURE: A use, building or structure on the same lot with, and of a nature customarily incidental and subordinate to, the principal use, building or structure. ADULT DRIVE-IN MOTION PICTURE THEATER: An open space, area or premises from which persons may view motion picture films, videos or performances which are characterized by an emphasis on matter depicting or relating to "specified sexual activities" or "specified anatomical areas". ADULT MOTION PICTURE THEATER: An enclosed building or structure wherein still or motion pictures, video tapes, or similar material is presented or viewed which is distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas" for observation by patrons therein. ADULT SUPPLY STORE: Premises used for the sale, distribution, display or storage of books, magazines, periodicals, advertisements, devices, objects, toys, paraphernalia or similar materials which are distinguished or characterized by their emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas". "Specified Sexual Activities" is defined as: ,Hay /997 1. Human genitals in a state of sexual stimulation or arousal; 2. Acts of human masturbation. sexual intercourse or sodomy; 2-1 �-• rlrticle 2. 0 - Definitions 3. Fondling or other erotic touching of human genitals, pubic region, buttock or female breast. And, "Specified Anatomical Areas" is defined as: 1. Less than completely and opaquely covered: (A) human genitals, pubic region, (B) buttock, and (C) female breast: below a point immediately above top of the aero la; and 2. Human male genitals in a discernibly turgid state, even if completely and opaquely covered. ADULT PHYSICAL CULTURE ESTABLISHMENT: "Adult Physical Culture Establishment" is any establishment, club or business by whatever name designated, which offers or advertises, or is equipped or arranged so as to provide as part of its services, massages, body rubs, alcohol rubs, physical stimulation, baths, or other similar treatment by any person. The following uses shall not be included with the definition of an adult physical culture establishment: l. Establishments which routinely provide such services by a licensed physician, a licensed chiropractor, a licensed osteopath, a licensed physical therapist, a licensed practical nurse, or any other similarly licensed medical professional; 2. Electrolysis treatment by a licensed operator of electrolysis equipment; 3. Continuing instruction in material or performing arts or in organized athletic activities; 4. Hospitals, nursing homes, medical clinics or medical offices; and 5. Barbershops or beauty parlors and/or salons which offer massages to the scalp, the face, or the neck and shoulders only. \ ARCADE: Any place, premises, establishment, or room within a structure within which are located three or more amusement devices. For purposes of this section, amusement devices shall mean ..... any device, machine or apparatus operated by a patron which plays, exhibits, emits, produces or displays, entertainment or amusement in the form of a game, motion picture, music, performances or similar entertainment. The term does not include vending machines used to dispense foodstuffs, toys or other products for use and consumption, kiddy rides, juke boxes, bowling alleys, or pool tables. May 199- 2-2 �Article 2. 0 - Definitions ATTACHED WIRELESS COMMUNICATION FACILITIES: Wireless Telecommunication Facilities which are attached to, or mounted upon, existing structures, buildings, towers, utility poles or similar structures. A Wireless Telecommunication Facility support structure proposed to be newly constructed shall not be included within this definition. BASEMENT: That portion of a building which is partly or wholly below grade but so located that the vertical distance from the average grade to the floor is greater than the vertical distance from the average grade to the ceiling. A basement shall not be counted as a story. BILLBOARD: See Outdoor Advertising Sign. BLOCK: A "block" is comprised of a parcel of land bounded by streets or by a combination of streets and public parks, cemeteries, railroad right-of-ways, bulkhead lines or shorelines, or the corporate boundary lines of any village, city or township. BOARDING HOUSE: A dwelling in which more than three (3) persons either individually, or as families, are housed or lodged for hire with meals. BUILDING: An enclosed structure having a roof supported by columns, walls, arches or other devices and used for the housing, shelter or enclosure of persons, ·animals or chattels. BUILDING AREA: See Floor Area. BUILDING HEIGHT: The vertical distance measured from grade to the highest point of the roof for flat roofs, to the deck line of mansard roofs, and to the average height between eaves and ridge for gable, hip, and gambrel roofs. BUILDING LINE: The minimum distance which any building must be located from a street right-of-way or high water line. BULK: "Bulk" is the term used to indicate the size and setback of a building or structure and the location of same with respect to another building or structure, or to a lot line, and includes the following: ,'vfay / 99i A. The size and height of a building or structure. B. The location of the exterior wall of a building in relation to a lot line, street or other building. C. The floor area of a building in relation to the area of the lot on which it is located. 2-3 �• Article 2. 0 - Definitions D. The open spaces allocated to, and surrounding a building. E. The amount of lot area per dwelling unit. BUSINESS CENTER: Two or more single-occupancy or multi-tenant buildings devoted to retail, office, research, industrial, warehousing, or business park uses, whether or not on separate lots, which share a common drive system and/or off-street parking facilities, and/or identified by a name for the center. A business center may be located in an industrial park. CABARET: A cabaret is an establishment where live entertainment is provided, presented, permitted or performed, including but not limited to, dance, comedy, theatrical, or musical performances, or performances which are distinguished or characterized by an emphasis on, or related to, "specified anatomical areas" (as heretofore defined) for observation by persons or patrons therein. COLLOCATE/COLLOCATION: The location by two or more wireless telecommunication providers of wireless telecommunication facilities on a common structure, tower or building with the intent of reducing the overall number of structures required in the community. CONDITIONAL USE: A use which is subject to conditional approval by the Planning Commission. A conditional use may be granted only when there is a specific provision in this ordinance. A conditional use is not considered to be a non-conforming use . CONDOMINIUM ACT: Act 59, Public Acts of 1978, as amended. CONDOMINIUM DEVELOPMENT: - Any development undertaken under the provisions of the Michigan Condominium Act, Act 59 of Public Acts of 1978 as amended, or any other act of the Legislature of the State of Michigan providing for development of property under joint or concurrent ownership. CONDOMINIUM DOCUMENTS: The master deed, recorded pursuant to the Condominium Act, and any other instrument referred to in the Jiaster deed or bylaws which affects the rights and obligations of a co-owner in the condominium. CONDOMINIUM LOT: The land in a condominiwn unit, together with the land in the adjacent and appurtenant limited common element, if there is such a limited common element. CONDOMINIUM SUBDIVISION PLAN: The drawings and information prepared m accordance with Section 66 of the Condominiwn Act. CONDOMINIUM UNIT: The portion of a condominium project designed and intended for separate ownership and use, as described in the master deed. Jlay /99i 2-4 ,:: "" - �Article 2. 0 - Definitions CONSOLIDATING MASTER DEED: The final amended master deed for a contractible or expandable condominium project, or a condominium project containing convertible land or convertible space, which final amended master deed fully describes the condominium project as completed. CONTRACTIBLE CONDOMINIUM: A condominium project from which any portion of the submitted land or buildings may be withdrawn in accordance with this ordinance and the Condominium Act. CONVERSION CONDOMINIUM: A condominium project containing condominium units, some, or all, of which were occupied before the filing of a notice of taking reservations under Section 71 of the Condominium Act. COURT (OPEN SPACE): An open space on the same lot with a building or group of buildings and which is bounded on two or more sides by such building or buildings. A court shall be unoccupied. DOG KENNEL: See Kennel. DRIVE-IN: A business establishment so developed that its retail or service character is primarily dependent on providing a driveway approach or parking spaces for motor vehicles so as to serve patrons while in the motor vehicles as well as within the building or structure. DWELLING AREA: The dwelling area of a dwelling unit is composed of sleeping rooms, kitchen, dining room, den, studio, bathrooms, and family and living rooms. DWELLING, MOBILE HOME: See definition of Mobile Home, herein. DWELLING UNIT: One (1) or more rooms with principal kitchen facilities designed as a unit for residence by only one (1) family for living and sleeping purposes. DWELLING-SINGLE-FAMILY: A detached building or structure designed for, or occupied by, one (1) family only. DWELLING-TWO-FAMILY: A detached building or structure designed for, or occupied by, two (2) families only, with separate housekeeping and cooking facilities for each. DWELLING-MULTIPLE-FAMILY: A building or structure designed for, or occupied by, three (3) or more families, with separate housekeeping and cooking facilities for each. • DWELLING-ROW: A row of three (3) to six (6) attached one-family dwellings not more than two and one-half (2-1/2) stories in height, nor more than two rooms deep, with separate housekeeping and cooking facilities for each. ,\.,fay / 997 2-5 �Article 2. 0 - Definitions EASEMENT: Any private or dedicated public way other than a street, providing a secondary means of access to a property and having a right-of-way of not less than twenty (20) feet. ENTRANCE RAMP: A roadway connecting a feeder road with a limited access highway and used for access onto such limited access highway. ESSENTIAL SERVICES: The term "essential services" shall mean the erection, construction, alteration, or maintenance by public utilities or municipal departments, commissions, or boards, or by other government agencies of underground, surface, or overhead gas, electric, steam, or water transmission or distribution systems, collection, communication, supply or disposal system, dams, weirs, culverts, bridges, canals, locks, including poles, wires, mains, drains, sewers, towers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, or signs and fire hydrants, and other similar equipment and accessories in connection therewith, reasonably necessary for the furnishing of adequate service by such public utilities or municipal departments or commissions, or other government agencies, or for the public health, safety, or general welfare, but not including buildings other than those buildings which are primarily enclosures or shelters for the installed central services equipment. EXCAVATION OF GRAVEL, SAl"JD,. TOPSOIL, OR EARTH: Premises from which any rock, gravel, sand topsoil or earth in excess of fifty (50) cubic yards in any calendar year is excavated or removed from the purpose of disposition away from the premises except excavation in connection with the construction of a building or within public highway rights-of-way. EXPANDABLE CONDOMINIUM: A condominium project to which additional land may be added in accordance with this Ordinance and the Condominium Act. FAMILY: An individual or a group of two (2) or more persons related by blood, marriage, or adoption, including foster children and servants, together with not more than three (3) additional persons not related by blood, marriage, or adoptiov., living together as a single housekeeping unit in a dwelling unit. FREE-STANDING IDENTIFICATION SIGN: A sign designed to identify to persons not on the premises, on which the free-standing identification sign is located, only the title of the business or profession conducted on the premises, and such sign shall be supported by a structural frame independent of any other structure. FREEWAY: A divided highway of not less than 2 lanes in each direction to which owners or occupants of abutting property or the public have no right of ingress or egress to, from or across the highway, except at points determined by, or as otherwise provided, by the authorities responsible therefor. (Act #106 of Public Acts of 1972.) ,\,fay 199 7 2-6 �Article 2. 0 - Definitions FLOOR AREA: The sum of the gross horizontal floor areas of the several stories of a building, as measured to the exterior face of the exterior walls, plus that area, similarly measured of all other stories that are accessible by a fixed stairway, ramp, escalator, or elevator; including all enclosed porches and balconies, and all stairways, breezeways, storage area, recreational rooms, boiler rooms, and other areas within or contiguous to the structure; and the measurement shall include the floor space of all accessory buildings measured similarly. FLOOR AREA RA TIO: The ratio of the floor area of a building to the area of the lot on which it is located calculated by dividing the floor area by the lot area and expressing it as a percentage. (Example, a floor area ratio of 80 percent is specified and the lot area is 10,000 square feet, the maximum permitted floor area on the lot is 8,000 square feet. The number of stories being optional, the building area may be 4,000 square feet for each of two stories, 2,000 square feet for each of four stories, or 1,000 square feet for each of eight stories.) GARAGE-COMMERCIAL: Any building available to the public operated for gain and which is used for storage, rental, greasing, washing, servicing, repairing, or adjusting of automobiles or other motor vehicles. GARAGE-PRIVATE: An accessory building or structure used principally for storage of automobiles and for other incidental storage purpose only. GASOLINE SERVICE STATION: A place that is used, or designed to be used, for the retail supply of gasoline and other fuels used for the propulsion of motor vehicles, together with kerosene, motor oil, or lubricants, and may include the sale of convenience items, accessories and services, such as: polishing, washing, cleaning, greasing and "minor vehicle repair", but not including "major vehicle repair". HOME OCCUPATION: An occupation that is traditionally and customarily carried on in the home by resident members of the family that are related by blood, marriage or adoption only, being clearly incidental and secondary to the principal residential use, provided: 1Hay 199 7 A. That such home occupation shall be carried on within the dwelling or within a building accessory thereto. B. That no article shall be sold or offered for sale on the premises except such as is produced within the dwelling or accessory building or is provided incidental to the service or profession conducted within the dwelling or accessory building. C. That there shall be no exterior storage of materials or equipment. 2-7 �Article 2. 0 - Definitions D. That no nuisance shall be generated by any heat, glare, noise, smoke, vibration, noxious fumes, odors, vapors, gases or matters at any time and that no mechanical, electrical, or similar machinery or equipment, other than that used for normal domestic purposes, will be utilized in the home occupation. E. That no hazard of fire, explosion or radioactivity shall exist at any time. F. That no sign or display that might indicate on the exterior that the building is being used for any purposes other than a dwelling. HOTEL: A building or structure or part thereof, occupied as the more or less temporary abiding place of individuals, in which the rooms are usually occupied singly for hire and in which rooms no provisions for cooking are made, and in which building there may be a general kitchen and/or public dining room(s) for the accommodation of the occupants. The word "hotel" shall not include "motel" or "motor court". INDUSTRIAL PARK: A group of two or more lots or parcels devoted to industrial, research, warehousing, or business park uses, developed according to an overall plan for the park, sharing a common public or private street system, and usually identified by a name for the park. INTERSTATE HIGHWAY: A highway officially designated as a part of the national system of interstate and defense highways by the Department of Transportation and approved by the appropriate authority of the Federal government. (Act #106 of Public Acts of 1972.) JUNK YARD: A place, structure, parcel or use of land where junk, waste, discard, salvage, or similar materials such as old iron or other metal, wood, lumber, glass, paper, rags, cloth, leather, rubber, bagging, cordage, barrels, containers, etc., are bought, sold, exchanged, stored, baled, packed, disassembled, or handled, including auto wrecking yards, inoperative machines, used lumber yards, house wrecking, and structural steel materials and equipment and including establishments for the sale, purchase, or storage of salvaged machinery and the processing of used, discarded, or salv~ged materials, for any thirty (30) consecutive days. KENNEL: Any lot or premises on which three (3) or more dogs and/or cats six months of age or older are kept either permanently or temporarily excepting where kept not for the purpose of remuneration or sale, but incidental to the principal use of premises for agriculture activities as provided in Section 11.02 B. 2-8 �Article 2. 0 - Definitions LAND DEVELOPMENT STANDARDS : The Land Development Standards of Pittsfield Charter Township, as they may be amended from time to time, adopted by resolution of the Township Board, upon recommendation of the Planning Commission, to serve as the minimum standard for evaluating development plans and developing property. LOADING SPACE, OFF-STREET: Space logically and conveniently located for bulk pickups and deliveries, scaled to delivery vehicles, expected to be used, and accessible to such vehicles when required off-street parking spaces are filled. Required off-street loading space is not to be included as off-street parking space in computation of required off-street parking space. LOT: A lot is a parcel of land, excluding any portion in a street or other right-of-way, of at least sufficient size to meet minimum requirements for use, coverage, lot area, and to provide such yards and other open spaces as herein required. Such lot shall have frontage on a public street, or on an approved private street, and may consist of: A. A single lot of record. B. A portion of a lot of record. C. Any combination of complete and/or portions of lots of record. D. A parcel ofland described by metes and bounds. Provided that in no case of division or combination shall any lot or parcel created, including residuals, be less than that required by this ordinance. In addition to the land required to meet the regulations herein, the lot shall include all other land shown in a request for a certificate of zoning compliance, occupied by a principal building or use, and any accessory building or use. LOT AREA: The area within the lot lines, but excluding that portion in a road or street right-of-way. LOT COVERAGE: The percentage of the lot area covered by the building area. LOT MEASUREMENTS: A. DEPTH of a lot shall be considered to be the distance between the midpoints of straight lines connecting the foremost points of the side lot lines in front and the rear most points of the side lot lines in the rear. 2-9 �Article 2. 0 - Definitions B. WIDTH of a lot shall be considered to be the distance between straight lines connecting front and rear lot lines at each side of the lot, provided however that in determining lot frontage on odd shaped lots, if the lot abuts on the outside curve boundary of a curving street and as a result the side lot lines diverge toward the rear, the measurement of the width may be taken incidental to the width and parallel to the front building lines of the principal building; and provided further that if the lot abuts on an inside curve boundary of a curved street wherein the lot lines converge toward the rear, the measure shall be taken at a point seventy (70) feet from the street boundary line of said lot. LOT OF RECORD: A lot which is part of a subdivision and is shown on a map thereof which has been recorded in the Office of the Register of Deeds of Washtenaw County, or a lot described by metes and bounds, the deed to which has been recorded in said office. LOT, THROUGH OR DOUBLE FRONTAGE: An interior lot having frontage on two parallel or approximately parallel streets. MANUFACTURING: The process of making products by hand, by machinery, or by other agency, often with the provision oflabor and the use of machinery. MARGINAL ACCESS ROAD: A service roadway parallel to a feeder road; and which provides access to abutting properties and protection from through traffic. MAJOR RECREATIONAL EQUIPMENT: Equipment designed and intended for temporary use or occupancy during leisure time/recreational activities and either selfpropelled or designed to be carried on the chassis of another vehicle or towed by another vehicle. Such unit shall not exceed eight and one half (8.5) feet in width and shall not be designed, intended or used for full-time residential occupancy. The term recreational vehicle shall include, among others, such commonly named vehicles as travel trailer, travel camper, pickup camper, tent camper, motor home, boat, boat trailer, snowmobile, snowmobile trailer, off-road vehicle. MASTER DEED: The condominium document recording the con~ominium project to which are attached as exhibits, and incorporated by reference, the bylaws for the project and the condominium subdivision plan for the project, and all other information required by Section 8 of the Condominium Act. MEZZANINE: An intermediate floor in any story occupying not to exceed one-third of the floor area of such story. 1\<fay /99 7 2-10 �Article 2. 0 - Definitions MOBILE HOME: A structure, transportable in one or more sections, that is built on a chassis and designed to be used as a dwelling with or without a permanent foundation, when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained in the structure. Mobile home shall not include a recreational vehicle. MOBILE HOME PARK: A parcel or tract of land under the control of a person upon which 3 or more mobile homes are located on a continual non-recreational basis and which is offered to the public for that purpose regardless of whether a charge is made therefore, together with any building, structure, enclosure, street, equipment, or facility used or intended for use incident to the occupancy of a mobile home and which is not intended for use as a temporary trailer park. MOBILE HOME SITE: The entire area which is designated for use by a specific mobile home. MOTEL: Any establishment in which individual cabins, courts, or similar structures or units, are let or rented to transients for periods of less than thirty (30) days. The term ''motel" shall include tourist cabins and homes and motor courts. A motor court or motel shall not be considered or construed to be either a multiple dwelling, a hotel, or a mobile home park. NON CONFORMING BUILDING, STRUCTURE: A structure or building lawfully constructed that does not conform to the requirements of the district in which it is situated. NOTICE OF PROPOSED ACTION: The notice required by Section 71 of the Condominium Act, to be filed with Pittsfield Township and other agencies. OFFICE PARK: A group of two or more buildings, on individual lots, or one undivided parcel, with a common street or driveway system, developed according to an overall plan for the park, and identified by a name for the park. OFF-STREET PARKING AREA: A land surface or facility providing vehicular parking spaces along with adequate drives and aisles for maneuvering so as to provide access for entrance and exit for the parking of more than two (2) automobiles. OUTDOOR ADVERTISING SIGN: Any sign situated on private premises on which the written or pictorial information is not directly related to the principal use of the land on which such a sign is located. PARCEL: A "parcel" is a piece or tract of land in single ownership. May /997 2-11 �Article 2. 0 - Definitions PARKING SPACE: One unit of a parking area provided for the parking of one automobile. This space shall have an area of not less than two hundred (200) square feet, and shall be exclusive of curves, driveways, aisles or entrances giving access thereto and shall be fully accessible for the storage or parking of permitted vehicles. POOL OR BILLIARD HALL: An establishment wherein the substantial or significant portion of all usable area is devoted to the use of pool or billiard tables. PRIMARY HIGHWAY: A highway, other than an interstate highway or freeway, officially designated as a part of the federal aid primary system as defined in Section 103 of Title 23 of the United States Code, as amended by the Department of Transportation approved by the appropriate authority of the Federal government. (Act #106 of Public Acts of 1972.) PUBLIC UTILITY: Any person, firm, corporation, municipal department or board duly authorized to furnish and furnishing under federal, state or municipal regulations, to the public; electricity, gas, steam, communications, telegraph, transportation, water, or sanitary or storm sewage facilities. QUARRY: A "quarry" shall mean any pit, excavation, or mmmg operation for the purpose of searching for, or removing for commercial use, any earth, sand, gravel, clay, stone, slate, marble, or other non-metallic mineral in excess of fifty (50) cubic yards in any calendar year, but shall not include an oil well or excavation preparatory to the construction of a building or structure. RESIDENTIAL ZONE OR DISTRICT: Any zoning district in which dwelling units are permitted as a principal use. RIDING ACADEMY: Any establishment where horses are kept for riding, driving or stabling for compensation or incidental to the operation of any club, association, ranch or similar establishment. ROADSIDE ST AND: A temporary building or structure operated for the purpose of selling only produce raised or produced on the premises where sit\iated, and its use shall not make a commercial district, nor shall its use be deemed a commercial activity. ROOMING HOUSE: A dwelling in which more than three (3) persons either individually or as families are housed or lodged for hire without meals. SCREEN: A structure providing enclosure, such as a fence, and a visual barrier between the area enclosed and the adjacent property. A screen may also be a non-structure consisting of shrubs, or other growing materials. 2-12 �Article 2. 0 - Definitions SHOPPING CENTER: A group of commercial establishments, primarily retail uses, that are compatible with each other and are mutually supportive, in one or more buildings, on a site that is planned, developed, and managed as one operating unit, with common driveways, parking areas, identification signs and other common facilities and services. SIGN: See Section 53 .02, Also see _Outdoor Advertising Sign and Free Standing Identification Sign. SITE CONDOMINIUM: A condominium development contammg residential, commercial, office, industrial, or other structures or improvements for uses permitted in the zoning district in which located, in which each co-owner owns exclusive rights to a volume of space within which a structure or structures may be constructed, herein defined as a condominium unit, as described in the master deed. SPECIALLY DESIGNATED DISTRIBUTOR'S ESTABLISHMENT (SDD): A specially designated distributor's establishment is a retail establishment, consisting of less than fifteen thousand (15,000) gross square feet of usable retail space, or any retail establishment where more than ten ( 10) percent of the usable retail space is utilized for the distribution of alcoholic liquor, licensed by the state liquor control commission to distribute alcoholic liquor, other than wine under twenty (20) percent alcohol by volume, and beer, in the original package for consumption off the premises. SPECIALLY DESIGNATED MERCHANT'S ESTABLISHMENT (SDM): A specially designated merchant's establishment is a retail establishment consisting of less than fifteen thousand (15,000) gross square feet of usable retail space, or any retail establishment where more than ten (10) percent of the usable retail space is utilized for the distribution of alcoholic liquor, licensed by the state liquor control commission to sell beer and/or wine for consumption off the premises. STORY: That portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it then the space between any floor and the ceiling next above it. STORY, ONE-HALF: A story under the gable, hip, or gambrel roof, the wall plates of which on a least two opposite exterior walls are not more than two (2) feet above the floor of such story and the floor area shall not exceed two-thirds (2/3) of the area of the floor below. STREET: A public thoroughfare which affords the principal means of access to abutting property having a right-of-way not less than sixty-six (66) feet in width. STREET LINE: The dividing line between the street right-of-way and the lot. When such right-of-way is not definable, a line shall be defined as thirty-three (33) feet on either side of the center of the street. May J99 i 2-13 �Article 2. 0 - Definitions STRUCTURE: Anything constructed, erected or placed with a fixed location on the surface of the ground or affixed to something having a fixed location on the surface of the ground. SUPPORT STRUCTURES: Where related to _a Wireless Telecommunication Facility a support structure shall be defined as a structure(s) erected or modified to support wireless telecommunication antennas. Support structures within this category include, but are not limited to, monopole, lattice or guyed towers; wood or metal utility poles and structures, or other structures which may appear to be something other than a mere support structure. TOURIST HOMES: A dwelling in which overnight accommodations are provided or offered to transient guests for compensation. A tourist home shall not be considered or construed to be a multiple dwelling, motel, hotel, boarding or rooming house. TRASH ENCLOSURE - An area, screened in accordance with requirements of this ordinance, designed for the storage of garbage dumpsters and other trash receptacles. VARIAN CE: A variance is a relaxation of the terms of the zoning ordinance where such variance will not be contrary to the public interest and where, owing to conditions peculiar to the property and not the result of the action of the applicant, a literal enforcement of the ordinance would result in unnecessary and undue hardship. As used in this ordinance, a variance is authorized only for height, area and size of yards and open spaces and parking space; establishment or expansion of a use otherwise prohibited shall not be allowed by variance, nor shall a variance be granted because of the presence of non-conformities in the zoning division or district or adjoining zoning division or districts. VEHICLE REP AIR - MINOR: Engine tune-ups; electrical systems, suspension systems, brakes, exhaust systems, cooling systems and heating and air conditioning systems repair; rust proofing; tire replacement; wheel balancing and alignment and diagnostic services. VEHICLE REP AIR - MAJOR: Engine overhauling or rebuilding, Jalve and piston repair, transmission repair, axle and universal joint repair, body repair, painting and refinishing. WIRELESS TELECOMMUNICATION FACILITIES: Towers and related structures used in the provision of telecommunication services including, but not limited to, cellular telephone, paging and personal communication services. YARD, FRONT: An open, unoccupied space extending the full width of the lot and situated between the street line and the front line of the building. YARD, REAR: An open, unoccupied space extending the full width of the lot and situated between the rear line of the lot and the rear line of the building. 2-14 �Article 2. 0 - Definitions YARD, SIDE: An open, unoccupied space on the same lot with the main building, situated between the side line of the building and the adjacent side line of the lot and extending from the rear line of the front yard to the front line of the rear yard, and if no front yard is required, the front boundary of the side yard shall be the front line of the lot and if no rear year is required, the rear boundary of the side yard shall be the rear line of the lot. SECTION 2.03 - lJNDEFINED TERMS Any term not defined herein shall have the meaning of common or standard use. SECTION 2.04 - ADDITIONAL DEFINITIONS Additional definitions are set forth in the following sections of this ordinance: .Hay /99i A. Definitions pertaining to flood hazard area regulations. Section 56.1 O.B. B. Definitions pertaining to sign regulations Section 53 .02 . 2-15 �ARTICLE 3.0 GENERAL PROVISIONS SECTION 3.01 - ESTABLISHMENT OF DISTRICTS The Township is hereb y divided into the following zoning districts as shown on the Official Zoning Map, which together with all explanatory matter shown thereon, 1s hereby adopted by reference and declared to be a part of this ordinance. - RC AG R-lA R-lA-1 R-lB R-lC R-2A R-2B R-3 l.\1HP R-O R-4 C-1 C-2 C-3 0-1 W-1 p R-D I-1 I-2 PUD Recreation Conservation District Agriculture District Single-family Rural Non-Farm Residential District Low Density Urban Residential District Single-family Suburban Residential District Single-family Urban Residential District Two-family Residential District Low Density Multiple-Family Residential District Moderate Density Multiple-Family Residential District Mobile Home Park Residential District Residential Office District High Density Multiple-family Residential District Local Commercial District General Commercial District Highway Commercial District Office District Wholesale and Warehousing District Parking District Research and Development District Limited Industrial District General Industrial District Planned Unit Development SECTION 3.02 - PROVISION FOR OFFICIAL ZONING :MAP For the purpose of this ordinance the zoning districts as provided in Section 3.01 of the ordinance are bounded and defined as shown on a map entitled "Official Zoning Map of Pittsfield Charter Township," a copy of which accompanies this ordinance and which, with all explanatory matter thereon, is hereby made a part of this ordinance . • February, 199./ 3-1 �Article 3. 0 - General Provisions SECTION 3.03 - IDENTIFICATION OF OFFICIAL ZONING MAP The Official Zoning Map shall be identified by the signature of the Township Supervisor, attested by the Township Clerk, and bear the seal of the Township under the following words : "This is to certify that this is the Official Zoning Map referred to in the Zoning Ordinance of Pittsfield Charter Township," together with the effective date of this ordinance. SECTION 3.04 - CHANGES TO OFFICIAL ZONING MAP If, in accordance with the procedures of this ordinance and of Act 184 of Public Acts of 1943, as amended, a change is made in a zoning district boundary, such change shall be made by the Zoning Administrator promptly after the ordinance authorizing such change shall have been adopted and published, with an entry on the Official Zoning Map as follows : "On (date) by official action of the Township Board, the following (change) changes were made in the Official Zoning Map : (brief description of change)" which entry shall be signed by the Township Supervisor and attested by the Township Clerk. No change of any other nature shall be made unless authorized by the Zoning Board of Appeals and then only by the Zoning Administrator. No change of any nature shall be made in the Official Zoning Map or matter shown thereon except in conformity with the procedures set forth in this ordinance. Any unauthorized change of whatever kind by any person or persons shall be considered a violation of this ordinance and punishable as provided in Section 58 .09. Any changes in corporate boundaries within the Township shall be recorded on the Official Zoning Map by the Township Supervisor. SECTION 3.05 - AUTHORITY OF OFFICIAL ZONING MAP Regardless of the existence of purported copies of the Official Zoning Map which may from time to time be made or published, the Official Zoning Map which shall be located in the office of the Zoning Administrator and open to public inspection, shall be the final authority as to the current zoning status of any land, parcel, lot, district, use, building or structure in the Township. SECTION 3.06 - REPLACEMENT OF OFFICIAL ZONING~ In the event that the Official Zoning Map becomes damaged, destroyed, lost, or difficult to interpret because of the nature or number of changes made thereto, the Township Board may by ordinance adopt a new Official Zoning Map which shall supersede the prior Official Zoning Map. The new Official Zoning Map may correct drafting or other errors or omissions on the prior Official Zoning Map, but no such corrections shall have the effect of amending the zoning ordinance or the prior Official Zoning Map. The new Official Zoning Map shall be identified by the signature of the Township Supervisor, attested by the Township Clerk, and bear the seal of the Township under the following February. 199./ 3-2 �Article 3. 0 - General Provisions words: "This is to certify that this is the Official Zoning Map referred to in the Zoning Ordinance of Pittsfield Charter Township adopted on (date) which replaces and supersedes the Official Zoning Map which was adopted on (date)." Unless the prior Official Zoning Map has been lost, or has been totally destroyed, the prior map or any significant parts thereof remaining, shall be preserved together with all available records pertaining to its adoption or amendment. SECTION 3.05 - AUTHORITY OF OFFICIAL ZONING l\1AP Where uncertainty exists as to the boundaries of zoning districts as shown on the Official Zoning Map the following rules for interpretation shall apply: A. A boundary indicated as approximately following the centerline of a highway, street, alley or easement shall be construed as following such centerline. B. A boundary indicated as approximately following a recorded lot line or the line bounding a parcel shall be construed as following such line. C. A boundary indicated as approximately following the corporate boundary line of a city, village or township shall be construed as following such line. D. A boundary indicated as following a railroad line shall be construed as being midway between the main tracks. E. A boundary indicated as following a shoreline shall be construed as following such shoreline, and in the event of change in a shoreline shall be construed as following the actual shoreline. F. A boundary indicated as following the centerline of a stream, river, canal, lake or other body of water shall be construed as following such centerline. G. A boundary indicated as a parallel to or an extension of a feature indicated in paragraphs A through F above shall be so construed. H. A distance not specifically indicated on the Official Zoning Map shall be determined by the scale of the map . I. Where a physical or cultural feature existing on the ground is at variance with that shown on the Official Zoning Map, or in any other circumstances not covered by paragraphs A through H above, the Board of Appeals shall interpret the zoning district boundary. February, 199./ 3-3 �Article 3. 0 - General Provisions J. Where a district boundary line divides a lot which is in single ownership at the time of adoption of this ordinance, the Board of Appeals may permit as a conditional use, the extension of the regulations for either portion of the lot to the nearest lot line, but not to exceed fifty (50) feet beyond the district line into the remaining portion of the lot. SECTION 3.08 - APPLICATION OF REGULATIONS No structure shall be constructed, erected, placed or maintained and no use shall be commenced or continued within Pittsfield Charter Township except as specifically, or by necessary implication, authorized by this ordinance, in the zoning district in which said structure or use is to be located. Conditional uses shall be allowed only if listed as a conditional use specifically, or by necessary implication, in the zoning district in which the use is to be located, and only after a conditional use permit has been approved by the Planning Commission, as provided in this ordinance. Where a lot is devoted to a principal use, either permitted by right or as a conditional use, accessory uses and structures are authorized except as prohibited specifically or by necessary implication, provided such use or structure meets the definition of accessory use, building or structure in this ordinance . SECTION 3.09 - SCOPE OF PROVISIONS Except as may otherwise be provided in article 57.0 of this ordinance, every building and structure erected, every use of any lot, building or structure established, every structural alteration or relocation of an existing building or structure occurring, and every enlargement of or addition to an existing use, building and structure occurring after the effective date of this ordinance shall be subject to all regulations of this ordinance which are applicable in the zoning district in which such use, building or structure shall be located. However, where a building permit for a building or structure, use of building or structure, or use of lot or parcel, has been issued in accordance with the law prior to effective date of this ordinance and provided that construction is begun with three hundred sixty-five (365) days of such effective date and diligently pursued to completion, said building or structure, use of building or structure, C\f use of lot or parcel, may be completed in accordance with the approved plans on the basis of which the building permit has been used, and further, may upon completion be occupied by the use for which originally designated, subject thereafter to the provisions of Article 57.0 of this ordinance. No part of a yard, or other open space, or off-street parking or loading space required about or in connection with any building for the purpose of complying with this ordinance, shall be included as part of a yard, open space, or off-street parking or loading space similarly required for any other building. February, 199./ 3-4 �Article 3. 0 - General Provisions No yard or lot existing at the time of adoption of this ordinance shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this ordinance shall meet at least the minimum requirements established by this ordinance. SECTION 3.10 - NUMBER OF BUILDINGS ON A LOT Not more than one principal detached single-family dwelling unit shall be located on a lot, nor shall a principal detached single-family dwelling unit be located on the same lot with any other principal building or structure, except as permitted under Article 45, Planned Unit Development District, and Article 52, Planning and Development Regulations for (PUD) District of this ordinance . SECTION 3.11 - ACCESSORY BUILDINGS No accessory building shall be used prior to the principal building or use, except as a construction facility for the principal building. An accessory building attached to the principal building of a lot shall be made a structural part thereof and shall comply with the provisions of this ordinance. SECTION 3.12 - TEMPORARY DWELLING STRUCTURES A Temporary Dwelling - A mobile home may be used as a temporary dwelling by a family while repairing or replacing its single-family residence rendered uninhabitable by a disaster such as fire, flood, or windstorm. Such temporary dwelling shall be permitted only in RC or AG zoning districts . Only a mobile home may be used as a temporary dwelling; a camper, travel trailer, motor home, recreational vehicle, cabin, tent, basement, garage or similar unit shall not be used as a temporary dwelling in any zoning district. B. Non-residential Temporary Structure - A non-residential temporary structure designed as a general sales office, a sales/rental office or financial institution may be used exclusively for such purposes during construction of a permanent structure designed for any such purpose. Such temporary structure shall be permitted only in a commercial, office, wholesale and warehousing or industrial zoning district, and only if such permanent structure and use is permitted in said zoning district. A non-residential temporary structure, designed as a sales/rental office, may be used in a residential development exclusively for the purpose of selling, leasing or renting new dwelling units within said residential development. February, 199-1 3-5 �Article 3. 0 - General Provisions C. Required Approval - A temporary structure shall not be occupied until a certificate of occupancy has been issued by the township Zoning Administrator. The building inspector shall not issue a certificate of occupancy until the Planning Commission has approved a conditional use permit, and a performance guarantee has been deposited as required herein. D. Application - An application for such a permit shall be filed with the Township Clerk. The application shall include the following information: 1. Name and address of the applicant and property owner. 2. Accurate legal description of the lot on which the temporary structure is to be located. 3. A preliminary site plan, including the location of all proposed permanent improvements on the site and the relationship of temporary improvements to said permanent improvements. 4. Information showing the necessity of use of the temporary structure in meeting the construction schedule of the permanent structure(s) on the lot. 5. Copies of all permits and certificates required in Section 3 .12.F herein. 6. An estimate, with supporting information, of the reasonable cost of removal of the temporary structure and temporary site improvements, and of site cleanup, upon expiration of the permit. E. Planning Commission Action - Upon determining that an application conforms to all regulations of this ordinance, and the requirements for a conditional use permit, the Planning Commission shall approve the conditional use permit. The Planning Commission may attach conditions to its approval which it deems necessary to protect the public health, safety and welfare and to insure compliance with this ordinance. The approved use shall be specifically stated on the conditional use permit. \ F. Regulations 1. February, 199./ A temporary structure shall comply with all use, yard, and parking requirements of the zoning district in which located. A certificate of zoning compliance shall be obtained from the Zoning Administrator. 3-6 �Article 3. 0 - Genera/ Provisions 2. A temporary structure shall be connected to public water and sanitary sewer lines, where available, in which case a connection permit shall be obtained from the Township Utilities Department. If public water and sanitary lines are not available to the lot, the temporary structure shall be connected to a well and septic tank, in which case the applicant shall obtain a permit therefor from the Washtenaw County Health Department. 3. A temporary structure shall be permitted only on the same lot as the permanent structure, except that a temporary sales/rental office in a residential development may be located within the boundary lines of said residential development. 4. The term of the permit shall not exceed one (1) year, provided that, in the discretion of the Planning Commission, the term may be extended for one (1) period not exceeding six (6) months. Extension shall only be made on written application filed twenty (20) days or more prior to such expiration, setting forth facts showing due diligence in construction of the permanent structure. An extension shall not be approved unless construction of the permanent building has commenced within one hundred eighty days (180) days of the date of approval of the conditional use permit, and is diligently pursued. 5. The use of a temporary structure shall be a permitted use in the district in which said structure is to be located, provided that the use of a non-residential temporary structure shall not be other than a general sales office, a sales/rental office, or a financial institution. 6. A soil erosion control permit shall be obtained from the township engmeer. 7. A driveway permit shall be obtained from the Washtenaw County Road Commission or the Michigan Department of State Highways and Transportation, whichever is applicable. 8. Driveway and parking areas shall be paved or constructed of compacted gravel or crushed limestone. 9. A performance guarantee in the form of cash or an irrevocable bank letter of credit shall be deposited with the Township Treasurer in the amount estimated by the Township Planning Commission to be sufficient to assure that, upon expiration of the term of the permit, the temporary structure and all temporary site improvements will be removed, and the site restored to a stable, safe and nuisance free condition. The guarantee shall provide that, February, 199./ 3-7 ---- -- -- ------- - --- ------ �Article 3. 0 - General Provisions in breach thereof, the Township shall be entitled to enter upon the site and complete such removal and restoration, and defray the cost thereof out of said deposit. 10. The permitee shall cause the temporary structure to be removed within fourteen (14) days of the date of iss_uance of a certificate of occupancy for the permanent structure, or of the date of expiration of the temporary structure permit, whichever is the earlier. 11 . A temporary structure permit and the certificate of occupancy issued thereon shall not be transferable to any other person, company, use, structure or lot. SECTION 3.13- ESSENTIAL SERVICES It is the intent of this zoning ordinance to place essential services and property owned, leased or operated by public agencies, including local, state, federal or any other public or governmental body or agency, under the provision of this ordinance, as follows : A. Where such uses are specifically listed they shall be governed as indicated. B. Where such uses are not specifically listed, they shall be permitted only districts permitting private uses of a similar nature. C. Property owned, leased, or operated by the State of Michigan or the United States, shall be exempted from the provisions of this ordinance only to the extent that said property may not be constitutionally regulated by Pittsfield Township. D. Notwithstanding other provisions of this Section (3 .13), mobile homes and vehicles (whether mounted or not on wheels and used for the purpose of a building) reasonably necessary for the furnishing of adequate service by Pittsfield Township and its departments and commissions for public health, or safety or general welfare shall be permitted in any use district, it bein~ the intention hereof to exempt such use, maintenance, parking and occupancy or the same from the application of this ordinance. in SECTION 3.14 - MINIMUM RESIDENTIAL FLOOR AREA No single-family dwelling or any dwelling unit in a two-family structure shall hereafter be erected or altered which shall have a total floor area of less than 1,000 square feet for dwelling units with two or less bedrooms, plus 200 square feet for each additional bedroom. No multiple-family structure shall hereafter be erected or altered unless each dwelling unit therein shall contain at least 500 square feet where no bedrooms are provided, 600 square feet with one bedroom, 800 square feet with two bedrooms and 200 square feet for each bedroom in excess of two, except in the case of a structure designed February, 199-1 3-8 �Article 3. 0 - General Provisions to house elderly people, in which case each dwelling unit shall contain at least 350 square feet if no bedrooms are provided, and 500 square feet if one or more bedrooms are provided. SECTION 3.15-MOBILE HOMES A. B. Purpose - This section of the zoning ordinance is designed to establish regulations under which mobile homes may be used as single-family dwellings on lots outside mobile home parks. It is hereby recognized that other forms of manufactured housing, commonly referred to as prefabricated, modular or sectional housing among other names, are and have been permitted in Pittsfield Township, on individual lots, in any zoning district in which single-family dwellings are permitted, provided such units comply with the Township's codes and zoning requirements. This section intends to treat mobile homes in a similar fashion, while recognizing the unique feature of their construction. The regulations contained in this section are specifically designed to : 1. Insure compliance of mobile homes on individual lots with all zoning regulations applicable to other single-family dwellings permitted in Pittsfield Township. 2. Insure compliance with all Township codes, in addition to the zoning ordinance, for the protection of the public health, safety and welfare. 3. Be aesthetically compatible with other single-family dwellings in the community. Standards and Requirements - A mobile home may be used as a single-family dwelling on a lot outside a mobile home park, if the following standards and requirements are met. These standards and requirements shall not apply to a mobile home located in a licensed mobile home park. 1. The lot shall be located in a zoning district which permits single-family dwellings. 2. The lot and the mobile home shall comply with all regulations of the zoning district in which located. 3. The mob ile home shall meet all requirements of the United States Department of Housing and Urban Development Mobile Home Construction and Safety Standards (24CFR3280), as amended. Febroary, 199./ 3-9 �Article 3. 0 - General Provisions 4. The mobile home shall be placed on a permanent foundation wall. The wall shall meet all requirements of the Township building code and shall completely enclose the area under the mobile home. The area so enclosed shall not be less than the ground floor area of the mobile home. The mobile home shall be secured to the premises by an anchoring system which meets all State of Michigan requirements. 5. The wheels, tongue and hitch, or other towing appurtenances shall be removed before anchoring the mobile home to the premises. 6. The mobile home shall be connected to public water and sanitary sewer lines, where applicable, according to Pittsfield Township standards and specifications, or to a well and septic tank approved by the County health department. 7. The mobile home shall be aesthetically compatible in design and appearance with conventional on-site constructed housing, and other types of approved manufactured housing. Compatibility shall be determined by the following standards: 8. February, 199./ a. The roof shall be finished with shingles or similar materials and shall have a minimum pitch of 3 on 12. b. Exterior walls shall be finished with natural or simulated natural materials, common to single-family dwellings such as, but not limited to, beveled stains, vertical siding, board and batten siding, or brick. c. Font and rear or front and side exterior doors . d. A roof drainage system which will collect, and concentrate the discharge of, roof drainage, and will avoid drainage along the sides of the dwelling. \ A building permit shall be required for construction of the foundation wall, for placement of the mobile home on the lot, and for any addition to the mobile home. A building permit shall not be issued until a health permit has been issued by the County health department, where applicable, and until a certificate of zoning compliance has been issued in accordance with Article 59.0, herein and is in effect. The mobile home shall not be occupied until a certificate of occupancy has been issued as provided in Article 59.0, herein and is in effect. Any addition to a mobile home shall meet all requirements of the Pittsfield Township building code. 3-10 �r- Article 3. 0 - General Provisions 9. The mobile home, prior to any additions, shall have a minimum floor area of 1,000 square feet, a minimum exterior width of 24 feet for at least one side elevation, and a minimum floor-to-ceiling height of 7.5 feet. 10. Not more than one mobile home shall be used as a single-family dwelling on a lot, nor shall a mobile home be placed on any lot which another single-family dwelling is located. A mobile home shall not be used as an accessory building in any residential district. 11. A mobile home shall not be removed from a foundation until a permit therefore has been issued by the building official, in accordance with the Pittsfield Township building code. SECTION 3.16 - ENTRANCE STRUCTURES A. Entrance structures may be provided for residential areas, shopping centers, industrial parks, and similar developments . The structure(s) may consist of walls, columns, gates, and may be located within required yards. The location and design of an entrance structure shall not interfere with pedestrian, bicycle or vehicular traffic movement; shall conform to the requirements of Section 56.04, herein; and shall not create a safety hazard. B. An entrance structure shall not be constructed until a building permit has been issued. The Planning Commission shall have approved the location, design, and maintenance provisions for an entrance structure before the building permit may be issued. C. All entrance structures shall be regularly maintained in good and safe condition. A mechanism shall be established for assuring the required maintenance. D. The application for approval shall provide the following information: E. 1. Precise location of the structure. 2. Plan and elevation drawings of the structure, including dimensions. 3. Location of electrical wiring and fixtures, if applicable. 4. Provisions to maintain the structure. An identification sign permitted in the district in which the entrance structure is to be located may be mounted on an entrance structure, or made a structural part thereof. Such signs shall conform to all sign regulations, except yard requirements. No sign containing advertising material shall be mounted on, or made a structural part of, an entrance structure. Febroary, 199./ 3-11 �ARTICLE 10.0 RC-RECREATION CONSERVATION DISTRICT SECTION 10.01 - PURPOSE The value to the public of certain open areas of the Township is represented in their natural, undeveloped or un-built condition. It is recognized by this ordinance that the principal use of certain open areas is, and ought to be, the development, management and utilization of the natural resource base possessed by these areas. In order that this value be maintained and this use encouraged, this ordinance has established, based upon a well considered plan, a zoning district designed to regulate the location of buildings and structures and the use of parcels and lots, in order to protect and enhance the natural resources, natural amenities, natural habitats of wildlife, water shed and reservoir areas, agricultural capabilities, public recreation areas, and the public health, safety and welfare by reducing the hardship and financial burdens imposed upon the Township by the wanton destruction of resources, the improper and wasteful use of open land and wooded areas, and the periodic flooding and overflow of creeks and streams. SECTION 10.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. Single-family dwelling. B. Public or private forest preserve, game refuge, golf course, park, playground, or other recreation purpose. C. Public and private conservation area and structure for the development, protection and conservation of open space, watersheds, water, soil, forest and wildlife resources. D. A lot may be used for general and specialized farming and agricultural activities including the raising or growing of crops, livestock, poultry and other farm animals, products and foodstuffs, and provided that any lot that is kept as idle crop land shall be so treated as to prevent soil erosion by wind or water and so treated as to prevent excessive growth of obnoxious weeds and shrubs, and provided that any lot kept as non-cropland shall be so treated as to prevent soil erosion by wind and water. E. A riding academy or stable, a kennel, or the raising or keeping of furbearing animals, horses, ponies and other animals, whether for profit or pleasure. F. The raising or growing of plants, trees, shrubs and nursery stock. Febniary, 1994 10-1 �Article I 0. 0 - Recreation Conservation District G. The growing, stripping and removal therefrom of sod, provided that said lot or portion thereof shall be reseeded after stripping by fall of the year in which it was stripped so to reduce the actual or potential erosion of soil by water or wind. H. A sign, only in accordance with the regulations specified in Article 53 .0. I. Distribution lines and structures, not including buildings, of essential services, when located within an existing public or utility right-of-way, and repeater buildings of a telephone utility company when the location is approved by the Township Planning Commission. SECTION 10.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district subject to obtaining a conditional use permit as provided in Article 50 .0: A. Public and private camping ground. B. The removal of soil, sand, gravel and other materials. See Article 50.0, Section 50.08. C. Transmission lines and structures, not including buildings, of essential services, where located in right-of-ways which are not a part of public or utility right-ofways existing at the time of adoption of this ordinance. D. Country-club house, swimming pool, bath house and the sale of food, beverages and recreation equipment which is incidental and accessory to a recreation use. E. Essential services, except as provided for elsewhere in this district, provided that no storage of materials, equipment, vehicles, or supplies shall be located on the premises; that no personnel shall be quartered or employed Oil the premises; and that the structure(s) shall be designed, erected, and landscaped in such manner as to conform to the character of the surrounding area and this district. F. All buildings and structures accessory and incidental to permitted uses in this district. G. Home Occupation. February. 199-1 10-2 �Article 10. 0 - Recreation Conservation District SECTION 10.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all RC - RECREATION CONSERVATION DISTRICTS : A. LOT AREA - No building or structure shall be established on any lot less than ten (10) acres in area. No lot without a building or structure shall be established less than one ( 1) acre in area. B. LOT WIDTH - The minimum lot width shall be three hundred (300) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed ten (10) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed ten (10) percent of the lot area. E. YARD Al'ID SETBACK REQUIRENIBNTS F. 1. Front yard - Not less than sixty ( 60) feet from the right-of-way line. 2. Side yard - Least width of either yard shall not be less than thirty (30) feet; except in the case of a comer lot where the side yard on the road or street side shall not be less than sixty (60) feet. 3. Rear yard - Not less than fifty (50) feet. 4. The above requirements shall apply to every lot, building or structure. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56 .0, Section 56.06, the following height requirements shall apply to this district. For all buildings and structures - No building or structure shall exceed three (3) stories or forty (40) feet. G. REQUIRED OFF-STREET PARKING-As required in Article 51.0. H. PERFORJ.vfANCE STANDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONNIBNTAL QUALITY - Specified in Article 56.0, Section 56.07. February, 199./ 10-3 �ARTICLE 11.0 AGRICULTURAL DISTRICT SECTION 11.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, farming. Toe regulations of this district are designed to conserve, stabilize, enhance and develop farming and related resource utilization activities, to minimize conflicting uses of parcels, lots, buildings and structures detrimental to, or incompatible with, these activities, and to prohibit uses of parcels, lots, buildings and structures which require streets, drainage and other public facilities and services of a different type and quantity than those normally required by these activities. The district, in preserving areas for agricultural uses, is also designed to prevent proliferation of residential subdivision and urban sprawl. SECTION 11. 02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. A single-family dwelling. B. A parcel may be used for general and specialized farming and agricultural activities including the raising or growing of crops, livestock, poultry, bees and other farm animals, products and foodstuffs, and any building or structure may be located thereon and used for the day-to-day operation of such activities, for the quartering, storage or preservation of said crops, livestock, poultry, bees, animals, products and foodstuffs until consumed on the premises or until moved to a place of collection, distribution or processing, and for the incidental sale of crops, products and foodstuffs raised or grown on said lot or in said building or structure, provided that any lot that is kept as idle crop land shall be so treated as to prevent soil erosion by wind or water and so treated as to prevent excessive growth of obnoxious weeds and shrubs, and provided that any land kept as non-cropland shall be so treated as to prevent soil erosion by wind or water. C. A parcel may be used for the raising and keeping of livestock, not as a farming activity and not for the purpose of remuneration or sale, but incidental to the principal use of a single-family dwelling there situated provided that no feed, other than grain and hay, is imported to the premises, and all livestock feed is stored in rodent proof containers, and that pens and shelters are maintained in a sanitary condition, and that such livestock are fenced in or otherwise prevented from roaming at large off the premises. May 1997 11-1 �Article 11. 0 - Agricultural District D. A parcel may be used for the raising or growing of plants, trees, shrubs, and nursery stock, and any building or structure that may be located thereon and used for such raising or growing and for the storage of equipment and materials necessary for such raising or growing. E. Roadside stand, provided it is incidental to a permitted use and provided the nursery stock or other agricultural products sold at the stand are raised on the premises where situated. Off-street parking as required in Article 51.0. F. Public and private recreation areas, such as a forest preserve, game refuge, recreation park and reservation and similar public and private use of low intensity use. G. Public and private conservation area and structure for the development, protection and conservation of open space, watersheds, water, soil, forest, and wildlife resources. H. A parcel may be used for the growing, stripping and removal therefrom of sod provided that said lot or portion thereof shall be reseeded after stripping by fall of the year in which it was stripped so as to prevent actual or potential erosion by water or wind. I. Line and structures of essential services as set forth in Section 10.02.I, herein. J. A sign, only in accordance with the regulations specified in Article 53.0. K. An accessory use, building or structure. SECTION 11.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district subject to obtaining a conditional use permit as provided in Article 50.0 . \ A. The removal of sand, gravel and other materials. See Article 56.0, Section 56.16. B. Public and private park, camp ground, golf course, golf driving range, club, hunting lodge, garden nursery, greenhouse and livestock auction yard. C. Community and governmental buildings. D. Airport. E. Sanitary land fill site. May 199i 11-2 f �-, 11111 Article 1 /. 0 - Agricultural District F. Public and private nursery, pnmary and secondary schools, business school, college and university. G. Hospital, nursing home, sanitarium. H. A church, synagogue, cathedral, mosque, temple or other building used for public worship, or a cemetery. I. Veterinarian, animal clinic and kennels. J. Essential services, as provided for in Sections 10.03.C & E, herein. K. A radio and television broadcasting and receiving antenna. L. A building may be used for the temporary housing of seasonal agricultural workers provided the farm where located is at least sixty (60) acres. M. One mobile home may be used for the housing of one agricultural worker and his family provided the farm where located is at least sixty (60) acres in size, is being used for agricultural purposes and that the worker obtains at least thirty (30) percent of his means from that farm where living. The mobile home shall be located to the rear of the area of farm buildings and shall meet the provisions of Article 50.0, herein. N. Horne Occupation. 0. Wireless Telecommunication Facilities. SECTION 11.04-REGULATION AND PERFORMANCE STANDARDS The following regulations shall apply in all AG - AGRICULTURAL DISTRICTS A. LOT AREA - No building or structure shall be established on any lot less than two and one-half (2-1/2) acres. The minimum lot area for the raising and keeping of livestock as provided in Section 11.02.C shall be two and one-half (2-1/2) acres. The minimum lot area for the raising and keeping of livestock as provided in Section 11.02.B shall be ten (10) acres. B. LOT WIDTH - The minimum lot width for a two and one-half (2-1/2) acre lot shall be hvo hundred (200) feet, and for a ten (10) acre lot shall be three hundred (300) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed ten (10) percent. ,Hay 199 7 11-3 �Article 11.0 -Agricultural District D. FLOOR AREA RATIO - The maximum floor area shall not exceed ten (10) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less that fifty (50) feet from the right-of-way line. 2. Side Yards - Least width of either yard shall not be less than thirty (30) feet except in the case of a corner lot where the side yard on the road or street side shall not be less than sixty (60) feet. ,, .J. Rear Yard - Not less than fifty (50) feet. 4. The above requirements shall apply to every lot, building or structure, provided further that where livestock is raised or kept, no structure or storage or hay, feed, or manure shall be located less that fifty (50) feet from a property line. 5. Detached Accessory Structures a. Garages and utility structures ,.. /, 1. Front yard - Not less than 50 feet. 2. Side yards - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the side yard shall not be less than 5 feet, except in the case of a corner lot, where the side yard along the street shall not be less than 60 feet. For structures more than 12 feet high or more than 32 feet long or wide or more than 800 square feet in floor area, the side yard requirements in Section 11.04 E-2, herein, shall apply. ,, .J. b. \ Rear yard - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the rear yard shall not be less than the side yard required in subsection a(2), preceding. For all other structures the rear yard shall not be less than 50 feet. Swimming pools. 1. Front yard - Not less than 50 feet. ~ 11 -4 �Article 11. 0 - Agricultural District F. 2. Side yards - Not less than 15 feet, except in the case of a corner lot, where the yard along the street shall not be less than 60 feet. 3. Rear yard - Not less than 15 feet. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in this district: l. For dwelling and non-farm buildings and structures: No dwelling or non-farm building or structure shall exceed a height of three (3) stories or forty (40) feet. 2. For general and specialized farm buildings and structures: No general and specialized farm buildings and structures shall exceed a height of seventy-five (75) feet. G. REQUIRED OFF-STREET PARKING- As required in Article 51.0. H. PERFORMANCE STANDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONMENTAL QUALITY - As specified in Article 56.0, Section 56.07 . .\lay I 99 7 11-5 �ARTICLE 20.0 R-lA - SINGLE-FAMILY RURAL NON-FARM RESIDENTIAL DISTRICT SECTION 20.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, single-family dwellings on medium size lots. The regulations of this district are designed to preserve a predominantly rural character in those areas fit for concentrated residential use because of the soil's ability to absorb sewage wastes from individual septic tanks and to supply safe water from wells. In addition to the dwellings permitted in this zoning district there are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principal use of this district. SECTION 20.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. A single-family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. A sign, on1y in accordance with the regulations specified in Article 53.0. D. A planned unit residential development, on1y in accordance with the procedure and regulations specified in Article 52.0. SECTION 20.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0. A. Golf course, but not including golf driving range. B. Country club, public swimming pool, and recreation club, public and private park and playground. C. Church and public building. D. Public and private nursery; primary and secondary school. E. Essential services, as provided in Section 10.03.C & E, herein. February, /994 20-1 �Article 20.0 - Single Family Rural Non-Farm Residential District F. Home occupations. - SECTION 20.04 - REGULATIONS AND PERFORMANCE STANDARDS Toe following regulations shall apply in all R-lA Single-family Rural Non-Farm Residential Districts: A. LOT AREA - Toe minimum lot area in this district shall be one (1) acre for single-family dwellings and accessory structures thereto. Toe minimum lot area for all other principal buildings and structures listed in Section 20.03 shall be three (3) acres. B. LOT WIDTH - Toe minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - Toe maximum lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RA TIO - Toe maximum floor area shall not exceed twenty (20) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yard - Least width of either yard shall not be less than twenty (20) feet except in the case of a comer lot where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than fifty (50) feet. 4. Detached Accessory Structures a. February, 1994 Garages and utility structures 1. Front yard - Not less than 50 feet. 2. Side yards - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the side yard shall not be less than 5 feet, except in the case of a comer lot, where the yard along the street shall not be less than 50 feet. For structures more than 12 feet high or more than 32 feet long or wide or more than 800 square feet in floor area, the side yard requirements in Section 20.04.E(2), herein, shall apply. • 20-2 ...I �Article 20. 0 - Single Fami/y Rural Non-Fann Residential District 3. b. 5. F. Rear yards - For a structure not more than 12 feet b.igh and not more than 32 feet long or wide and not more than 800 square feet in floor area, the rear yard shall not be less than the side yard required in subsection a(2), preceding. For all other structures, the rear yard shall not be less than 50 feet. Swim.ming pools 1. Front yard - Not less than 50 feet. 2. Side yards - Not less than 15 feet, except in the case of a corner lot, where the yard along the street shall be not less than 50 feet. 3. Rear yard - Not less than 15 feet. The above requirements shall apply to every lot, building or structure HEIGHT REQUIR.ENf.ENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in th.is district: l. For building and structures: No building or structure shall exceed a height of two and one-half (2-1/2) stories or thirty-five (35) feet 2. For detached accessory building: No detached accessory buildings shall exceed a height of twenty five (25) feet. G. REQUIRED OFF-STREET PARKING-As required in Article 51.0. H. PERFORLvlAL'{CE STA.J.'IDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONMENTAL QUALITY - As specified in Article 56.0, Section 56 .07. Fdruary, 199-1 20-3 �ARTICLE 20A.0 (R-lA-1) LOW DENSITY URBAN RESIDENTIAL DISTRICT SECTION 20A.0l -STATElVIENT OF INTENT This district is established to provide areas for single-family residences in designated urban residential areas on large lots. It is intended to be used in areas in which residential density should be kept as low as possible, compatible with economical provision of public sanitary sewer and water facilities and other urban services, in order to preserve existing trees and other natural features, and to provide transition from areas developed with rural, non-farm residences . The district is also established to enable street, drainage, and other subdivision improvements to be provided at lesser standards than those which are required for urban residential districts with smaller lot sizes and thus higher intensity development. This district is intended to be used only in areas served by public water and sanitary sewer facilities . SECTION 20A.02 - PERMITTED USES The following buildings, structures, and uses are permitted in this district: A. Single-family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. A sign in accordance with the regulations set forth in Article 53.0 herein. D. A planned unit development, in accordance with the procedures and regulations set forth in Article 52.0, herein. SECTION 20A.03 - CONDITIONAL USES The following buildings, structures, and uses are permitted herein, subject to obtaining a conditional use permit as provided in Article 50.0: A. Golf course, but not including golf driving range. B. Country club, public swimming pool and recreation club, public and private park and playground. C. Church and public building. D. Public and private nursery school, primary and secondary school. February, 1994 20A-l �Article 20A. 0 - Low Density Urban Residential District E. Essential services as provided in Section 10. 03 C and E, herein. F. Home occupation. SECTION 20A.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-lA-1 zoning districts: A. LOT AREA - The minimum lot area shall be twenty thousand (20,000) square feet for each dwelling unit. The minimum lot area for all other principal buildings and structures shall be one (1) acre. B. LOT WIDTH - The minimum width for a lot whose minimum required area is twenty thousand (20,000) square feet shall be ninety (90) feet. The minimum width for a lot whose minimum required area is one ( 1) acre shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - The maximum total floor area shall not exceed twenty (20) percent of the lot area. E. YARD REQUIRErvffiNTS 1. Front Yard - Not less than forty (40) feet for principal buildings detached accessory structures, and swimming pools. 2. Side Yards - Where a garage is attached to a dwelling, the minimum side yards shall be ten (10) feet for each side. Where a garage is not attached to a dwelling, the minimum side yards for the dwelling shall be ten (10) feet for the side without a driveway and fifteen ( 15) feet for the side with the driveway. For detached accessory structures the\minimum side yard shall be five (5) feet; for swimming pools, fifteen (15) feet. For all principal buildings other than single-family dwellings the minimum side yard shall be twenty (20) feet. In the case of corner yards, the minimum yard shall be forty (40) feet for all buildings and structures including swimming pools. 3. Rear Yard - Not less than thirty-five (3 5) feet for principal buildings, not less than five (5) feet for a detached accessory structure, not less than twenty (20) feet for a swimming pool. February, 199./ 20A-2 �Article 20A. 0 - Low Density Urban Residential District 4. In the case of a through lot, the frontages along streets shall be considered front yards and all buildings and structures, including swimming pools, shall meet the minimum front yard requirements. 5. F. Toe preceding regulations shall apply to every lot, building or structure. HEIGHT REGULATIONS - Except as otherwise provided in Section 56 .06 herein, the following height regulations shall apply in this district: 1. For buildings and structures - Height shall not exceed 2-1/2 stories or thirty-five (35) feet. 2. For detached accessory buildings and structures-height shall not exceed twenty-five (25) feet. G. REQUIRED OFF-STREET PARKING- As required in Article 50.0 herein. H. PERFORMANCE STANDARDS - As required in Article 54.0 herein. Febnwry, 1994 20A-3 �ARTICLE 21.0 R-lB SINGLE-FAMILY SUBURBAN RESIDENTIAL DISTRICT SECTION 21.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, single-family dwellings on moderately small-sized lots. The regulations of this district are designed to create predominantly suburban character in those areas which are served by a central water supply system and a central sanitary sewerage system. In addition to the dwellings permitted in this zoning district, certain residential and public uses are permitted which have been strictly regulated to make them compatible with the principal use of this district. SECTION 21.02 - PEMilTTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. Single-family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. A sign, only in accordance with the regulations specified in Article 53.0. D. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52 .0. SECTION 21.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0. A. Golf course, but not including golf driving range . B. Country club, public swimming pool, and recreation club, public and private park and playground. C. Church and public building . D. Public and private nursery, primary and secondary school. E. Essential services, as provided in Section 10.03 .C & E herein. May 1997 21-1 �Article 21. 0 - Single Family Suburban Residential District F. Home Occupations. SECTION 21.04 - REGULATIONS AND PERFORlV[Al~CE STANDARDS The following regulations shall apply to all single-family residential districts: A. LOT AREA - Where a lot is served with a central water supply system and a central sanitary sewerage system there shall be provided a minimum of ten thousand (10,000) square feet of lot area for each single-family dwelling unit. Where a lot is not so served, there shall be provided a minimum of one ( 1) acre of lot area for each single-family dwelling unit. The minimum lot area for all other principal buildings and structures listed in Section 21.03 shall be one (1) acre where central services are provided and three (3) acres where a lot is not so served. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be seventy (70) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty ( 15 0) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed thirty (30) percent of the lot area. E. YARD REQUIREMENTS 1. 2. PRINCIPAL RESIDENCE a. Front Yard - Not less than thirty-five (35) feet. b. Side Yards - Where garages are attached to the dwelling, the least width of the side yards shall be five (\5) feet and the sum of the two side yards shall not be less than fifteen (15) feet. Where garages are detached, the least width of the side yards shall be five (5) feet and the side yard on the side with the driveway shall be at least fifteen (15) feet except in the case where the side yard is adjacent to a road or street which yard shall not be less than thirty-five (35) feet. c. Rear Yard- Not less than thirty-five (35) feet. DETACHED ACCESSORY STRUCTURES a. Garages and Utility Buildings 21-2 �.. Article 21.0 - Single Family Suburban Residential District b. 1. Front Yard - Not less than thirty-five (35) feet. 2. Side Yard - Not less than five (5) feet. 3. Rear yard - Not less than five (5) feet. Swimming Pools 1. Front Yard- Not less than thirty-five (35) feet. 2. Side Yard - Not less than fifteen (15) feet. 3. Rear Yard - Not less than twenty (20) feet. 3. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in this district: 1. For buildings and structures - No building or structure shall exceed a height of two and one half (2-1/2) stories, or thirty-five (35) feet. 2. For detached accessory buildings - No detached accessory building shall exceed a height of twenty-five (25) feet. G. REQUIRED OFF-STREET PARKING -As required in Article 51.0. H. PERFORMANCE STANDARDS - As required in Article 54.0 . .Hay /99- 21-3 �ARTICLE 22.0 R-2A-TWO-FAMILY RESIDENTIAL DISTRICT SECTION 22.01 - PURPOSE This district is intended to delineate areas in the Township which are suitable for two single-family attached dwellings occupying a common lot or parcel. The district is intended to create areas of essentially single-family residential character, utilizing two attached single-family dwellings. It is intended to be similar to the R-1B district, except for the different type, and slightly higher density of dwelling units. SECTION 22.02 - PERMITTED USES A. All uses permitted in the R-1B district, Section 21.02, subject to all requirements of that district. B. Two-family dwellings. SECTION 22.03 - CONDITIONAL USES A. All uses permitted in the R-1B district, Section 21.03, as conditional uses, subject to all requirements of that district. SECTION 22.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - Every lot occupied by a two-family dwelling shall contain an area of not less than twenty thousand (20,000) square feet, where the lot is served by central water supply and sanitary sewerage systems. Where the lot is not so served, the minimum lot area shall be two (2) acres. B. LOT WIDTH - The minimum width for lots occupied by two-family dwellings served by central water supply and sanitary sewerage systems shall be one hundred twenty (120) feet. The minimum width for lots not so served shall be two hundred ten (210) feet. C. LOT COVERAGE - The maximum lot coverage shall be thirty (30) percent for lots served by central water supply and sanitary sewerage systems. The maximum lot coverage for lots not so served shall be twenty (20) percent. D. FLOOR AREA RATIO - The maximum floor area ratio shall be thirty (30) percent for lots served by central water supply and sanitary sewerage systems. The maximum floor area ratio for lots not so served shall be twenty (20) percent. February. 1994 22-1 �Article 22. 0 - Two Family Residential District E. YARD REQUIREMENTS - The yard requirements for the R-lB district shall apply to lots served by central water supply and sanitary sewage systems. The yard requirement of the R-lA district shall apply to lots not so served. F. HEIGHT REQUIREMENTS - The height regulations of the R-lB district shall apply. G. REQUIRED OFF-STREET PARKING - As required in Article 51.0, herein. H. SITE PLAN APPROVAL - A building permit shall not be issued for construction of a two-family structure until a site plan therefor has been approved according to the procedure and specifications in Article 55.0, herein. I. PERFORMANCE STANDARDS - As required in Article 54.0, herein. J. WELL AND SEPTIC TANK REQUIREMENTS - Where public water and sewage facilities are not available, each dwelling unit in a two-family dwelling shall have a well, septic tank, and drain field, said facilities not to be shared with the other dwelling unit in the structure. Said well, tank and drain field shall be located on the portion of the lot identified with the dwelling unit served. February, 1994 22-2 - -. �ARTICLE 23.0 R-2B- LOW DENSITY MULTIPLE-FAMILY RESIDENTIAL DISTRICT SECTION 23.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, or ought to be, multiple-family dwellings. The regulations of this district are designed to permit a lower density of population and a lower intensity of land use than is allowed in the R-3 District in those areas which are served by central water supply system and a central sanitary sewerage system, and which abut or are adjace~t to such other uses, buildings, structures, or amenities which support, complement or serve such a density and intensity. In addition to the dwellings permitted in this zoning district, there are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principal uses of this district. SECTION 23.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. All permitted uses in the R-2A district, Section 22.02, subject to all requirements of that district. B. Multiple-family dwelling and any use, building or structure accessory thereto. C. A home occupation may be located on lot with single-family dwelling. D. Lines and structures of essential services, as provided in Section 10.02.I, herein. E. A sign, only in accordance with the regulations specified in Article 53 .0. F. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52 .0. SECTION 23.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Golf course, but not including golf driving range. B. County club, public swimming pool, recreation club, public and private park and playground. February, 1994 23-1 �Article 23. 0 - Low Density lvfu/tip/e-Family Residential District C. Church and public building. D. Public and private nursery, primary and secondary school. E. Essential services as provided in Section 10.03 C & E, herein. SECTION 23.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-2B-Low Density Multiple-family Residential Districts: A. LOT AREA - Every lot or parcel of land occupied by a multiple-family structure which has three (3) or more dwelling units shall contain an area of not less than seven thousand three hundred (7,300) square feet per dwelling unit. B. LOT WIDTH - For a multiple dwelling structure, the minimum lot width shall be one hundred twenty-five (125) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed thirty (30) percent of the lot area. E. YARD REQUIRE:tvIENTS F. 1. Front Yard - Not less than thirty five (35) feet. 2. Side Yards - For multiple-family dwellings - Least width of either yard shall not be less than fifteen (15) feet, but the sum of the two side yards shall not be less than thirty-five feet except in the case of a corner lot or parcel where the side yard on the road or street sidt\shall not be less than thirty-five feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. For accessory structures the structure shall meet the same yard requirements. 5. The above requirements shall apply to every lot, building or structure. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, no building shall exceed two (2) stories above finished grade or twenty-five (25) feet whichever is the lesser. February. 199-1 23-2 �Article 23. 0 - Low Density tvfultiple-Family Residential District G. DISTANCE BETWEEN GROUPED BUILDINGS - In addition to the required setback lines provided elsewhere in this ordinance in group dwellings (including semi-detached and multiple dwellings) the following mioimnm distances shall be required between each said dwelling: 1. Where buildings are front to front or front to rear, three (3) times the height of the taller building, not less than fifty (50) feet. 2. Where buildings are side to side, one (1) times the height of the taller building but not less than eighteen (18) feet. 3. Where buildings are front to side, rear to side, or rear to rear, two (2) times the height of the taller building but not less than thirty-five (3 5) feet. In applying the above standards, the front of the building shall mean that face of the building having the greatest length, the rear is that face opposite the front. The side is the face having the smallest dimension. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55 .0. J. PERFORMANCE STANDARDS -As required in Article 54.0. February, 1994 23-3 - - -- -- - - -- -- - �ARTICLE 24.0 R-3-MODERATE DENSITY MULTIPLE-FAMILY RESIDENTIAL DISTRICT SECTION 24.01 - PURPOSE This district is composed of those areas of the Township whose principal use is or ought to be multiple-family dwellings at a moderate density. The regulations of this district are designed to permit a moderate density of population and a moderate intensity of land use in those areas which are served by a central water supply system and a central sanitary sewerage system, and which abut or are adjacent to such other uses, buildings, structures, or amenities which support, complement or serve such a density and intensity. In addition to the dwellings permitted in this zoning district, there are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principle use of this district. SECTION 24.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings, and structures are permitted in this district: A. All uses permitted in the R-2A district, section 22.02, subject to all requirements of that district. B. Multiple-family dwelling and any use, building or structure accessory thereto . C. A home occupation may be located on a lot with a single-family dwelling. D. Lines and structures of essential services, as provided in Section 10.02.I, herein. E. A sign, only in accordance with the regulations specified in Article 53 .0. F. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52.0. SECTION 24.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50 .0: A. Golf course, but not including golf driving range. B. Country club, public swimming pool and recreation club, public and private park and playground. February. 199./ 24-1 �Article 24. 0 - Moderate Density Family Afultiple Family Residential District C. Church and public building. D. Public and private nursery schools, primary and secondary school, college and university. E. Medical and dental clinic, when associated with a hospital, nursing home or sanitarium. F. Funeral establishment. G. Hospitals, nursing homes, sanitariums. H. Essential services as provided in Section 10.03.C & E, herein. SECTION 24.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-3 - Moderate Density Multiple-family Residential Districts: A. LOT AREA - Every lot or parcel of land occupied by a multiple-family dwelling structure which has three (3) or more dwelling units shall contain an area of not less than four thousand eight hundred (4,800) square feet per dwelling unit. B. LOT WIDTH - For a multiple-family dwelling, the minimum lot width shall be four hundred (400) feet. C. LOT COVERAGE - For multiple-family buildings, the maximum lot coverage shall not exceed thirty-five (3 5) percent. D. FLOOR AREA RATIO - For multiple-family buildings, the maximum floor area shall not exceed thirty-five (35) percent of the lot area. E. YARD REQUIREMENTS \ 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, but the sum of the two side yards shall not be less than fifty (50) feet except in the case of a comer lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than fifty (50) feet. 4. Accessory structures shall meet the same yard requirements. February, 199-1 24-2 �Article 24. 0 - fvfoderate Density Family Multiple Family Residential District 5. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREl'vfENTS - Except as is otherwise provided in Article 56.0, Section 56.06, no building or structure shall exceed two and one-half (2-1/2) stories above finished grade or thirty-five (35) feet which ever is the lesser. G. DISTANCE BETWEEN GROUPED BUlLDINGS - In addition to the required setback lines provided elsewhere in this ordinance, in group dwellings (including semi-detached and multiple dwellings) the following minimum distances shall be required between each said dwelling: 1. Where buildings are front to front or front to rear, three (3) times the height of the taller building, but not less than seventy (70) feet. 2. Where buildings are side to side, one and one half (1-1/2) times the height of the taller building but not less than twenty (20) feet. 3. Where buildings are front to side, rear to side, or rear to rear, two (2) times the height of the taller building but not less than forty-five (45) feet. In applying the above standards, the front of the building shall mean that face of the building having the greatest length; the rear is that face opposite the front. The side is the face having the smallest dimension. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLAl~G CO:MMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS -As required in Article 54.0. February. 1994 24-3 �ARTICLE 25.0 MHP - MOBILE HO1\1E PARK RESIDENTIAL DISTRICT SECTION 25.01 PURPOSE The purpose of this district is to provide for the development of mobile home parks, and to promote mobile home parks with the character of residential neighborhoods. It is the intent of this ordinance that mobile home parks be located in areas which are served adequately by essential public facilities and services such as access streets, police and fire protection, and public water, sanitary sewer, and storm drainage facilities . SECTION 25.02 PERMITTED USES The following buildings and structures, and uses of lots, buildings, and structures are permitted in this district. • A Mobile home dwelling units. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. Signs, in accordance with Article 53 .0, herein. D. Accessory structures such as sheds and community buildings. SECTION 25.03 CONDITIONAL USES The following buildings and structures, and uses of lots, buildings, and structures, are permitted subject to obtaining a conditional use permit as provided in Article 50, herein. A Church, fire station, police station, government office building, and similar government buildings. B. Public or private nursery, primary, and secondary school, day care center. C. Essential services as provided in Section 10.03 .C and E, herein. SECTION 25.04 REGULATIONS AND PERFORl\.'IANCE STANDARDS The following regulations shall apply to all mobile home park residential districts. A • Lot Area - The minimum area of the lot that comprises the mobile home park shall be 15 acres . February, 1994 25-1 �Article 25. 0 - Mobile Home Park District B. Height Requirements - Except as otherwise provided in Sections 56.06 and 56.14, no building or structure shall exceed a height of 2-1/2 stories or 3 5 feet. C. Planning and Development Regulations - As provided in Section 56.14, herein. \ February, 1994 25-2 �ARTICLE 26.0 R-O RESIDENTIAL-OFFICE DISTRICT SECTION 26.01 - PURPOSE The R-O District has the following purposes : - A To accommodate certain small office uses which are low traffic generators and which are compatible with adjacent and neighboring single-family dwellings . B. To be located along major streets and in those areas of Pittsfield Township which are established single-family residential areas and which are in transition to nonsingle-family residential areas but have vacant, undeveloped lots fronting on major streets which are not likely to have new single-family dwellings constructed thereon. C. To provide a reasonable use of such properties as identified in paragraph (B) preceding, without permitting more intense office or commercial districts. D. To provide new buildings which are compatible in architectural style and scale with adjacent single-family dwellings. E. To encourage retention of existing single-family structures in their architectural style and scale. SECTION 26.02 - PER.l\11TTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A Single-family dwelling and any use, building or structure accessory thereto . B. Single-family dwellings and any use, building or structure accessory thereto . C. Signs, only in accordance with the regulations set forth in Section 26.06 and Article 53 .0, herein. D. Lines and structures of essential services, as provided in Section 10.02.I, herein . • February, 199./ 26-1 �Article 26. 0 - Residential-Office District SECTION 26.03 - CONDmONAL USES A. The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0, herein: 1. Church and public building. 2. Public and private nursery school primary and secondary schools. 3. Essential services, as provided in Section 10.03 .C & E, herein. 4. Home occupations. 5. Offices of architects, engineers, surveyors and similar professionals, provided that no trucks, drilling rigs, and similar vehicles shall be stored on the premises and provided that no materials or field equipment shall be stored outdoors on the premises. 6. Executive, administrative, legal, accounting, insurance, real estate and similar offices, provided that banks and offices of any doctor, dentist, chiropractor or similar profession shall not be permitted in the district because the off-street parking required and the traffic generated by such uses are incompatible with the purpose of this district. 7. A dwelling unit combined with an office of the nature set forth in Sections 26 .03.A(5) and A(6), provided that the proprietor of the office resides in the dwelling unit. 8. As a further condition of approving a conditional use permit, the Planning Commission shall determine whether the proposed office use will generate off street parking requirements in excess of the maxim.um number of parking spaces permitted on the premises. If the Pl\Ilfiillg Commission so determines, the permit application shall be denied. The Planning Commission shall enter into the record of the meeting at which the determination is made all data and other findings which were used in making said determination. B. In addition to the information required for a conditional use permit as set forth in Sections 50.03 and 50.04, herein, any application for a conditional use permit for an office in this district shall include the following information: 1. February. 199./ Shall include a site plan meeting the requirements of Section 55 .05 "Required Data for a Preliminary Site Plan" . 26-2 ,,,,-- �Article 26. 0 - Residential-Office District C. 2. A scaled floor plan of the principal building to be converted to, expanded for, or to be constructed for office use, or combined residential-office use, showing thereon the existing and future layout of the structure. 3. A typical elevation of each facade of the principal building, drawn to scale, showing thereon the height of the building and the nature of the exterior finish materials. 4. Typical details of the screened enclosure for outdoor trash storage. Upon issuance of a conditional use permit for an office in this district, no certificate of zoning compliance or building permit shall be issued until a detailed site plan has been approved by the Planning Commission in accordance with Sections 55.07 and 55 .08 of this ordinance. SECTION 26.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - Where a lot is served by public water and sanitary sewerage facilities, the following minimum lot areas shall be required: Single-family dwellings - 10,000 square feet Single-family dwellings - 20,000 square feet Offices - 15,000 square feet Single-family and office - 20,000 square feet Where a lot is not served by public water and sanitary sewerage facilities the minimum required lot area shall be one (1) acre. B. LOT WIDTH- Minimum lot widths shall be required as follows: Lots with a minimum area of: 10,000 square feet - 70 feet 15,000 square feet - 100 feet One (1) acre - 150 feet C. LOT COVERAGE - Lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - Floor area ratio shall not exceed twenty (20) percent. E. YARD REQUIREMENTS - The following minimum yards shall be required for each principal building: 1. February, 199-1 Front yard - thirty-five (3 5) feet. 26-3 �Article 26. 0 - Residential-Office District F. 2. Side yard - ten (10) feet either side, except in the case of a comer lot or parcel where the side yard on the road shall not be less than thirty-five (35) feet. 3. Rear yard - thirty-five (35) feet. HEIGHT REGULATIONS - Except as otherwise provided m Section 56.06, herein, the following height regulations shall apply: 1. Existing principal structures shall not exceed two (2) stories or thirty-five (3 5) feet in height. 2. New principal structures to be established on undeveloped parcels or to replace existing principal structures, and all additions to existing structures shall not exceed one ( 1) story or fifteen ( 15) feet in height. 3. Accessory structures shall not exceed one (1) story or fifteen (15) feet in height. G. FLOOR AREA - Each dwelling unit shall meet the mm1mum floor area requirements as set forth in Section 3 .14, herein. No principal building shall have a floor area greater than three thousand (3,000) square feet. H. TRANSITION STRIP - Along any property in this district which abuts a residentially zoned lot, a transition strip shall be provided at the time that any office use is established. The transition strip shall be at least fifteen (15) feet wide and shall be regularly and permanently maintained. The strip shall be improved with trees and shrubs, and a screen constructed of wood or brick or combination of these materials. The screen shall be located adjacent to the property line and shall have a height of not less than four (4) or more than six (6) feet. The strip may be included within a required side or rear yard, but no part of any parking space or driveway shall be permitted within a transition strip. I. A use or structure on any lot in this district fronting a pub\ic road, street or way shall provide in addition to and as an integral part of any site development on the front yard a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off street parking areas from the public right-of-way. J. TRASH STORAGE - On any lot with an office use, all garbage, trash and other waste materials shall be stored within containers with lids. Said containers shall be permanently located within a screened enclosure on a concrete pad with a minimum thickness of four (4) inches. The enclosure shall be constructed of wood or bricks or a combination of these materials. February, 1994 26-4 -- �Article 26. 0 - Residential-Office District K. PARKING - Off-street parking shall be supplied in accordance with Section 51 .01 . Not more than six (6) outdoor parking spaces shall be located on any lot or lots for each principal building. The number of required spaces shall be determined by the Planning Commission based on the number of employees and type of office. The Planning Commission shall enter into the record of the meeting, at which the determination is made, all data and other findings which were used in making said determi.nation. All parking areas and drives shall be paved, and shall be constructed so as to prevent drainage of surface water into adjacent properties or onto street surfaces. L. ARCHITECTURAL REGULATIONS - Every principal building constructed or remodeled in this district shall have an exterior design on all facades similar to a single-family detached residential building. To this end the roofs of such buildings shall be gable, hip, gambrel, or mansard in design, and no roof shall have a pitch of less than two (2) on twelve (12) inches. All such buildings shall be finished in exterior materials of wood, aluminum or vinyl siding, or brick or stone veneer. Concrete block, curtain wall, and similar exterior finishes shall be prohibited. SECTION 26.05 - SIGNS Signs in this district shall comply with all provisions of Article 53, herein, except that the following regulations shall govern: A. One non-illuminated free-standing sign shall be permitted for one or more offices for each principal building. Such signs shall be limited to copy which identifies the office(s) located on the premises. Such sign shall not exceed nine (9) square feet in area and shall not exceed four (4) feet in height. B. One identification sign for an office use may be mounted flush against the wall of the principal building, at each entrance. Such sign shall not exceed two (2) square feet in area. February, 1994 26-5 �ARTICLE 27.0 R-4 IDGH DENSITY MULTIPLE-FAMILY RESIDENTIAL DISTRICT SECTION 27.01 - PURPOSE The R-4 district has the following purposes: A. To permit residential structures unlimited as to height, for persons desiring high density living accommodations in buildings with central services. B. To provide locations for high-rise housing for elderly persons. C. To permit and encourage residential facilities in intensively used areas, such as commercial and office centers in order to create a mixture and balance of uses . The R-4 district is intended to be located in areas of Pittsfield Township which have the following characteristics : A. Frontage on, or direct access to, one or more major arterial streets as designated in the adopted master plan. B. Available public transportation services. C. Within, or adjacent to, existing commercial, office, or high density residential areas, or in areas designated for such use in the adopted master plan. D. Adjacent to large public open space areas or community parks. E. In major urban identity areas, as set forth in the adopted master plan, where highrise residential buildings will enhance the appearance and importance of major activity centers. The district is not intended to be used within, or adjacent to, existing or planned low density residential areas, unless the residential areas are part of a development plan for a PUD. The district may be used as a transition area between commercial or office uses and moderate density (R-3) areas . February, 1994 27-1 �Article 27. 0 - High density Multiple Family Residential District SECTION 27 .02 - PERMITfED USES The following structures and uses of lots and structures are permitted in this district: A. Multiple-family dwellings . B. Incidental services located within apartment buildings for convenience of the buildings' residents, such as newsstands, delicatessens, restaurants, personal service shops, and similar uses, provided the following conditions are met: 1. At least one hundred (100) dwelling units shall be contained within the apartment building(s) in the complex. 2. Not more than two (2) percent, including hallway space, of the total floor area devoted to dwelling units within the apartment building(s) shall be so used. 3. All such incidental services shall be situated within the interior of an apartment building so that no part thereof shall be directly accessible from any street or other public or private way. 4. No sign or window display shall be discernible or visible from a sidewalk, street, or other public or private way. 5. Such incidental service shall not be located on any floor above the first or ground floor. C. Accessory structures and uses as are customarily incidental to the principal permitted uses . D. Lines and structures of essential services, as provided in Section 10.02.I, herein. E. A sign, in accordance with Article 53 .0, herein. F. A planned unit development in accordance with Article 52.0, herein. \ SECTION 27.03- CONDITIONAL USES The following structures and uses of lots and structures are permitted in this district, subject to obtaining a conditional use permit as provided in Article 50.0 herein: A. Public swimming pool, recreation club, public and private park and playground. B. Church. February, 1994 27-2 �Article 27. 0 - High density Multiple Family Residential District C. Public and private nursery schools, primary and secondary schools; college and university facilities . D. A medical or dental clinic, when associated with a hospital, nursing home or sanitarium. E. Hospital, nursing home, sanitarium. F. Essential services, as provided in Section 10.03 .C & E, herein. SECTION 27.04 - REGULATIONS AND PERFORMANCES STANDARDS The following regulations shall apply in all R-4 IDGH DENSITY MULTIPLE-F Al\.1IL Y RESIDENTIAL DISTRICTS : A. LOT AREA - Every lot or parcel occupied by a multiple-family dwelling structure shall provide a minimum lot area of eight hundred (800) square feet for each dwelling unit, except buildings to be occupied exclusively by elderly persons, in which case the following minimum lot area requirements shall apply: Efficiency units (0 bedrooms) 500 square feet per dwelling unit One or more bedroom units 600 square feet per dwelling unit This district has no minimum lot area. B. LOT WIDTH - The minimum lot width shall be two hundred (200) feet. C. LOT COVERAGE - The total ground floor area shall not exceed fifteen (15) percent of lot area. The total developed area, consisting of the ground floor area of all structures, driveways, and surface parking areas shall not exceed forty (40) percent of the lot area. D. FLOOR AREA RATIO - The maximum floor area ratio shall not exceed one hundred fifty (150) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - The front yard shall be not less than seventy-five (75) feet or the distance yielded by the following formula, whichever is greater: Y=L+2H 6 February, 199./ 27-3 �Anicle 27.0 - High density Multiple Family Residential District 2. Side and Rear Yards - The side and rear yards shall not be less than one hundred (100) feet or the distance yielded by the following formula, whichever is greater: Y=L+2H 3 where the yard abuts residential zoning district: or not less than fifty (50) feet or the distance yielded by the following formula, whichever is greater: Y=L +2H 6 where the yard abuts any other zoning district. 3. Corner side yards shall be provided as required for front yards. Formulas - The preceding formulas shall be defined as follows : Y= L= H= The dimension of the required yard in feet. The total length in feet of the portion of a lot line from which, when viewed from directly above, lines drawn perpendicular from the lot line will intersect all parts of the building. Building height, in feet. F. HEIGHT REQUIREMENTS - This district has no limitation on building height. G. BUILDING SP ACE - The minimum required distance between any two (2) buildings, referred to as Building "A" and Building "B" shall be determined by the following formula: 1. If the buildings overlap, or if the overlapping walls ar~without windows : HD =La+ Lb + 2(Ha + Hb) 10 2. If one or both of the overlapping walls are window walls: HD =La+ Lb + 2(Ha + Hb) 6 February. 199-1 27-4 �Article 27. 0 - High density Multiple Family Residential District If a proposed building is non-rectangular in shape, a rectangle shall be 3. superimposed upon the plan and the formula set forth in either subparagraph (1) or (2) be utilized. The Planning Commission shall determine which formula shall be used. Buildings shall be located at least far enough apart so that a superimposed rectangle shall not intersect any part of any other superimposed rectangle or any part of another building. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0 herein, except that the following regulations shall apply, notwithstanding provisions in Article 51.0 . 1. Parking for dwellings in elderly housing complexes shall be provided at a minimum rate of one-half (1/2) space per dwelling unit. Up to one-third (1 /3) of the required number of parking spaces may be held as potential, future parking, provided said spaces are initially developed as landscaped open space. The site plan shall indicate expansion of the parking lot(s) to include the potential spaces when the additional parking becomes necessary. 2. Parking for dwellings other than elderly housing shall be provided in accordance with the following minimum requirements : Efficiency dwelling unit - 1-1/4 spaces 1 bedroom dwelling unit - 1-1/2 spaces 2 or more bedroom dwelling unit - 2 spaces I. 3. No parking space or drive shall be located less than fifty (50) feet from any street right-of-way line. The intervening area shall be landscaped, and may be crossed by entry/exit drives connecting the parking area and internal drive system to a public street. 4. No parking space or drive shall be located less than twenty (20) feet from any side or rear lot line (not covered by 51.0 .H(3), preceding). The intervening areas shall be landscaped. SITE PLAN REVIEW - As required in Article 55 .0, herein. February, 1994 27-5 �ARTICLE 30.0 C-1 - LOCAL COMMERCIAL DISTRICT SECTION 30.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, local retail, service and restricted repair business activities which serve adjacent and surrounding residential neighborhoods. This district has been located within the Township to permit the development of these business activities to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district have been excluded. SECTION 30.02 - PERMITI'ED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Clothing and apparel services, including laundry pickup, automatic laundry, dressmaking, millinery, tailor shop and shoe repair shop. B. Food services including grocery, meat market, bakery, restaurant, delicatessen and fruit market, ice-o-mats and similar self-serve units but not including any business of a drive-in type provided that a restaurant serving alcoholic beverages is permitted only in accordance with Section 30.03 .C. C. Personal services, including barber shop and beauty salon, medical and dental clinics, music studios, banks and savings and loan associations and other similar uses. Personal service offices shall not exceed 4,000 square feet of floor area in any building. D. Retail services, including drug store, hardware, gift shop, and dry goods and notions store. E. Essential services, except those provided for elsewhere in this district, provided that electrical substations shall be enclosed on all sides in a manner in keeping with the character of the surrounding area. F. A sign, only in accordance with the regulations specified in Article 53 .0. G. An accessory use, building or structure. February. 1994 30-1 �Article 30. 0 - Local Commercial District SECTION 30. 03 - CONDITTONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Animal hospital or clinic. B. Lines and structures of essential services, as provided in Section 10.03 .C, herein. C. Restaurants serving alcoholic beverages, provided that the gross receipts thereof derived from the sale of food and other goods and services exceed fifty percent (50%) of the total gross receipts. D. Furniture stores. E. Public and private nursery, primary and secondary school. F. Temporary outdoor sales when conducted by a permanent business established on-site provided that the locations and annual sales period for such sales shall be established by the Planning Commission. Such sales shall be subject to the following requirements: 1. No part of such sales operation shall be located within any required setback or transition strip. 2. The sales operation shall not impede or adversely affect vehicular and pedestrian traffic flow or parking maneuvers. 3. One sign not to exceed eight (8) square feet may announce such sales. Such sign shall not be located in a required yard or transition strip. Such a sign shall be temporary in nature, non-illuminated and approved as to safety and stability by the building inspector. \ 4. The sign, merchandise, and all equipment used in such sales, and all debris and waste resulting therefrom, shall be removed from the premises within three days of termination of the sale. 5. A cash bond of one hundred dollars ($100.00) shall be provided to the Township prior to the start of an approved sale to guarantee site clean-up as required in paragraph (4), preceding. 6. A scaled site plan shall be provided with the application for a Conditional Use Permit showing thereon the location and extent of such sales. �Atricle 30. 0 - Local Commercial District G. Outdoor seating and/or service when associated with a restaurant subject to the following-requirements : 1. No such seating shall be located in a required yard. 2. Approval of the Washtenaw _County Health Department as required. 3. A site plan shall be submitted indicating the area for and location of all outdoor seating. 4. The maximum allowable seating for an outdoor seating area shall be established as a part of the Conditional Use Permit. 5. Parking shall be provided as required under Article 51.0, herein. SECTION 30.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all C-1 Local Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one acre in area, except where a lot is served with a public water supply system and a public sanitary sewerage system, in which case there shall be provided a minimum lot area of ten thousand (10,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be seventy (70) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. The minimum width of a lot of a local shopping center or other combined development of retail and/or service facilities in this district shall be 200 feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. 30-3 �Article 30. 0 - Local Commercial District 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than thirty-five (35) feet. Minimum interior side yards may not be required when two or more buildings are part of a local shopping center or other combined development of local retail and/or service facilities . Side yard requirements shall apply to the perimeter of such developments. 3. Rear Yards - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - No building or structure shall exceed a height of twenty-five (25) feet or two (2) stories. G. TRANSITION STRIPS 1. On every lot in this district which abuts a lot in a recreation/conservation, agricultural, or residential district (including mobile homes) there shall be provided a transition strip. Such transition strip shall be not less than fifteen (15) feet in width, shall be provided along every lot line, except at front lot lines, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a solid screen, wall or hedge not less than four (4) feet nor more than six (6) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street, or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb and designed to provide access to the lot and separate of-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING CO:MNilSSION - As required in Article 55 .0. J. PERFORMANCE STANDARDS As required in Article 54.0. February. 1994 30-4 �ARTICLE 31.0 C-2 - GENERAL COMMERCIAL DISTRICT SECTION 31.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, general retail, service and restricted and repair business activities which serve the entire Township and surrounding area. This district has been located within the Township to permit the development of these business activities, to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district, have been excluded. SECTION 31.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. All permitted uses allowed in the C-1 - Local Commercial District as provided in Section 30.02 of this ordinance. B. Retail services, including department stores, furniture stores, appliance stores, and supermarkets. C. Business and professional offices, such as legal, engineering, accounting, financial and insurance. D. Agricultural services, including machinery sales and repair establishments, and farm supply stores. E. Showroom and sales of new automobiles, farm machinery, and other vehicles and equipment, and the display and sale of used cars, farm machinery, and other vehicles and equipment when in conjunction with a showroom and sales of new units thereof; and repair of same when in conjunction with a showroom and sales of new units thereof. F. Mobile home and trailer court sales and repair. G. Equipment services, including repair, radio and television, electrical appliance shop, plumber. electrician and other similar services and trades. H. A sign, only in accordance with the regulations specified. ,vlay /997 31-1 �Article 3/ .0 - General Commercial District I. An accessory use, building or structure. J. Copying and Business Support Center. Such a center provides retail services involving the reproduction (copying) of printed matter by electronic or electrostatic processes only. Related services such as collating, binding and folding, word processing, facsimile and mailing services may also be provided. SECTION 31.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Establishments primarily devoted to serving alcoholic beverages for consumption on the premises, and/or providing entertainment, controlled by and subject to the requirements of Section 56.13. B. Funeral establishments, mortuary. C. Hotel, motel and boarding-room house, controlled by and subject to the restrictions of Section 56.13. D. Animal hospital or clinic. E. Open air display area for the sale of manufactured products, such as or similar to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured projects and equipment, small tools, pneumatic-tired two and four wheeled utility trailers, pneumatic-tired cement mixers, wheelbarrows, rollers and similar products or equipment. Displays must be located behind all setback lines. F. Lots for the sale of used cars, used farm machinery, and other used vehicles and equipment, when not sold in conjunction with sales of npv cars, machinery, vehicles, or equipment. G. Gasoline service station, but not including any facility intended for servicing road trucks (semi-tractors and trailers and similar transport vehicles), where provided on a lot with a minimum frontage on any street of 150 feet and where no more than two (2) such stations exist at an intersection H. Lines and structures of essential services, as provided in Section 10.03.C, herein. I. Cultural center facilities, including theaters, orchestra halls and museums. Jlay 1997 31-2 �Article 31 . 0 - General Commercial District J. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of secretaries, book.keepers and business machine operators. K. Drive-in facilities for a use permitted in the C-2 district, provided that the conditions set forth in Article 50.0 herein, and the following conditions are met: l. Adequate on-site stacking space for vehicles shall be provided for each drive-in window so that vehicles will not interfere with vehicular circulation or parking maneuvers on this site. Access to and egress from the site will not interfere with peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which will be generated by the proposed drive-in service shall not cause undue congestion during the peak hour of the street serving the site. 3. On-site vehicle stacking for drive-in windows shall not interfere with access to, or egress from the site or cause standing of vehicles in a public right-of-way. L. Minor repair of vehicles, provided all work, materials, equipment, and waste products shall be contained within a completely enclosed building. M. Temporary outdoor sales only as provided in Section 30.03.F. N. Outdoor seating for a restaurant only as provided under Section 30.03.G, herein. 0. Bowling alleys, miniature golf courses, commercial swimming pools, skating rinks. P. Specially designated distributor's establishments (SDD) as controlled by, and subject to, the restrictions of Section 56.13 . Q. Specially designated merchant's establishments (SDM) as controlled by, and subject to, the restrictions of Section 56.13. R. Arcades and commercial amusement or recreation establishments including but not limited to dance halls or pool or billiard halls as controlled by, and subject to, the restrictions of Section 56.13. S. Adult motion picture theaters, as controlled by, and subject to the restrictions of, Section 56.13. May 1997 31-3 �Article 3 / . 0 - General Commercial District T. Adult supply store, as controlled by, and subject to the restrictions of, Section 56.13. U. Adult drive-in motion picture theater, as controlled by, and subject to the restrictions of, Section 56.13. V. Adult physical culture establishments, as controlled by, and subject to the restrictions of, Section 56.13. W. Cabaret, as controlled by, and subject to the restrictions of, Section 56.13. X. Public lodging houses, as controlled by, and subject to the restrictions of, Section 56.13 . Y. Pawnshops and collateral loan and/or exchange establishments as controlled by and subject to the restrictions of Section 56.13. Z. Restaurants serving alcoholic beverages, provided that the gross receipts thereof derived from the sale of food and other goods and services exceed 50% of the total gross receipts. AA. Child Care Facilities. BB . Printing Facility when part of a Copying and Business Support Center as permitted in Section 31.02.J. Such facility may provide additional printing services including offset-type duplication, digital and non-impact printing provided that no noise or odor is discernible outside the area occupied by the Copying and Business Support Center and Printing Facility. SECTION 31.04 - REGULATIONS AND PERFORMANCE ST AND ARDS The following regulations shall apply in all C-2 - General Comrnerci<V, Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a public water supply system and a public sanitary sewerage system, in which case there shall be provided a minimum lot area of twenty thousand (20,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be one hundred ( 100) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. The minimum lot width for a community shopping center or other combined development of retail and/or service facilities shall be two hundred (200) feet. ,\,fay /99'' 31-4 r · �Article 31 .0 - General Commercial District C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed eighty (80) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS: 1. Front Yard - Not less than thirty-five (35) feet, including all signs and pump islands of gasoline service stations. 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a comer lot or parcel where the side yard on the road or street side shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - No building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS H. Jfay /99 7 1. On every lot in this district which abuts a lot in a recreation-conservation, agricultural and residential district (including mobile homes) there shall be provided a transition strip. Such transition strip shall be not less than fifteen ( 15) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than six ( 6) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to, and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. REQUIRED OFF-STREET PARKING-As required in Article 51.0. 31-5 �Article 31 .0 - General Commercial District I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE ST AND ARDS - As required in Article 54.0 . .Hay /99 7 31-6 �ARTICLE 32.0 C-3 - HIGHWAY COlVIMERCIAL DISTRICT SECTION 32.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, retail and service business activities which serve, or are meant to serve, the motoring public. This district has been located within the Township to permit the development of these business activities, to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on, and serve the persons traveling on, public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district have been excluded. SECTION 32.02 - PER1\1ITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A Gasoline service station but not including any facility intended for servicing road trucks (semi-tractors and trailers and similar transport vehicles), where provided on a lot with a minimum frontage on any street of 150 feet and where no more than two (2) such stations exist at an intersection B. Motel, hotel, restaurants. C. Drive-ins, including restaurants, ban.ks, laundries. D. Essential services, as provided in Section 30.02.E, herein. E. A sign, only in accordance with the regulations specified in Article 53.0. F. Accessory use, building or structure. SECTION 32.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A Drive-in theater. February, I 994 32-1 �Article 32. 0 - Highway Commercial District B. Places of amusement, entertainment or recreation such as a dance hall, bowling alley, miniature golf, commercial swimming pool, skating rinks, trampolines, etc. C. Lines and structures of essential services, as provided in Section 10.03.C, herein. D. Outdoor seating for a restaurant only as pro:vided under Section 30.03 .G, herein. E. A gasoline service station designed and intended for servicing road trucks (semitractors and trailers and similar transport vehicles). SECTION 32.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all C-3 - Highway Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a central water supply system and a central sanitary sewerage system, in which case there shall be provided a minimum lot area of thirty thousand (30,000) square feet. B. LOT WIDTH - The minimum width of all lots, whether or not served with a central water supply system and a central sanitary sewerage system shall be one hundred fifty (150) feet: · C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD REQUIREMENTS F. 1. Front Yard - Not less than fifty (50) feet including all signs and the pump islands of gasoline service stations. \ 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a comer lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. HEIGI-IT REQUIREMENTS - No building or structure shall exceed a height of thirty-five (3 5) feet or two (2) stories. F ebruary. I 994 32-2 �Article 32. 0 - Highway Commercial District G. TRANSITION STRIPS I. On every lot in the district which abuts a lot in a recreation-conservation, agricultural and residential district (including mobile homes) a transition strip, not less than fifteen (15) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure and shall be improved with a screen, wall or hedge not less than four (4) nor more than eight (8) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide, in addition to, and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking area from the public right-of-way. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55 .0. J. PERFORMANCE STAJ.'IDARDS - As required in Article 54.0. February, 1994 32-3 �ARTICLE 33.0 0-1 OFFICE DISTRICT SECTION 33.01 -PURPOSE It is recognized by this ordinance that the value to the public of designating certain areas of the Township for office use is represented in the employment opportunity to citizens and the resultant economic benefits to the Township. This use is characterized by an insignificant amount of such nuisance factors as noise, heat, glare, and the emission of air pollutants. This district has been located within the Township to permit the development of office use, to protect adjacent agricultural and residential areas against encroachment of incompatible uses, and to lessen congestion on public streets highways. To these ends, certain uses which interfere with the operation of business activity and the purpose of this district, have been excluded. this the and this SECTION 33.02 -PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Business, professional, executive or administrative offices, such as financial institutions without drive-in facilities, advertising, real estate, insurance corporation, medical, non-profit organizations, and similar uses, but not including such personal services as hair salons, barber shops and music instruction studios. B. Essential services, as provided in Section 30.02.E, herein. C. An accessory use, building or structure. D. A sign, only in accordance with the regulations specified in Article 53.0. SECTION 33.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 52.0: A. Restaurants or cafeteria facilities for employees. February. 1994 33-1 �Article 33. 0 - Office District B. Lines and structures of essential services, as provided m Section 10.03.C, herein. C. Pharmacy, retail sales of medical and dental supplies and equipment, and medical and dental laboratories located wholly within an office building having 65 % or more of its floor area devoted to medical/dental office use; provided, that not more than 8 % of the building's floor area shall be pharmacy. Excepting for one building mounted sign and one free-standing sign identifying the medical/dental building, signs and other advertising for the aforesaid uses shall not be permitted on the building exterior or otherwise visible to persons outside the building, notwithstanding the sign regulations specified in Article 53.0. Off-street parking shall conform to the regulations specified in Article 51.0. D. Commercial radio and television offices and studios, and accessory broadcasting towers which do not exceed one hundred ( 100) feet in height. E. Financial institutions such as banks, savings and loan associations and credit unions with drive-in facilities, provided that the conditions set forth in Article 50.0, herein, and the following conditions are met: 1. Adequate on-site stacking space for vehicles shall be provided for each drive-in window, so that vehicles will not interfere with vehicular circulation or parking maneuvers on the site. Access to and egress from the site shall be so located and designed such that traffic flow will not interfere with the street peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which would be generated by a proposed fmancial institution shall not cause undue congestion during the peak hours of the street serving the site. 3. On-site vehicle stacking for drive-in windows sh3il not interfere with access to or egress from the site or cause standing of vehicles in a public right-of-way. F. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of medical business, and legal secretaries; medical and dental technicians; and business machine operators. G. Church, synagogue, mosque, temple, or other building for public worship. February, 1994 33-2 �Article 33. 0 - Office District SECTION 33.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all 0-1 Office Districts: A. LOT AREA - No building or structure shall be established on any lot less th.an one (1) acre in area, except where a lot is served with a central water supply system and a central sanitary sewerage system, in which case there shall be provided a minimum lot are of twenty thousand (20,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be one hundred ( 100) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. February, 199./ On every lot in the district which abuts a lot in a recreationconservation, agricultural, and residential district (including mobile homes) there shall be provided a transition strip. Such transition strip shall be not less than fifteen (15) feet in width, shall be provided along every lot line, except a front lot line , which abuts a lot in such districts, shall not be included as part of the yard required around a building or 33-3 �Article 33. 0 - Office District structure, and shall be improved, when said lot is this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING -As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. \ February, 1994 33-4 �ARTICLE 34.0 W-1 - WHOLESALE AND WAREHOUSING DISTRICT SECTION 34.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, wholesale and warehouse activity which serves the entire Township and surrounding areas. This district has been located within the Township to permit the development of these activities and to protect against the encroachment of incompatible uses and to lessen congestion on public streets and highways. SECTION 34.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots building and structures are permitted in this district, provided that materials and equipment to be used in the principal business, and products resulting from the principal business shall be stored within a completely enclosed building. Such products, materials, and equipment may be stored outdoors if a conditional use permit therefore is obtained in accordance with this article. A. Wholesale sales of goods, such as drugs, pharmaceuticals, bakery, and dairy products, clothing, dry goods, hardware, household appliances, office and business machinery, industrial machines. B. Warehousing and material distribution centers, provided all products and materials are enclosed within a building. C. Ice and cold storage plants. D. Essential services as provided in Section 30.02., herein. E. An accessory use, building or structure. F. A sign, only in accordance with regulations specified in Article 53 .0. SECTION 34.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Above or below ground bulk storage of flammable liquids or gases. B. Lines and structures of essential services, as provided in Section 10.03 .C, herein. May 199 7 34-1 �Article 34. 0 - Wholesale and Warehousing District C. Trucking and cartage facilities. D. Lumber yards. E. Outdoor storage of materials and equipment to be used as part of the principal business, and products resulting from the principal business, subject to the additional regulations set forth in Section 56.03.B, herein. ''Lumber Yards" shall be exempt from the provisions of this subsection. F. Retail sales of items which are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictly incidental to wholesale sales. G. Outdoor storage of recreational vehicles. H. Wireless Telecommunication Facilities. SECTION 34.04 - REGULATIONS AND PERFORlVIANCE STAND ARDS The following regulations shall apply in all W-1 Wholesale and Warehousing Districts: A. LOT AREA - No building or structure or use shall be established on any lot less than one ( 1) acre in area. B. LOT WIDTH - The minimum lot width in this district shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed forty (40) percent. \ D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS May 1997 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either side yard shall not be less than twenty (20) feet, except in the case of a comer lot or parcel where the side yard on the road or street shall not be less than fifty (50) feet. 34-2 �Article 34. 0 - Wholesale and Warehousing District 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or two (2) stories. G. TRANSITION STRIPS 1. On every lot in the district which abuts a lot in a recreation-conservation, agricultural, residential (including mobile homes) or commercial or office district, there shall be provided a transition strip. Such transition strip shall not be less than twenty five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure and shall be improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height, and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING- As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STAND ARDS - As required in Article 54.0. May 1997 34-3 �ARTICLE 35.0 P - PARKING DISTRICT SECTION 35.01 - PURPOSE This district is intended to provide off-street parking area for automobiles and light commercial passenger vehicles, such as vans and one-half (1/2) or three-quarter (3/4) ton pick-up trucks. It is intended for use within, or immediately adjacent to, commercial, office, warehousing, and industrial areas. The district may be located adjacent to, but not within, existing or planned rural or residential areas. It is the intent of this district that each parking lot be landscaped to properly screen parking areas from adjacent parcels, especially residential areas; to shade the paved area to reduce heat buildup; and to visually break up large expanse of paved areas. The district is intended to be used only for parking of operative and currently licensed vehicles. Repair, sales, services, and similar activities are intended to be strictly prohibited. SECTION 35.02 - PERMITTED USES A. Parking of operative vehicles, with current license plates only. Overnight storage of commercial vehicles, such as trucks and busses, recreation vehicles, construction vehicles and equipment, and similar vehicles and equipment, and all inoperative and/or unlicensed vehicles and all vehicles without current license plates, shall be prohibited. SECTION 35.03 - CONDITIONAL USES None permitted. SECTION 35.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - No minimum required. B. LOT WIDTH - No minimum required. C. YARD AND SETBACK REQUIREMENTS - The following requirements shall apply to all lots in this district, notwithstanding other provisions of this ordinance to the contrary. 1. February, 1994 Front Yard - Not less than thirty-five (35) feet. Parking spaces and drives shall be prohibited in a required front yard, except that part of a drive necessary to provide ingress and egress. 35-1 �Article 35.0 - Parldng District D. E. 2. Side Yard - Not less than ten (10) feet, each side. Parking spaces and drives shall be prohibited within a side yard, unless the required side yard is adjacent to a required transition strip, in which case parking spaces and drives may extend to the inside line of the transition strip. In the case of a corner yard, a setback along the street frontage shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. Parking spaces and drives may occupy the rear yard, but shall not be less than ten (10) feet from the rear lot line, unless the required rear yard is adjacent to a required transition strip, in which case parking spaces and drives may extend to the inside line of the transition strip. In the case of rear yard frontage on a public or private street, no part of the required rear yard shall be occupied by any part of a parking space or drive, except that part of a drive necessary for ingress and egress. LANDSCAPING REQUIRENIBNTS 1. TRANSITION STRIP - On every lot in this district which abuts a lot on a recreation-conservation, agricultural or residential zoning district, there shall be provided a transition strip. A strip shall not be less than fifteen ( 15) feet wide; shall be provided along every side and rear lot line which abuts a lot in such district, except along a public or private street; shall not be included as part of the required yard; and shall be improved, when a parking lot is constructed, with a screen, wall, or hedge, three (3) to six (6) feet high. 2. LANDSCAPE STRIP - A landscape strip shall be provided, at least thirtyfive (35) feet wide, along each street frontage. The strip shall be defined on the lot by a curb and shall be designed to provide access to the lot and separate the parking area from the public or private street right-of-way. 3. GENERAL LANDSCAPING REQUIRENIBNT& - The Planning Commission may require provision of berms, plant materials, and other means to screen or conceal, in whole or in part, a parking lot when adjacent to a lot in or across a street from a recreation-conservation, agricultural, or residential zoning district. Landscaping may be required in the interior of a parking lot, when any parking bay exceeds twenty (20) spaces in length. SITE PLAN REVIEW - A site plan for a parking lot in this district shall be reviewed and approved by the Township Planning Commission before any construction of the parking lot shall commence. February, 1994 35-2 �Article 35.0 - Parking District F. CONSTRUCTION STANDARDS - Each parking lot in this district shall be constructed and paved in accordance with the Township engineering standards. Each space shall be marked on the pavement with appropriate striping. Each parking lot in this district shall meet all standards and requirements set forth in Article 51 .0 herein, except in those cases in which the standards and requirements of this article take precedence. G. LIGHTING - Lights for parking lots in this district shall be directed away from all public and private streets and away from all adjacent property in a recreationconservation, agricultural, or residential zoning district. The Township Board may require lighting of parking lots in this district when, in the Board's opinion, such lighting is necessary for public safety and convenience. February, 1994 35-3 �ARTICLE36 PSC - PLANNED SHOPPING CENTER DISTRICT SECTION 36.01 - PURPOSE This district is established to provide areas for shopping center development. The district is intended to permit and encourage commercial uses, primarily retail uses, that are compatible with and mutually supportive of each other, in one (1) or more buildings of a unified architectural character, on a site that is planned, developed and managed as one operating unit. It is intended that each site be landscaped with a common unifying theme, and be provided with common drives, parking areas, and service areas designed and sized in a definite relationship to the types and sizes of stores to be located in the center. This district is intended to guarantee to the public, after the PSC district is approved, that commercial uses will be provided in a shopping center environment and not in a miscellaneous collection of stores in a strip arrangement on individual lots. It is intended that the district provide a desirable and representative image of Pittsfield Township; that it provide an attractive, comfortable and convenient environment for patrons of the center, and that the center be developed in such a way as to be compatible with neighboring uses, especially residential areas. The PSC district is to be located only in areas designated in the Township's adopted comprehensive plan for shopping center use. SECTION 36.02 - LOCATION OF A PSC DISTRICT A PSC district shall be located in areas of Pittsfield Township that are designated in the Township's adopted comprehensive plan for commercial use and as suitable for shopping center development. A petition for a PSC district in any other location shall either follow, or proceed simultaneously with, an amendment to the adopted comprehensive plan. A PSC district shall be located only in areas in which Pittsfield Township water and sanitary sewer services will be available at the time of opening of the center. SECTION 36.03 - PERMITTED USES The following uses shall be permitted in this district. A. Food stores, such as supermarkets, meat and fish markets, delicatessens, bakeries, dairy products, and health food stores. B. Food service shops, such as restaurants, cafeterias, cocktail lounges, and ice cream shops. C. General merchandise stores, such as department stores, variety stores, and catalog stores. Febn,ary. /99.J Corrected 1/ 96 36-1 �Anicle 36. 0 - Planned Shopping Center District D. Clothing and shoe stores. E. Dry goods stores. F. Luggage and leather goods stores. G. Furniture and appliance stores, decorating shops, and china and glassware stores. H. Other retail stores, such as hardware, home improvements, automotive supplies, garden supplies, hobby supplies, records and tapes, musical instruments, books and stationery, pets and pet supplies, flowers, tobacco, drugs and cosmetics, greeting cards and gifts, photography equipment and services, and party supplies, including packaged beer, wine, and liquor. I. Financial services. J. Offices, such as legal, accounting, real estate, medical and dental. K. Services, such as beauty and barber shops, watch repair, shoe repair, dry cleaners and laundries, travel agents, music and dance studios, optical services, and health salons. L. Other services, such as automobile service stations, bowling alleys, theaters, and skating rinks. M. Outdoor displays and sales, but only in areas and time periods designated in the approved site plan. SECTION 36.04 - DENSITY REGULATIONS A. Lot coverage (LC) shall not exceed twenty-five (25) percent. B. The floor area ratio (FAR) shall not exceed thirty-five (35) Pfrcent. SECTION 36.05 - MINIMUM LOT AREA Al~ WIDTH The minimum lot area shall be five (5) acres, and the minimum lot width shall be three hundred (300) feet. The Planning Commission may reduce these requirements for specialty type shopping centers. Febn,ary, 199-1 Corrected 1196 36-2 �r Article 36. 0 - Planned Shopping Center District SECTION 36.06 - REQUIRED YARDS The following minimum yards shall be provided in a PSC district. A. A yard fifty (50) feet wide shall be provided along any property line of a PSC district that abuts a public or private street. B. A yard twenty-five (25) feet wide shall be provided along any property line of a PSC district that does not abut a public or private street, unless the adjacent property is designated for residential use in the Township's adopted comprehensive plan, in which case the yard shall be one hundred (100) feet wide. The required one hundred (100) foot wide yard may be reduced to not less than twenty-five (25) feet by the Township Board, as part of its approval of the preliminary plan, for a shopping center less than ten ( 10) acres in area, if landscaping will be provided in lieu of the required yard and will be designed to screen the center from view from the adjacent residential area and to protect the residential area from adverse impacts of the center. C. Driveways may cross the required yards but shall not occupy them. spaces and loading areas shall not be located in any required yard. D. All required yards shall be landscaped for the purpose of creating an attractive setting for the shopping center, to make the center compatible with neighboring uses, to filter the view of the center from adjacent streets and properties, and to screen the view of the center from adjacent residential areas. Parking SECTION 36.07 - HEIGHT REGULATIONS No principal building shall exceed a height of thirty (30) feet or two (2) floors. accessory building shall exceed a height of twenty (20) feet or one (1) floor. No SECTION 36.08 - LANDSCAPING REQUIRE.MENTS All required yards, and all other areas designated in the approved site plan for landscaping, shall be landscaped in accordance with the layout and plant materials schedule on the approved site plan. All landscaped areas shall be regularly maintained so as to retain, as a minimum, the landscape character and quality of the site as shown on the approved site plan. Febniary. 199-1 Corrected I / 96 36-3 �Article 36. 0 - Planned Shopping Center District SECTION 36.09 - OUTDOOR LIGHTING All parking areas and access drives shall be lighted at night during business hours. The Planning Commission may require a minimum level of lighting be provided during nonbusiness hours at night for public safety and policing purposes. All outside lighting shall be arranged and shielded to prevent glare or reflection, nuisance, inconvenience, or hazardous interference of any kind on adjoining streets or adjoining neighboring residential properties. The Planning Commission may, as a part of site plan approval, regulate the intensity and type of lights and fixtures to be used for outdoor illumination, and the height of such lights, to assure that the standards and intent of this section will be met. SECTION 36.10-REQUIRED OFF-STREET PARKING The parking area shall be divided by landscape islands or medians for the purpose of channeling traffic flows , breaking up the visual impact of large paved areas, reducing heat and glare from paved surfaces, and improving the attractiveness of the shopping center. The location of landscape islands and medians shall be shown on the preliminary plan. Landscape islands shall be planted in accordance with the approved landscape plan. All landscaped islands shall be defined by concrete curbs. SECTION 36.11 - CIRCULATION AND ACCESS A. A shopping center shall not have more than two (2) access points on any one (1) street unless unusual conditions demonstrate the need for additional access points. B. Drives that will provide the principal access to, and exit from, the shopping center shall be physically separated from parking areas by landscape islands. Parking spaces shall not open onto the principal drives. C. The Planning Commission may require turn lanes at intersections with abutting streets, or with interior drives, where traffic volumes or flow patterns indicate such lanes to be necessary. \ A shopping center shall abut and have access to one or more public streets. D. E. The Planning Commission may require provision of walkways within the shopping center property, if the location of stores and shops, or the size of the center, or the layout of parking areas or principal drives indicate that walkways are needed for the convenience and safety of pedestrians. F. A sidewalk shall be provided along each public street frontage of a shopping center, in accordance with Pittsfield Township standards. The Planning Commission may require connecting sidewalks between the street sidewalks and interior walkways if necessary for the convenience and safety of pedestrians. Febniary. I 99-1 Corrected 1/96 36-4 �Anicle 36. 0 - Planned Shopping Center District G. All walkways and sidewalks shall be barrier free. H. Traffic control devices, such as stop signs, speed limit signs, traffic signals, tum arrows, one-way directions, pavement markings, and pedestrian crossings shall be provided in accordance with the Michigan Manual of Uniform Traffic Control Devices, and shall be maintained by the owner of the shopping center so that the devices consistently meet the standards of the Michigan Manual. SECTION 36.12 - LOADING AREAS Loading areas shall be provided in accordance with Article 51.0, herein, except that the following regulations shall apply, notwithstanding any provisions of Article 51.0. A. No loading area may be located in any required yard. B. All loading areas shall be screened from view from any public street right-of-way and from any adjacent residential property. C. Loading and service areas shall be laid out so that, in the process of loading or unloading, no vehicle will block or extend into any other drive or public street. Loading and service drives shall be clearly marked on the site. SECTION 36.13 - OUTDOOR STORAGE Outdoor storage of new or waste materials or products shall be prohibited in a PSC district, unless such storage is located within a screened area. Such storage shall not be located in any required yard or in any drive or parking area. Screening for a storage area shall be finished with materials that match or are compatible with the exterior materials of the principal building(s) of the shopping center. Displays for permitted outdoor uses shall be exempt from this section. SECTION 36.14 - NUMBER OF BUILDINGS Permitted uses may be provided in one (1) building or in two (2) or more buildings. If separate buildings are provided, they shall be organized on the site in such a way that will create a cohesive grouping of buildings around malls, courtyards, or plazas, and shall be interconnected by walkways. Unified architectural and landscape treatment shall be provided in all parts of a shopping center. SECTION 36.15 - SITE PLAN REQUIREMENTS A. A preliminary site plan shall be submitted with a petition to re-zone a parcel of land to the PSC district. The site plan shall be a part of the petition and shall be subject to review at the public hearing. Febn,ary. /99.J Corrected 1196 36-5 �Article 36. 0 - Planned Shopping Center District B. The Planning Commission shall review the preliminary plan as part of its review of the petition. If the Planning Commission determines that it will recommend approval of the petition to the Township Board, it shall approve the site plan before transmitting its recommendation to the Board. The Commission shall include the record of its discussion on the site plan, all reports it received regarding the site plan, and its action on the site plan with its report on the petition to the Township Board. C. The Township Board shall not approve a petition to re-zone a parcel of land to PSC unless the Planning Commission has approved a preliminary plan for the shopping center on that parcel. D. Following approval of PSC zoning for a parcel of land, the petitioner or developer shall file a final site plan for approval, as provided in Article 55 .0, herein. E. After a parcel of land has been zoned PSC, all subsequent development of that parcel shall conform to the preliminary site plan that was approved for that parcel, and to any final site plans that were approved subsequent thereto. F. An approved site plan in a PSC district may be revised by approval of the Planning Commission. A revision in an approved site plan that results in a major change in the plan shall require an amendment to the plan. Such amendment shall be processed as an amendment to the zoning ordinance. Changes in an approved site plan that require amendment shall include a change in the number of buildings, an increase in floor area of five (5) percent or more, a change in the number of access points to public streets, and any change that will have significant adverse impacts on neighboring residential areas. The Planning Commission shall have the authority to determine whether a proposed change requires an amendment to the approved site plan. G. Approval of a preliminary plan for a shopping center and approval of PSC zoning for the parcel of land by the Township Board shall confer a right to the landowner(s) that the zoning regulations and general layout ~hall not be changed for a period of eighteen ( 18) months from the date the PSC zoning change takes effect, unless a change is requested by the petitioner or owner. If a building permit is not issued for the shopping center within the eighteen ( 18) month period, or if the shopping center is not completed and occupied within forty-two (42) months of the date the PSC district takes effect, the Planning Commission may declare the approved site plans to be expired and of no effect, unless good cause, upon hearing, can be shown for the delay. If the Planning Commission declares a site plan to be expired and of no effect, the Township Board may, by proper amendment procedures, change the zoning classification of the parcel to one (1) or more zoning districts deemed appropriate by the Township Board. Febn,ary. /99-1 Corrected I /96 36-6 �Anicle 36. 0 - Planned Shopping Center District H. A violation of any site plan approved under this article shall be subject to the provision of Sections 52.18 and Article 58.0, herein. SECTION 36.16 - INFORJ.VIATION REQUIREMENTS A. B. A petition for a PSC district shall _provide the information required in Section 59.04, herein, and the following additional information. 1. A market analysis shall be provided to the Planning Commission showing the trade area of the proposed center and the population of the trade area, present and projected. 2. A traffic study, prepared and signed by a registered traffic engineer, shall be provided to the Planning Commission showing projected daily, street peak hour, and center peak hour traffic volumes; street improvements required to handle the projected traffic upon opening of the proposed center and ten (10) years after the center opens, utilizing projections of area wide traffic on the adjacent streets; recommended design of drives within the center; and recommended traffic control devices in the center and at intersections of the center's drives with public streets. A preliminary site plan shall show complete development of the site and shall provide the following information. 1. Location and dimensions of site; legal description. 2. Existing topography, based on USGS data. 3. Soil information. 4. Scale, north arrow, and date of plan. 5. Existing zoning of site; existing land use and zoning of adjacent parcels; location of adjacent buildings, drives and streets. 6. All adjacent property in which the petitioner and owners of land in the PSC have any ownership interest. 7. Location of existing structures, drives and other improvements on the site; location width, and purpose of easements on or adjacent to the site. 8. Existing natural features; identify features to remain and to be removed. 9. Delineation of required yards. February. /99-1 Correcred 1/96 36-7 �Article 36. 0 - Planned Shopping Center District 10. All calculations needed to check compliance with zoning regulations. 11. Proposed buildings and other structures - location, outline, general dimensions, distances between buildings, height and number of floors. 12. Proposed streets and drives - general alignment, right-of-way, surface type and width. 13. Proposed parking and loading - location and dimensions of lots, spaces, aisles, islands, and medians; angle of spaces; number of spaces; and surface type. 14. Areas of intended grading. 15. General description of proposed water, sanitary sewer, and storm drainage systems, including location and outline of storm water retention areas; location and sizes of lines serving the site. 16. Location and area development of phases; development program for each phase including zoning calculations; projected schedule of development, by phase. 17. Landscape concept showing the location, type, and size of plant materials. 18. General description of intended restrictions, if applicable. 19. General description of outdoor lighting. 20. General description of signage. 21. Description of proposed uses, based on the listing of permitted uses in this article. 22. Location and general dimensions of outdoor sales and ~torage areas. 23. Location and description of proposed screens and fences. Febniary. /99-1 Corrected 1/96 36-8 �ARTICLE 37.0 BP-BUSINESS PARK DISTRICT SECTION 37.01 - PURPOSE It is recognized by this ordinance that the value to the public of designating certain areas of the Township for a compatible mixture of business uses within a large campus type environment is represented in the employment opportunities to the citizens and the resultant economic benefits to the Township. These uses are characterized by an insignificant amount of such nuisance factors as noise, heat, glare, and emission of air pollutants. This district has been located within the Township to permit the development of this compatible mixture of business uses, to protect the adjacent agricultural and residential property against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with these activities and the purpose of this district, have been excluded. SECTION 37.02- PERMITTED USES The following building and structures and uses of parcels, lots, buildings and structures are permitted within this district, provided that materials and equipment to be used in the principal business and products resulting from the principal business shall be stored entirely within completely enclosed buildings: A. Business, professional, executive or administrative offices, such as financial institution without drive-in facilities, advertising, real estate, legal, engineering, accounting, insurance corporation, medical, non-profit organizations, and similar uses . B. Business, professional, executive or administrative offices related to research, development, testing and training activities. C. Any use which is charged with the principal business function of research, such as scientific, business, industrial research developments, training centers, and testing laboratories. D. Research oriented and light industrial park uses. E. The manufacturing, compounding, processing or treatment of such products as drugs, pharmaceuticals, and medical devices. February, 1994 37-1 �Article 37. 0 - Business Park District F. Assembly of merchandise such as electrical appliances, electronic or precision instruments, and articles of a similar nature. G. Packaging of previously prepared materials, but not including the bailing of discards, old iron or other metal, wood, lumber, glass, paper rags, cloth, or other similar material. Printing, lithographic, blueprinting, and similar uses. H. I. Light manufacturing industrial uses which by the nature of the materials, equipment and processes utilized are to a considerable extent clean, quiet, and free from any objectionable or dangerous nuisance or hazard. Such uses include the manufacturing of machine vision systems, robotics, automated testing and manufacturing systems, drugs, jewelry, musical instruments, sporting goods, glass products, small household appliances, electronic and fiber optic products, cameras and photographic equipment and supplies, printed matter, and other similar uses. J. Warehousing and material distribution centers, contractors establishments. K. An accessory use, building or structure. L. A sign, only in accordance with the regulations specified in Article 53.0. M. Essential services, as provided in Section 30.02.E, herein. SECTION 37.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings, and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Restaurants, cafeterias, whether or not serving alcoholic beverages, provided that the gross receipts derived from the sale of food and other goods and services excluding alcoholic beverages exceeds fifty percent (50%) of the total gross \ receipts . B. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district. Such uses include schools for the training of secretaries, bookkeepers, business machine operators, medical business, legal secretaries, medical and dental technicians, research technicians, engineering technicians, engineering technicians, and machine operators. C. Pharmacies, and medical and dental laboratories located wholly within an office building having sixty-five percent (65%) or more of its floor area devoted to medical/dental office use; provided, that not more than eight percent (8%) of the buildings floor area shall be pharmacy. February. 199./ 37-2 �Article 37. 0 - Business Park District D. Financial institutions such as banks, savings and loan associations, and credit unions with drive-in facilities, provided that the following conditions are met: 1. Adequate on-site stacking space for vehicles shall be provided for each drive-in window, so that .vehicles will not interfere with vehicular circulation or parking maneuvers on the site. Access to and egress from the site shall be so located and designed such that traffic flow will not interfere with the street peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which would be generated by a proposed financial institution shall not cause undue congestion during the street peak hour on the street serving the site. 3. On-site vehicle stacking for drive-in windows shall not interfere with access to or egress from the site or cause standing of vehicles in a public right-of-way. E. Hotels, motels, conference centers, and related catering and kitchen facilities. F. Commercial Service Facilities. Such facilities shall be of the kinds needed to serve customers and employees of the business park, such as but not limited to restaurants, whether or not serving alcoholic beverages subject to the provisions of Section 37.03.A but not including drive-ins, convenience stores, office supply stores, copy shops and travel agents. In addition such facilities shall be constructed in a center and the layout of the site shall be such that center is clearly oriented to the business park and not to the general public. G. Indoor recreation facilities consisting of more than twenty thousand (20,000) square feet such as bowling alleys, indoor tennis courts, other indoor game courts, gymnasiums and similar facilities . H. Day care centers and nursery schools. I. Church, synagogue, mosque, temple, or other building for public worship. SECTION 37.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all BP - Business Park Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (I) acre in area. February, 199./ 37-3 �Article 37. 0 - Business Park District B. LOT WIDTH - The minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a comer lot or parcel where the side yard on the road or street side shall be not less than fifty (50) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or three (3) stories, whichever is less. G. TRANSITION STRIPS 1. On every lot in the district which abuts a lot line in a recreation-conservation, agricultural, and residential (including mobile home parks) district there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall, or hedge not less than four (4) feet nor more than eight (8) feet in height, and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street, or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be well defined and designed to provide access to the lot and separate off-street parking from the public right-of-way. February. 199./ 37-4 �Article 3 7. 0 - Business Park District H. OUTDOOR STORAGE - No outdoor storage of materials and equipment is permitted within this district. All such materials, equipment, and products for any permitted principal or conditional use within this district shall be stored entirely within completely enclosed buildings. I. REQUIRED OFF-STREET PARKING- As required in Article 51.0. J. REQUIRED SITE PLAN REVIEW -As required in Article 55 .0. K. PERFORMANCE STAND ARDS - As described herein and as required in Article 54.0. February, 1994 37-5 �ARTICLE 40.0 R-D - RESEARCH AND DEVELOP1\1ENT DISTRICT SECTION 40.01 -PURPOSE It is recognized by this ordinance that the value to the public of designating certain areas of the Township for research and development use is represented in the employment opportunity to citizens and the resultant economic benefits to the Township. This use is characterized by an insignificant amount of such nuisance factors as noise, heat, glare and the emission of air pollutants. This district has been located within the Township to permit the development of this research and development use, to protect adjacent agricultural, residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other certain districts and would interfere with the operation of this activity and the purpose of this district, have been excluded. SECTION 40.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Business, professional, executive or administrative offices related to research and development activity, provided that materials and equipment to be used in principal business and products result from business be stored within enclosed buildings. B. Any use which is charged with the principal function of research, such as scientific, business, industrial research developments, and testing laboratories, provided that the production of sound, lint or glare shall not be discernible at a lot line without the aid of instrument. C. Essential services, as provided in Section 30.02.E, herein. D. Any accessory use, building or structure. E. A sign, only in accordance with the regulations specified in Article 53.0. Febroary. 1994 40-1 �Article 40. 0 - Research and Development District SECTION 40.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 52.0: A. Restaurants or cafeteria facilities for employees, when located in a separate building. This provision does not apply to such facilities when provided as an incidental use within a principal building. B. Lines and structures of essential services, as provided in Section 10.03 .C, herein. C. Commercial Service Facilities. Such facilities shall be of the kinds needed to serve customers and employees of the research (industrial) park, such as but not limited to restaurants, whether or not serving alcoholic beverages but not including drive-ins, auto service stations, auto washes, gift shops, offices and motels . In addition such facilities shall be concentrated in a center and the layout of the site shall be such that the center is clearly oriented to the research (industrial) park and not to the general public. D. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district such as schools for the training of research technicians. SECTION 40.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-D Research and Development Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (I) acre in area. B. LOT WIDTH - The minimum lot width shall be one hundred fifty ( I 50) feet. C. LOT COVERAGE - The maximum lot coverage shall hot exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. 2. Side Yards - Least width of either side yard shall not be less than ten (IO) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not be less than thirty-five (35) feet. February, 199-1 40-2 �Article 40. 0 - Research and Development District 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56 .06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. On every lot in the district which abuts a lot in a recreation-conservation, agricultural and residential district (including mobile homes), commercial and office districts, there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such district, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall, or hedge not less than four (4) feet nor more than eight (8) feet in height and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING CO1\1MISSION - As required in Article 5 5.0. J. PERFORlvIANCE STANDARDS - As required in Article 54.0. February, 1994 40-3 �ARTICLE 41.0 1-1 - LIMITED INDUSTRIAL DISTRICT SECTION 41.01- PURPOSE This district is composed of those areas of the Township whose principal use is, or ought to be, light manufacturing and other limited industrial uses. These uses generate a minimum of noise, glare, odor, dust, vibration, air and water pollutants, fire, explosive and radioactive hazards, and other harmful or obnoxious matter. This district has been located within the Township to permit the development of these industrial uses, to protect adjacent agricultural, residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these industrial activities and the purpose of this district, have been excluded. SECTION 41.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district, provided that materials and equipment to be used in the principal business and products resulting from the principal business shall be stored within a completely enclosed building. Such products, materials, and equipment may be stored outdoors if a conditional use permit therefore is obtained in accordance with this article. A. Research oriented and light industrial park uses. B. The manufacturing, compounding, process, or treatment of such products as bakery goods, candy, cosmetics, dairy products, food products, drugs, perfumes, pharmaceutical toiletries, and frozen food lockers. C. Assembly of merchandise such as electrical appliances, electronic or precision instruments and articles of similar nature. D. Packaging of previously prepared materials, but not including the bailing of discards, old iron or other metal, wood, lumber, glass, paper, rags, cloth or other similar materials. E. Printing, lithographic, blueprinting and similar uses. }fay /99 7 41-1 �Article -11.0 - Limited Industrial District F. Light manufacturing industrial use which by the nature of the materials, equipment and processes utilized are to a considerable extent clean, quiet and free from any objectionable or dangerous nuisance or hazard including any of the following goods or materials: Drugs, jewelry, musical instruments, sporting goods, glass products, small household appliances, electronic products, printed matter, baked and dairy products, advertising displays, tents and awnings, brushes and brooms, cameras and photographic equipment and supplies, wearing apparel, leather products and luggage but not including tanning, products from such finished materials as plastic, bone, cork, feathers, felt, fiber, paper, glass, hair, horn, rubber, shell or yam. G. Research and testing facilities. H. An accessory use, building or structure. I. A sign, only in accordance with the regulations specified in Article 53 .0. J. Essential services, as provided in Section 30.02 .E, herein. K. Warehousing and material distribution centers, contractors establishments. L. Indoor recreation facilities consisting of more than twenty thousand (20,000) square feet such as bowling alleys, indoor tennis courts and other indoor game courts, gymnasiums, and similar uses which by their nature require facilities of a comparable size. SECTION 41.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: \ A. Restaurants and cafeteria facilities for employees. B. Bus, truck, taxi and rail terminals. C. Open air display areas for the sale of manufactured products, such as or similar to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured products or equipment, such as household equipment, small tools, pneumatic-tired two and four wheeled utility trailers, pneumatic-tired cement mixers, wheelbarrows, rollers and similar products or equipment. ,\,fay 199 - 41-2 �Article 41. 0 - Limited Industrial District D. Outdoor storage of materials and equipment to be used as part of the principal business, and products resulting from the principal business, subject to the additional regulations set forth in Section 56.03.B, herein. E. Lines and structures of essential services, as provided in Section 10.03.C, herein. F. Commercial Service Facilities, as provided in Section 40.03, herein. G. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of engineering technicians, machine operators, and vehicle mechanics and body repair persons. H. Retail sales of items that are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty-five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictly incidental to wholesale sales. I. Minor or major repair of vehicles. All work, materials, equipment and waste products shall be contained within a completely enclosed building, and outdoor storage areas for vehicles shall be screened from view. J. Outdoor storage of recreational vehicles. K. Wireless Telecommunication Facilities. SECTION 41.04 - REGULATIONS AND PERFORMANCE STAND ARDS The following regulations shall apply in all 1-1 - Limited Industrial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one ( 1) acre in area. B. LOT WIDTH - The minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area . .~lay 1997 41-3 �Article ./ 1. 0 - Limited industrial District E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure should exceed a height of forty-five (45) feet or two (2) stories. G. TRANSITION STRJPS 1. On every lot in the district which abuts a lot in a recreation-conservation, agricultural, residential (including mobile homes), commercial, office, or research and development district there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height, and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and a separate off,street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW - As required in Article 55.0. J. PERFORMANCE ST AND ARDS - As required in Article 54.0. �ARTICLE 42.0 I-2 - GENERAL INDUSTRIAL DISTRICT SECTION 42.01 - PURPOSE This district is designed to provide the location and space for all manner of industrial uses, wholesale commercial and industrial storage facilities. It is the purpose of these regulations to permit the development of certain functions, to protect the abutting residential and commercial properties from incompatible industrial activities, to restrict the intrusion of non-related uses such as residential, retail business and commercial, and to encourage the discontinuance of uses presently existing in the district, which are nonconforming by virtue of the type of use. To these ends, certain uses are excluded which would function more effectively in other districts and which would interfere with the operation of the uses permitted in this district. SECTION 42.02 - PERMITTED USES The following buildings, structures and uses of parcels, lots, buildings, and structures are permitted in this district: A. All permitted uses in the I-1 (Limited Industrial) District in accordance with Section 41.02 of this ordinance, provided that products, materials, and equipment may be stored outdoors as set forth in Section 42.02.F, herein. B. Manufacturing. C. Trucking and cartage facilities, truck and industrial equipment storage yards, repairing and washing equipment and yards. D. Manufacturing product warehousing, exchange and storage centers and yards, lumber yards. E. Open industrial uses but not including concrete and asphalt mixing or production plants, or industrial product or materials storage, including storage of materials, inoperative equipment, vehicles or supplies, provided that any activity in which products or materials being processed or stored are located, transported, or treated outside of a building and are not within enclosed apparatus vessels, or conduits, such use shall be provided with a solid permanently maintained wall or fence, no lower than the subject use or storage, and constructed to provide firm anchoring of fence posts to concrete set below the frost line; if a wall is provided, its foundations likewise shall extend below the frost line. May/99 7 42-1 �Article n .0 - General Industrial District F. Wholesale businesses, including warehouse and storage, commercial laundries, dry cleaning establishments, ice and cold storage plants, lumber, fuel and feed yards, automobile repair garages, construction and farm equipment sales and contractor's equipment yards. G. An accessory use, building or structure. H. A sign, only in accordance with the regulations specified in Article 53.0 of this ordinance. I. Minor repair of vehicles or major repair of vehicles. All work, materials, equipment and waste products shall be contained within a completely enclosed building, and outdoor storage areas for vehicles shall be screened from view. SECTION 42.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Public or private dumps, incinerators, and sanitary land fills, junk yards, inoperative vehicle storage. B. Quarries and sand and gravel pits. C. Plating shops. D. Rendering plants. E. Slaughter houses. F. Heat treating processors. G. Tanneries. H. Other similar uses. I. Lines and structures of essential services, as provided in Section 10.03 C, herein. J. Business/Technical schools, as permitted in Section 41.03 . J/ay 199 - 42-2 r �Article 42. 0 - General Industrial District K. Retail sales of items which are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty-five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictly incidental to wholesale sales. L. Concrete and asphalt mixing or production plants. M. Outdoor storage of recreational vehicles. N. Wireless Telecommunication Facilities. SECTION 42.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all I-2 - General Industrial Districts: A. LOT AREA - No building, structure or use shall be established on any lot less than three (3) acres in area. B. LOT WIDTH - The minimum lot width shall be two hundred (200) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent of the lot area. E. YARD REQUIREMENTS F. .\lay I 997 1. Front Yard - Not less than eighty-five (85) feet. 2. Side Yards - Least width of either yard shall not be less than fifty (50) feet, except in the case of a comer lot, where the side yard or the road or street shall not be less than eighty-five (85) feet. 3. Rear Yard - Not less than fifty (50) feet. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet. 42-3 �Article -12. 0 - General Industrial District G. TRANSITION STRIP (' 1. On every lot in the district with abuts a lot in a recreation-conservation, agricultural, residential (including mobile home parks), commercial, office, research and development district there shall be provided a transition strip. Such transition strip shall be not less than fifty (50) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height and maintained in good condition. 2. A use or structure on any lot in the district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth, such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING -As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. \ -U-4 �ARTICLE 45.0 PUD - PLANNED UNIT DEVELOPMENT DISTRICT SECTION 45.01 - PURPOSE The PUD district and the associated Planning and Development Regulations, as set forth in Article 52.0, herein, are designed to achieve the following purposes: A. Provide flexibility in regulation of land development. B. Provide for a compatible mixing of land uses . C. Encourage innovation in land use planning and development, especially m housing. D. Encourage variety in the design and type of housing, and to improve the quality of residential environments. E. Create more stable communities by providing a variety and balance of housing types and living environments. F. Provide commercial, education, and recreational facilities and employment opportunities conveniently located in relation to housing. G. Encourage provision of useful open space and protect and conserve natural features . H. Promote efficiency and economy in the use of land and energy, m the development of land, and in the provision of public services and facilities . I. Establish planning, review, and approval procedures which will properly relate the type, design, and layout of development to a particular site and its neighborhood. J. Insure that the increased flexibility of regulations over land development 1s subject to proper standards and review procedures. SECTION 45.02 - LOCATION OF A PUD DISTRICT A PUD district shall be located in areas of Pittsfield Township identified in the Township 1s adopted general development plan as suitable and desirable for such development. A petition for a PUD district in all other locations shall either follow, or proceed simultaneously with an amendment to the adopted general development plan or February, I 994 45-1 �Article -15.0 - Planned Unit Development District shall be determined by the Township Planning Commission to be compatible with that plan. I SECTION 45.03 - PERMITTED USES A. Uses permitted in a PUD shall be compatible with the Township's adopted master plan. B. All use of land and buildings in a PUD shall comply with the listing and location of uses shown on the approved area plan, approved preliminary site (sketch) plan, approved final site plan, and/or approved plat, whichever is applicable. Uses and structures accessory to the listed uses shall be permitted. No other uses shall be permitted. C. A residential area, designated on an area plan, preliminary site (sketch) plan, or final site plan, may contain one or more types of dwelling units, provided that such combination of dwelling unit types will not interfere with orderly and reasonable platting of an area, if such area is to be platted, and subject to the approved area plan. D. Multiple-family dwelling units may be located in buildings contalrung, or intended to contain, commercial and/or office activities, provided that dwelling units shall not be permitted on any floor on which commercial and/or offices are located. E. Home occupations shall not be permitted in any dwelling unit, including a mobile home unit, other than a single-family detached unit, and shall be subject to the home occupation regulations set forth in the definition of home occupation in Article 2.0, herein. SECTION 45.04-DENSITY REGULATIONS A. Density in a PUD shall be regulated as follows : \ 1. The maximum permitted residential density for a PUD shall not exceed the average residential density for the area included in the PUD as shown on the Township's adopted general development plan. In no case may the residential density of a PUD exceed nine (9) dwelling units per acre. 2. The maximum lot coverage (LC) shall not exceed twenty-five (25) percent. 3. The maximum floor area ratio (FAR) shall not exceed 0.35 . Febroary, 199./ 45-2 J �Article 45. 0 - Planned Unit Development District B. Density calculations shall meet the following requirements: 1. Land areas to be used in calculating overall densities, lot coverage (LC) and floor area ratios (FAR) shall be delineated on the area plan, preliminary site (sketch) plan, where applicable, and final site plan so that the acreage and density computations can be confirmed. 2. Land area used for calculating overall residential density shall include the total residential land area designated on the area or preliminary site (sketch) plan, where applicable, and final site plan, less any area within existing public street right-of-way. 3. The surface area of lakes, streams, ponds (natural, manmade, or storm water retention), marshlands, and similar areas may be included in the acreage used for calculating density if at least fifty (50) percent of the frontage of such areas are part of lands devoted to parks and open space used for end accessible to residents of the PUD. 4. LC and FAR calculations for residential structures shall be based upon the acreage designated for overall residential density. LC and FAR calculations for nonresidential uses shall be based upon land areas designated for such use and shall include acreage for private drives, parking and loading areas, open spaces around structures, landscape areas, and similar areas, but not including acreage in existing public street right-of-way. 5. Land used to provide acreage sufficient to meet density regulations in a project within a PUD shall not be used to compute density in another project within the PUD unless the overall and new densities, LC's and F AR's of the subject property, and all previous projects in the district are maintained at or less than the limits established in the approved area plan. 6. The LC and FAR shall include assumed ground floor area and total floor area for proposed single-family detached dwelling units. Such assumed floor areas shall be listed in the required calculations . SECTION 45.05 - MINIMUM LOT AREA There shall be no minimum lot area for a planned unit development, provided, however, that the Township Planning Commission shall find that the lot area for any proposed planned unit development is reasonable for a development of that nature. Such finding shall take into account the lot size required for similar developments in other districts. February. I 994 45-3 �Article .J5. 0 - Planned Unit Development District SECTION 45.06 - REQUIRED YARDS The following minim11m yards shall be provided in a PUD. A. A yard fifty (50) feet wide shall be provided along the perimeter of a PUD fronting on a public street. B. A yard twenty (20) feet wide shall be provided along the perimeter of a PUD not fronting on a public street. C. A yard at least thirty-five (3 5) feet wide shall be provided along the right-of-way of a major public collector street proposed within a PUD and a yard fifty (50) feet wide shall be provided along the right-of-way of a public arterial street proposed within a PUD. D. A yard at least ten (10) feet wide shall be provided between a parking lot and five (5) or more spaces and a use area line within a PUD. A yard at least twenty (20) feet wide shall be provided between a parking lot and a perimeter property line of a PUD, except when adjacent to a public street right-of-way line, in which case the proceeding yard requirements shall apply. E. A transition strip at least twenty (20) feet wide shall be required along a perimeter of a commercial, warehousing, office, or industrial site where adjacent to a residential area, school site, park and similar areas within a PUD. Such strips shall be landscaped with trees, shrubs, ground cover, and other plant materials. Fencing may be required at the option of the Township Board at the time of area plan approval. The preceding yard requirements, except those in Section 45.06.A, herein, may be reduced or waived when approved by the Township Board upon recommendation of the Planning Commission. The Planning Commission may permit a reduction in the yard required in Section 45.06.A, herein, but the remaining yard sht11 not be less than thirty-five (3 5) feet. The reduction or waiver shall be based upon findings that topographic conditions, existing trees, and other vegetation, proposed land grading and plant materials, or other site conditions perform the same functions as the required yards. Such reductions or waivers shall be shown on the approved area plan. All required yards shall be landscaped and adequately maintained. February, 199./ 45-4 �Article 45. 0 - Planned Unit Development District SECTION 45.07 - DISTANCES BETWEEN BUILDINGS A. A single-family dwelling shall be located at least ten (10) feet from any other single-family dwelling unless structurally attached thereto . B. Distances between buildings shall be sufficient to meet fire protection requirements. SECTION 45.08 - HEIGHT REGULATIO NS There are no height regulations in the PUD district, provided that any building exceeding a height of two and one-half (2-1/2) stories or thirty-five (3 5) feet shall be approved as to specific height by the Township Board upon recommendation by the Planning Commission, Approval shall be based upon findings regarding natural light, air circulation, views, fire protection, and airport flight patterns, where applicable. The height of each building shall be indicated on the area plan and all site plans approved subsequently thereto. SECTION 45.09 - PLANNING AND DEVELOPMENT REGULATIONS As set forth in Article 52.0, herein. Febniary, 1994 45-5 �ARTICLE 50.0 CONDITIONAL USES SECTION 50. 01 - PURPOSE The formulation and enactment of this ordinance is based upon the division of the unincorporated portions of the Township into districts in each of which are permitted specified uses which are mutually compatible. In addition to such permitted compatible uses, however, it is recognized that there are certain other uses which it may be necessary or desirable to allow in certain locations in certain districts but which on account of their actual or potential impact on neighboring uses or public facilities need to be carefully regulated with respect to their location for the protection of the Township. Such uses, on account of their peculiar locational need or the nature of the service offered, may have to be established in a district in which they cannot be reasonably allowed as a permitted use. SECTION 50.02 - AUTHORITY TO GRANT PERMJTS The Township Planning Commission shall have the authority to grant conditional use permits, subject to such conditions of design and operation, safeguards and time limitations as it may determine for all conditional uses specified in the various district provisions of this ordinance. SECTION 50.03 - APPLICATION AND FEE Application for any conditional use permit permissible under the provisions of this ordinance shall be made to the Planning Commission by filling in the official conditional use permit application form, submitting required data, exhibits and information; and depositing the required fee. Such application shall be accompanied by a fee as set by the Pittsfield Township Board, except that no fee shall be required of any governmental body or agency. No part of such fee shall be returnable to the applicant. SECTION 50.04 - DATA, EXHIBITS, AND INFORMATION REQUIRED IN APPLICATION An application for a conditional use permit shall contain the applicant's name and address in full, a statement that the applicant is the owner involved, or is acting on the owner's behalf, the address of the property involved, an accurate survey drawing and site plan of said property, showing the existing and proposed location of all buildings and structures thereon, the types thereof, and their uses and a statement and supporting exhibits, information and evidence regarding the requirements set forth in this ordinance. February, 199./ 50-1 �Article 50. 0 - Conditional Uses SECTION 50.05 - PUBLIC HEARING The Planning Commission shall hold a public hearing, or hearings, upon any application for a conditional use permit, notice of which shall be given by one (1) publication in a newspaper of general circulation in the Township, within fifteen (15) days but not less than three (3) days next preceding the date of said hearing. SECTION 50.06 - REQUIRED STANDARDS AND FINDINGS FOR MAKING DETERl\1INATIONS The Planning Commission shall review the particular circumstances and facts of each proposed used in terms of the following standards and required findings, and shall find and record adequate data, information and evidence showing that such a use on the proposed site, lot or parcel: A. Will be harmonious with, and in accordance with, the general objectives, intent and purposes of this ordinance. B. Will be designed, constructed, operated, maintained and managed so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity. C. Will be served adequately by essential public facilities and services, such as highways, streets, police, and fire protection, drainage structures, refuse disposal or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such service. D. Will not be hazardous or disturbing to existing or future neighboring uses. E. Will not create excessive additional requirements at public cost for public facilities and services. SECTION 50.07 - ADDITIONAL DEVELOPMENT REQUIREMENTS FOR CERTAIN USES A conditional use permit shall not be issued for the occupancy of a structure or parcel of land, or for the erection, reconstruction, or alteration of any structure unless complying with the following site development requirements. In granting of any conditional use permit, the Planning Commission shall impose such conditions of use as it deems necessary to protect the best interest of the Township, and the surrounding property and to achieve the objectives of this ordinance, and the breach of any such condition shall automatically invalidate the permit there for. February, 199./ 50-2 �Article 50. 0 - Conditional Uses A violation of a requirement, condition, or safeguard shall be considered a violation of this ordinance, and grounds for the Planning Commission to terminate and cancel such conditional use permit. If the facts in the case do not establish that the findings and standards set forth in this ordinance will apply to the proposed use, . the Planning Commission shall not grant a conditional use permit. No application for a conditional use permit which has been denied wholly or in part by the Planning Commission shall be re-submitted for a period of three hundred and sixty five (3 65) days from such denial, except on grounds of new evidence or proof of changed conditions found by the Township Planning Commission to be valid. February. 1994 50-3 �ARTICLE. 51.0 OFF-STREET PARKING AL~D LOADING-UNLOADING REQUIRE1\1ENTS SECTION 51.01- OFF-STREET PARKING In all districts , in connection with industrial business , institutional, agricultural, recreational, residential, or other use , there shall be provided at the time any building or structure use is erected, or uses established, enlarged or increased in capacity , off-street parking spaces for automobiles with the requirements herein specified. A. Plans and specifications showing required off-street parking spaces, including the means of access and interior circulation, for the above uses, shall be submitted to the Zoning Administrator for review at the time of application for a building permit for the erection or enlargement of a building. Required off-street parking facilities shall be located on the same lot as the principal building or on a lot within three hundred (300) feet thereof except that this distance and under the same ownership as the principal building shall not exceed one hundred fifty (150) feet for single-family and two-family dwellings. This distance specified shall be measured from the nearest point to the parking facility to the nearest point of the lot occupied by the building or use that such facility is required to serve . B. No parking area or parking space which exists at the time this ordinance becomes effective , or which subsequent thereto is provided for the purpose of complying with the provisions of this ordinance, shall thereafter be relinquished or reduced in any manner below the requirements established by this ordinance, unless additional parking area or space is provided sufficient for the purpose of complying with the provisions of this ordinance within three hundred (300) feet of the proposed or existing uses for which such parking will be available. C. Parking of motor vehicles, in residential zones, shall be limited to passenger vehicles, and not more than one commercial vehicle of the light delivery type , not to exceed three-quarter (3/4) ton shall be permitted per dwelling unit. The parking of any other type of commercial vehicle, or bus, except for those parked on school or church property is prohibited in a residential zone . Parking spaces for all types of uses may be provided either in garages or parking areas conforming with the provisions of this ordinance. D. Each off-street parking space for automobiles shall not be less than two hundred (200) square feet in area, with a minimum width of ten (10) feet, exclusive of access drives or aisles, and shall be of usable shape and condition. There shall be provided a minimum access drive of ten (10) feet in width, and where a turning radius is necessary, it will be of such an arc as to reasonably allow an unobstructed flow of vehicles. Parking aisles for automobiles shall be of sufficient width to allow a minimum turning movement in and out of a parking space . The minimum width of such aisles shall be: lvfay I 997 1. For ninety (90) degree or perpendicular parking the aisle shall not be less than twenty-two (22) feet in width. 2. For sixty (60) degree parking the aisle shall not be less than eighteen (18) feet in width. 51-1 �Article 51 .0 - Off Street Parking and Loading-Unloading Requirements 3. For forty-five (45) degree parking the aisle shall not be less than thirteen (13) feet in width. 4. For parallel parking the aisle shall not be less than eleven (11) feet in width. E. Off-street parking facilities required for churches may be reduced by fifty (50) percent where churches are located ii1 non-residential districts and within three hundred (300) feet of usable public or private off-street parking areas. Off-street parking facilities for trucks at restaurants, service stations, and other similar and related uses shall be of sufficient size to adequately serve trucks and not interfere with other vehicles that use the same facilities. Such truck spaces shall not be less than ten (10) feet in width-and fifty-five (55) feet in length. F. Every parcel of land hereafter used as a public or private parking area shall be developed and maintained in accordance with the following requirements: Jfay /997 1. All off-street parking spaces and all driveways , except those in RC, AG, and all single-family zoning districts, shall not be closer than ten (10) feet to any property line, except where a wall, screen or compact planting strip exists as a parking barrier along the property line. 2. No off-street parking spaces shall be located in the front yard setback or, when the lot is a comer lot, the parking spaces shall not be located within the required setback of either street. 3. All off-street parking areas shall be drained so as to prevent drainage to abutting properties and shall be constructed of materials which will have a dust-free surface resistant to erosion. 4. Any lighting fixtures used to illuminate any off street parking area shall be so arranged as to reflect the light away from any adjoining residential lot or institutional premises. 5. Any off-street parking area providing space for five (5) or more vehicles shall be effectively screened on any side which adjoins or faces property adjoining a residential lot or institution by a wall, screen, or compact planting not less than four (4) feet in height. Plantings shall be maintained in good condition and not encroach (\n adjoining property. 6. All off-street parking areas that make it necessary for vehicles to back out directly into a public road are prohibited, provided that this prohibition shall not apply to off-street parking areas of one or twofamily dwellings. 7. Requirements for the provision of parking facilities with respect to two or more property uses of the same or different types may be satisfied if the permanent allocation of the requisite number of spaces designated is not less than the sum of individual requirements. 51-2 �Anicle 5 I . 0 - Off Street Parking and Loading-Unloading Requirements 8. G. The number of parking spaces required for land or buildings used for two or more purposes shall be the sum of the requirements for the various uses, computed in accordance with this ordinance. Parking facilities for one use shall not be considered as providing the required parking facilities for any other use, except churches . For the purposes of determining off-street parking requirements the following units of measurement shall apply: 1. FLOOR AREA - In the case of uses where floor area is the unit for determining the required number of off-street parking spaces, said unit shall mean the gross floor area, except that such floor area need not include any area used for parking within the principal building and need not include any area used for incidental service storage installations of mechanical equipment, penthouses housing ventilators and heating systems, and similar uses. 2. PLACES OF ASSEMBLY - In stadiums, sport arenas, churches, and other places of assembly in which those in attendance occupy benches, pews, or other similar seating facilities, each eighteen (18) inches of such seating facilities shall be counted as one (1) seat. In cases where a place of assembly has both fixed seats and open assembly area, requirements shall be computed separately for each type and added together . 3. FRACTIONS: When units of measurement determining the number of required parking spaces result in requirement of a fractional space, any fraction shall be counted as one additional space. 4. The minimum required off-street parking spaces shall be set forth as follows. Automobile or Machinery Sales and Service garages: One (1) space for each two hundred (200) square feet of showroom floor area plus five (5) spaces for each service bay plus one (1) space for each two (2) employees. If towing service is provided by the garage, an additional five (5) spaces for each service bay shall be required. Barber Shops and Beauty Parlors: Three spaces for each chair or service station (such as a barber, beauty or manicure chair), plus one space for any unattended station (including, but not limited to, a tanning booth) . Bowling Alleys: Five (5) spaces for each alley. ,Way /99 7 51-3 �Anicle 51 .0 - Off Street Parking and Loading-Unloading Requirements Churches, auditoriums, stadiums, sport arenas, theaters, dance halls other than schools: One (1) space for each four (4) seats. Dwellings: Single-family: One (1) space for each family or dwelling unit. Two-family and multiple-family: Two (2) spaces for each family or dwelling unit, Funeral homes and mortuaries: Four (4) spaces for each parlor or one (1) space for each fifty (50) square feet of floor area, plus one (1) space for each fleet vehicle, whichever is greater. Furniture and appliance stores, household equipment and furniture repair shops: One (1) space for each four hundred (400) square feet of floor area. Gasoline service stations: Facilities providing only gasoline sales and minor vehicle repair: One (1) space for each eight hundred (800) square feet of floor area plus one (1) space for each four (4) employees, plus five (5) spaces for each service bay. If towing is provided by the station, an additional five (5) spaces for each service bay shall be required. Facilities providing gasoline sales combined with other commercial uses: The gasoline sales area shall be considered as retail area and the parking computed as ~r Section 51.02.E." Hospitals: One (1) space for each bed excluding bassinets plus one (1) space for each two (2) employees. Hotels, motels, lodging houses, tourist and boarding homes : One (1) space for each living unit plus one (1) space for each two (2) employees. 51-~ ~ �Article 51 . 0 - Off Street Parking and Loading- Unloading Requirements Manufacturing, fabricating, processing and bottling plants, research and testing laboratories: One (1) space for each one and one-half (1-1/2) employees on maximum shift. Material distribution center (truck terminal): One (1) space for automobile parking for each person employed on the premises, including truck drivers; one (1) space for each truck stored on the premises. Mini-warehouse (self-storage): One (1) space for each four (4) storage units equally distributed throughout the site; two (2) spaces for the manager's residence; one (1) space for each twenty-five (25) storage units, to be located at the office of the storage complex. Offices: Business and professional; Banks: One (1) space for each two hundred fifty (250) square feet of gross floor area. Medical and dental offices: One (1) space for each two hundred (200) square feet of floor area. Pharmacy, retail sales of medical and dental supplies and medical/dental laboratories as provided by Section 33.03. C: One (1) space for each four hundred (400) square feet of floor area in such use, plus the parking space required for other uses of the premises. Restaurants, bars, taverns and night clubs: Self-service, fast food and drive through facilities: One (1) space for each two (2) patrons of maximum seating capacity plus one (1) space for each two (2) employees. Full service restaurants, bars, taverns and night clubs: One (1) space for each two (2) patrons of maximum seating capacity plus one (1) space for each employee plus 1 space for each ten (10) square feet of lobby and/or waiting area. ,\,fay /997 51-5 �Anicle 51. O - Off Street Parking and Loading-Unloading Requirements Retail sales (excluding shopping centers): One space for each two hundred (200) square feet of gross floor area." Retail sales in wholesale establishments: One (1) space for each two hundred (200) square feet of retail sales floor area. Roadside stands: Five (5) spaces for each attendant. Schools: Elementary and junior high schools - private or public: One (1) space for each employee normally engaged in or about the building or grounds plus one (1) space for each thirty (30) students enrolled. Schools: (Cont.) Senior high schools and institutions of higher learning - private or public: One (1) space for each employee in or about the building or grounds plus one (1) space for each four (4) students. Trade schools and other schools primarily serving commuter students: One (1) space for each two (2) students, plus one (1) space for each faculty or staff member. Self-service laundry or dry cleaning stores: \ One (1) space for each two (2) washing and/or dry cleaning machines. Shopping centers: Five and one-half (5 .5) spaces per thousand (1,000) square feet of gross leaseable floor area. Utility sub-stations: One (1) space for each employee on maximum shift. Jfay /99 7 51-6 �Article 51. 0 - Off Street Parking and Loading-Unloading Requirements Vehicle Repair: Minor: Five (5) spaces for each service bay plus one (1) space for each two (2) employees. Major: Ten (10) spaces for each service bay plus one (1) for each two (2) employees. Veterinarian Offices and Clinics: One (1) space for each one hundred (100) square feet for the first one thousand five hundred (1,500) square feet of gross floor area, plus one (1) space for each additional two hundred fifty (250) square feet of gross floor area. Warehousing/ storage: One (1) space for each one thousand (1,000) square feet of floor area. Wholesale sales: One (1) space for each four hundred (400) square feet of floor area in wholesale sales, which area is not included in retail sales floor area. 5. Where a use is not specifically mentioned the parking requirements of a similar or related use shall apply. SECTION 51.02 - LOADING-UNLOADING REQUIRE1\1ENTS In connection with every building or part thereof hereafter erected, except single and two-family dwelling unit structures, there shall be provided on the same lot with such buildings, off-street loading and unloading spaces for uses which customarily receive or distribute material or merchandise by vehicle. A. Plans and specifications showing required loading and unloading spaces including the means of ingress and egress and interior circulation shall be submitted to the Zoning Administrator for review at the time of application for a building permit for the erection or enlargement of a use or a building or structure. B. Each off-street loading-unloading space shall not be less than the following: 1. Jfay 1997 In any residential district a loading-unloading space shall not be less than ten (10) feet in width and twenty-five (25) feet in length and, if a roofed space, not less than founeen (14) feet in height. 51-7 �Article 51. 0 - Off Street Parking and Loading-Unloading Requirements 2. In any commercial or industrial district a loading unloading space shall not be less than ten (10) feet in width and fifty-five (55) feet in length and , if a roofed space, not less than fifteen (15) feet in height. C. Subject to the limitations of the next paragraph, a loading-unloading space may occupy part of any required side or rear yard; except the side yard along a side street in the case of a corner lot. In no event shall any part of a required front yard be occupied by such loading space . D. Any loading-unloading space shall not be closer than fifty (50) feet to any other lot located in any residential district unless wholly within a completely enclosed building or unless enclosed on all sides by a wall, fence or compact planting not less than six (6) feet in height. E. In the case of mixed uses on one lot or parcel the total requirements for off-street loading-unloading facilities shall be the sum of the various uses computed separately . F. All off-street loading-unloading facilities that make it necessary to back out directly into a public road shall be prohibited. All maneuvering of trucks, autos and other vehicles shall take place on the site and not within a public right-of-way. G. Off-street loading-unloading requirements for residential (excluding singlefamily dwellings), hotel, hospital, mortuary, public assembly, office, retail, wholesale, industrial or other uses similarly involving the receipt of distribution by vehicles, the uses having over five thousand (5,000) square feet of gross floor area shall be provided with at least one (1) off-street loading-unloading space, and for every additional twenty thousand (20,000) square feet of gross floor space, or fraction thereof, one (1) additional loading-unloading space, the size of such loading-unloading space subject to the provisions of this ordinance. H. Where a use is not specifically mentioned, the requirements of a similar or related use shall apply. \ ,\,fay t9r 51-8 �ARTICLE 52.0 PLANNING AND DEVELOPMENT REGULATIONS FOR PLANNED UNIT DEVELOPMENT (PUD) DISTRICT SECTION 52.01 - GENERAL PROVISIONS A. Continuing Applicability of Regulations - The location of all uses and structures, all uses and mixtures thereof, all yards and transition strips, and all other information regarding uses of properties as shown on or as part of an approved area plan, and on site plans and plats approved subsequently thereto, and all conditions of approval, shall have the full force and permanence of the zoning ordinance as though such regulations were specifically set forth in the zoning ordinance. Such regulations shall be the continuing obligation of any subsequent interests in the land in a PUD or parts thereof and shall not be changed except as approved through amendment or revision procedures as set forth in Section 52.12, herein. B. Construction - No construction, grading, tree removal, soil stripping, or other site improvements or changes shall commence, and no permits shall be issued therefor, on a lot zoned, or under zoning petition for, a PUD district classification, until the requirements of this article have been met. SECTION 52.02 - CIRCULATION AL~ ACCESS A. Each lot or principal building shall have vehicular access from a public street or private street approved by the Township Board. B. Every lot or principal building shall have pedestrian access from a public or private sidewalk where deemed necessary by the Planning Commission. All parts of a PUD shall be interconnected by a sidewalk system which will provide necessary, safe, and convenient movement of pedestrians. A bicycle path system shall also be provided in a PUD and may be a part of the sidewalk system. C. Public and private streets shall be designed and constructed according to established standards for public streets, except that such standards may be modified if adequate service will be provided. Right-of-way standards may be modified, especially where the area plan provides for adequate off-street parking facilities and for the separation of pedestrian and vehicular traffic. Modification of proposed public streets shall be approved by the Washtenaw County Road Commission Engineer. May 1997 52-1 �Article 52. 0 - Planning and Development Regulations for Planned Unit Development (PUD) District D. An individual dwelling unit in a single-family or two-family structure, or an individual townhouse building or mobile home, or similar residential structure, shall not have direct driveway access to a collector or arterial street. In such case, access shall be provided by a public or private street. SECTION 52.03 - UTILITIES A. Each principal building shall be connected to public water and sanitary sewer lines, or to on-site facilities approved by the Township Board, after approval by the Washtenaw County Health Department. B. Each site shall be provided with adequate storm drainage. Open drainage courses and storm water retention ponds may be permitted where shown on an approved area plan, site plan, or plat. C. Electrical, telephone, and cable television lines shall be placed underground, provided, however, that distribution lines may be placed overhead if approved by the Township Board. Surface mounted equipment for underground wires shall be shown on finc).l site plans, and shall be screened from view. SECTION 52.04 - OPEN SP ACE REGULATIONS A. Buildings, parking lots, drives and similar improvements may be permitted in open space areas if related and necessary to the functions of the open space. Other buildings and improvements shall be prohibited therein. B. Open space areas shall be conveniently located in relation to dwelling units. C. Open space areas shall have minimum dimensions which are usable for the functions intended and which will permit proper maintenance. D. The Township Board may require, upon recommendation of the Planning Commission, that natural amenities such as but not limi\ed to, ravines, rock outcrops, wooded areas, tree or shrub specimens, unique wildlife habitat, ponds, streams and marshes be preserved as part of the open space system. SECTION 52.05 - PARKING AND LOADING REQUIREMENTS The parking and loading requirements set forth in Article 51.0, herein, shall apply, except that the number of spaces required may be reduced. Width of parking spaces may be reduced to not less than nine (9) feet. The reductions shall be approved by the Township Board, upon recommendation of the Planning Commission, as a part of the area plan, and shall be based upon specific findings. The parking area saved by reducing the number or width of spaces shall be put into landscape/open space areas within the PUD. .~fay /99 i 52-2 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District SECTION 52.06 - PHASING Development may be phased as delineated on the approved area plan, subject to the following requirements. A. A phase shall not be dependent upon subsequent phases for safe and convenient vehicular and pedestrian access, adequate utility services, and open spaces and recreation facilities . B. The Township Board, upon recommendation of the Planning Commission, may require that the development be phased so that property tax revenues resulting from such development will generally balance the expenditures required by public agencies to properly service that development; so that overloading of utility services and community facilities will not result; and so that the various amenities and services necessary to provide a safe, convenient, and healthful residential environment will be available upon completion of any one phase. The Planning Commission may require the petitioner to provide market analyses, traffic studies, and other information necessary for the Commission to properly and adequately analyze a PUD petition for recommendation to the Township Board with respect to this requirement. C. The Planning Commission may require, as part of a final site plan review of a phase of a PUD, that land shown as open space on the approved area plan be held in reserve as part of the phase to be developed, in order to guarantee that density limits for the entire approved PUD will not be exceeded when the subject phase is completed. Such reserved land may be included in the development of subsequent phases if the density limits will not be exceeded upon completion of that phase or if other land is similarly held in reserve. D. Development shall be started and shall be diligently pursued in the manner and sequence shown on the approved area plan. SECTION 52.07 - PETITION REQUIREMENTS A. Procedures 1. A petition for a PUD district may be made by the owner(s) of record or by a person(s) acting on behalf of the owner(s) of record of the subject parcel. The petition shall include an area plan and all information required in Section 59 .04, herein. 2. The petition shall be filed with the Township Clerk who shall transmit copies of the petition to the Planning Commission secretary. The petition shall be filed at least two (2) weeks prior to the Planning Commission meeting at which it is to be first considered. 52-3 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 3. The Planning Commission shall hold a public hearing on the petition. Notice of the public hearing shall be given as required for zoning amendments, as set forth in Article 59.0, herein. 4. At the public hearing the petitioner shall present evidence regarding the following characteristics of the proposed development: a. The general character and substance. b. Objectives and purposes to be served. c. Compliance with all applicable Township ordinances, regulations, and standards. d. Scale and scope of development proposed. e. Development schedules. f. Compliance with the adopted general development plan of Pittsfield Township. The Planning Commission may also require that the petitioner provide information at the public hearing concerning economic feasibility of the proposed uses; community impact, in terms of streets and traffic, schools, recreation facilities and costs/revenues for the Township; and environmental impact. Evidence and expert opinion shall be submitted by the petitioner in the form of maps, charts, reports, models or other materials, and in the form of testimony by experts, as will clearly state the full nature and extent of the proposal. Materials shall be submitted in sufficient quantity for public display and for review by the Planning Commission iilld other Township officials. 5. May 1997 The Township Planning Commission shall undertake a study of the petition and shall submit a report thereon to the Township Board within one hundred eighty ( 180) days of the filing date. This report shall contain the Planning Commission's analysis of the petition, findings regarding standards, suggested conditions of approval, if applicable, and its recommendations. 52-4 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 6. B. May /99 7 The Township Board shall review the pet1t10n and the reports of the Township and County Planning Commissions thereon, and shall approve or deny the petition. The Township Board shall attach appropriate conditions to its approval of a PUD petition, including conditions concerning expiration dates, as provided in Section 52.14, herein. Information Required for the Area Plan 1. An area plan for a residential PUD consisting of eighty (80) acres or less, or a non-residential PUD consisting of twenty (20) acres or less , shall contain the following information:" a. Density of use for each use area of the site. b. Location, size and uses of open space. C. General description of the organization to be utilized to own and maintain common areas and facilities. d. General description of covenants or other restrictions; easements for public utilities. e. Description of the petitioner's intentions regarding selling or leasing of land and dwelling units. f. Description of all proposed uses. g. General landscape concept showing tree masses to be preserved or added, buffer areas, and similar features . h. Delineation of areas to be platted under the Subdivision Control Act. 1. Location and description of site; dimensions and areas . J. General topography; soil information. k. Scale, north arrow, date of plan. 1. Existing zoning of site; existing land use and zoning of adjacent parcels; location of adjacent buildings, drives, and streets. m. General description of proposed water, sanitary sewer and storm drainage systems. 52-5 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 2. n. Existing natural and manmade features to be preserved or removed; location of existing structures, streets, and drives; location, width, and purpose of existing easements. o. All adjacent property in which the petitioner and owners of land in the PUD have any ownership interest. p. Proposed buildings/structures - location, outline, general dimensions, distances between, floor area, number of floors, height, number and type of dwelling units (where applicable). q. Proposed streets/drives - general alignment, right-of-way, surface type and width. r. Proposed parking - location and dimensions of lots, spaces, and aisles; angle of spaces; number of spaces; surface type. s. Delineation of required yards; dwelling unit schedule, density, and lot area per dwelling unit, for residential projects; lot coverage (percent) and floor area ratio; location and size of required transition and landscape strips. t. Delineation of areas of cutting and filling. u. Location and area of development phases; building program for each phase, projected schedule of development, by phase. An area plan for a residential PUD consisting of more than eighty (80) acres, or a non-residential PUD consisting of more than twenty (20) acres, shall contain the following information as required in Section 52.07 .B. l(a) through (o), preceding, and the following information: a. Location, type, and land area of each proposfd land use; dwelling unit density (dwelling units per acre). b. General location, function, surface width, and right-of-way of proposed public streets; general location and surface width of major private streets/drives. C. General location of proposed parking areas and approximate number of spaces to be provided in each area. d. Location and area of each development phase; summary of land use information as required in Section 52.07.B.2 (a) preceding, for each phase. 52-6 �Anicle 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District C. Standards for Petition Review The Planning Commission shall determine, and shall provide evidence of its determinations in its report to the Township Board, that the petition meets the following standards. May 1997 1. The proposed development shall conform to the adopted general development plan, or represents land use policy which, in the Planning Commission's opinion, is a logical and acceptable change in the adopted general development plan. 2. The proposed development shall conform to the intent and all regulations and standards of a PUD district. 3. The proposed development shall be adequately served by public facilities and services such as but not limited to streets, police and fire protection, drainage courses, water and sanitary sewer facilities, refuse disposal, and sidewalks; or that the persons or agencies responsible for the proposed development shall be able to properly provide such facilities and services. 4. Common open space, other common properties and facilities, individual properties, and all other elements of a PUD are so planned that they will achieve a unified open space and recreation area system, with open space and all other elements in appropriate locations, suitably related to each other, the site, and surrounding lands. 5. The petitioner shall have made provision to assure that public and common areas will be or have been irrevocably committed for that purpose. Provisions shall be made for financing of improvements shown on the plan for open space and other common areas, and that proper maintenance of such improvements is assured. 6. Traffic to, from, and within the site will not be hazardous or inconvenient to the project or to the neighborhood. In applying this standard the Planning Commission shall consider, among other things; convenient routes for pedestrian traffic ; relationship of the proposed project to main thoroughfares and street intersections; and the general character and intensity of the existing and potential development of the neighborhood. 7. The mix of housing unit types and densities, and the mix of residential and non-residential uses, shall be acceptable in terms of convenience, privacy, compatibility and similar measures. 52-7 �Article 52. 0 - Planning and Development Regulations for Planned Unit Development (PUD) District D. 8. The Planning Commission shall determine, where applicable, that noise, odor, light, or other external effects which are connected with the proposed uses, will not adversely affect adjacent and neighboring lands and uses. 9. The proposed development shall create a minimum disturbance to natural features and land forms. 10. Streets shall follow topography, be properly spaced, and be located and aligned in accordance with the intended function of each street. The property shall have adequate access to public streets. The plan shall provide for logical extensions of public streets and shall provide suitable street connections to adjacent parcels, where applicable. 11. Pedestrian circulation shall be provided within the site, and shall interconnect all use areas, where applicable. The pedestrian system shall provide for a logical extension of pedestrian ways outside the site and to the edges of the site, where applicable. Effect of Approval of Petition Approval of the petition by the Township Board shall have the following effects: l. Approval shall confer a right to the landowner(s) that the zoning regulations as they apply to the land in the petition, shall not be changed within the time periods provided in Section 52.13 and 52.14, herein. 2. Approval of an area plan shall indicate acceptance of uses, building locations and, in the case of a residential PUD of eighty (80) acres or less, or a non-residential PUD consisting of twenty (20) acres or less in area, layout of streets, dwelling unit count and type, floor areas, densities, and all other elements of the area plan. 3. Approval of an area plan of eighty (80) acres or less in area for a residential development or twenty (20) acres or less in area for a nonresidential development shall authorize the petitioner to file an application for final site plan approval for all or the first phase of the development shown on the approved area plan. Such approval shall also authorize construction to begin for site improvements such as streets and drives, parking lots, grading, installation of utilities, and building foundations, provided the Planning Commission gives permission for such construction, and provided that all required permits have been issued are in effect. No other construction may commence until a final site plan has been approved by the Planning Commission. \ 52-8 ------ �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District Grading, tree removal and other changes in ex1stmg topography and natural features shall be limited to the minimum required to permit construction as authorized in this subsection. Construction shall be limited to those elements whose location, size, alignment and similar characteristics will not be subject to change in the review of a final site plan or plat within the PUD. 4. Approval of an area plan of more than eighty (80) acres in area for a residential development or more than twenty (20) acres in area for a non-residential development shall authorize the petitioner to file an application for review of a preliminary plan for each phase of the proposed development. No construction shall begin within any phase until a preliminary site plan is approved as required herein, and in accordance with Article 55.0, herein. 5. Approval of an area plan by the Township Board shall authorize the applicant to file an application for review of a preliminary plat for tentative approval in accordance with the Subdivision Control Act (Act 288, P.A. 1967) and the Township's Subdivision Control Ordinance for all or part of the area within the PUD which is to be platted. 6. No deviations from the area plan approved by the Township Board, or from any condition of approval, shall be permitted except through amendment or revision, as provided in this article. SECTION 52.08 - PRELIMINARY SITE PLAN REQUIREMENTS A preliminary site plan shall be submitted for each phase of development as delineated on the approved area plan for residential PUD' s consisting of more than eighty (80) acres of land area and non-residential PUD's consisting of more than twenty (20) acres of land area. Preliminary site plans shall be submitted and reviewed in accordance with, and shall meet all provisions of Article 55.0, herein. Preliminary site plans shall conform to the approved area plan and all conditions attached thereto. SECTION 52.09 - FINAL SITE PLAN REQUIREMENTS A final site plan shall be submitted for approval for each phase of a PUD as delineated on the approved area plan. Each final site plan shall be submitted and reviewed in accordance with, and shall meet all provisions of Article 55.0, herein. Final site plans shall conform to the approved area plan and to all conditions attached thereto or to the approved preliminary site plan, whichever is applicable. :way 1997 52-9 �Anicle 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District SECTION 52.10 - SUBDIVISION PLATS A. A preliminary or final site plan shall not be required for any part of a PUD which is to be platted for single-family detached residential development. B. Plats shall conform to the approved area plan and all conditions attached thereto. C. Subdivision plats shall meet all requirements of the Pittsfield Township Subdivision Ordinance. SECTION 52.11 - COMMON AREAS AND FACILITIES A. The location, extent, and purpose of all common areas and facilities shall be identified on the area plan, on the preliminary site plan where applicable, and on each final site plan. All such areas and facilities which are to be conveyed to any agency shall be identified accordingly on the final site plan(s). B. All public areas and facilities which are to be dedicated to a public agency shall be so dedicated prior to approval of a final site plan or a final plat, unless a binding agreement is provided in lieu of dedication. C. Legal instruments setting forth the manner of permanent maintenance of common areas and facilities shall be submitted to the Township attorney for review before the Township Planning Commission approves a final site plan or the Township Board approves a final plat. SECTIO 52.12 - AJ.VIENDME T AL~ REVISIO A. A developer may request a change in an approved area plan, an approved preliminary site plan, or an approved final site plan. A change in an approved area plan, or a change in an approved preliminary or final site plan which results in a major change, as defined in this section, in the approved area plan, shall require an amendment to the approved area plan. All amekdments shall follow the procedures herein required for original submittal and review of a petition for PUD zoning. A change which results in a minor change as defined in this section shall require revision to the approved plan and approval by the Planning Commission. B. A request for a change in an approved plan shall be made in writing to the Planning Commission and shall clearly state the reasons therefor. Such reasons may be based upon considerations such as but not limited to changing social or economic conditions, potential improvements in layout or design features , unforeseen difficulties technical causes, site conditions, state or federal projects and installations, and statutory revisions. The Planning Commission, upon finding such reasons and request reasonable and valid, shall so notify the Jlay /99i 52-10 �Anicle 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District applicant in writing. Following payment of the required fee, the developer shall submit the required information to the Planning Commission for review. If the approved plan is to be amended, the Planning Commission shall immediately notify the Township Board. C. The following changes shall be considered maJor, for which amendment 1s required: I. Change in concept of the development. 2. Change in use or character of the development. 3. Change in type of dwelling unit as identified on the approved area plan. 4. Increase in the number of dwelling units (density). 5. Increase in non-residential floor area of over five (5) percent. 6. Increase in lot coverage or FAR of the entire PUD of more than one (1) percent. 7. Rearrangement of lots, blocks, and building tracts. 8. Change in the character or function of any street. 9. Reduction in land area set aside for common open space or the relocation of such area(s). 10. Increase in building height. D. A developer may request approval of minor changes, as defined in this section, in an approved area plan, approved preliminary site plan, where applicable, or an approved final site plan. The Planning Commission shall notify the Township Board and other applicable agencies of its approval of such minor changes. E. Minor changes shall include the following: 1. A change in residential floor area. 2. An increase in non-residential floor area of five (5) percent or less. .... Minor variations in layout which do not constitute major changes . .) . 4. May /99 7 An increase in lot or FAR of the entire PUD of one ( 1) percent or less. 52-11 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 5. F. A change in phasing of development. The Planning Commission shall have the authority to determine whether a requested change is major or minor, in accordance with this section. The burden shall be on the applicant to show good cause for any requested change. SECTION 52.13 - EXPIRATION OF PLAN APPROVALS A. An area plan or a preliminary site plan, where applicable, shall expire eighteen ( 18) months after approval unless a final site plan for the first phase of the project, or for the entire property in the PUD if development is not to occur in phases, is submitted to the Planning Commission for approval. Thereafter the final site plan for each subsequent phase shall be submitted to the Planning Commission for review and approval within two (2) years of the date of approval of the immediately preceding final site plan. B. A final site plan for the entire PUD, or all final site plans for phases thereof, shall have received approval by the Planning Commission within three (3) years of the date of the Board approval of the PUD, in the case of a PUD of twenty (20) acres or less in area. All final plats in a PUD shall have been approved and recorded within the preceding time periods. C. Expiration of an approved area plan, or preliminary site plan, where applicable, as set forth in Section 52.13 .A, preceding, and failure to obtain approval of final site plans and final plats as provided in Section 52.13.A and B, preceding, shall authorize the Township Board to revoke the right to develop under the approved area plan, after a hearing and unless good cause can be shown for said expiration. In such case, the Township Board may require that a new area plan be filed and reviewed in accordance with the requirement for original application. Expiration shall also authorize the Township Board to initiate a zoning amendment to place the subject property into one or more zoning districts deemed by the Township Board to be appropriate. D. An approved final site plan shall expire as provided in Article 55.0, herein. E. Development shall be diligently pursued to completion, and shall be completed with two (2) years of the date of approval of a final site plan. F. If an approved area plan or an approved final site plan has expired as set forth in this section, no permits for development or use of the property shall be issued until the applicable requirements of this section have been met. \ .~lay 199- 52-12 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District G. The Township Board may, at anytime following three (3) years after the date of approval of a PUD of twenty (20) acres or less, or five (5) years after the date of approval of a PUD of more than twenty (20) acres, or such later time as might be specified in the conditions of approval, change the zoning classification of any or all parts of a PUD district to one or more zoning districts as deemed appropriate by the Township Board. The Township Board may make such changes whether or not development is completed. SECTION 52.14 - CONDITIONS-EXPIRATION OF APPROVALS The Township Board shall include as a condition of approval of each petition for a PUD, expiration dates as set forth in Section 52 .13, herein, or such later expiration dates as the Township Board may approve. SECTION 52.15 - EXTENSION OF TIME LIMITS Time limits set forth in this article may be extended upon showing of good cause, and by written agreement between the applicant and the Planning Commission or Township Board, whichever is applicable, in the case of area plans, and between the applicant and the Planning Commission, in the case of preliminary and final site plans. SECTION 52.16 - AS-BUILT DRAWINGS As-built drawings shall be provided in accordance with Article 55.0, herein. SECTION 52.17 - PERFORMANCE GUARAl~TEES Guarantees to assure completion of site improvements shall be provided in accordance with Article 55.0, herein. SECTION 52.18 - VIOLATIONS A. A violation of an approved area plan, preliminary site plan, final site plan, and conditions of approval, shall be grounds for the Township Board to order that all construction be stopped and that building permits and certificates of occupancy be withheld until the violation is removed or adequate guarantee of such removal is provided to the Board. B. Violations of any plan approved under this article, or failure to comply with any requirement of this article, including conditions attached to an approved plan, shall be considered a violation of this ordinance, as provided in Article 58.0, herein. ,'vfay 1997 52-13 �ARTICLE 53.0 SIGN REGULATIONS (Note: This article is also commonly referred to, and known as, the "Pittsfield Township Sign Ordinance") SECTION 53.01 - PURPOSE The purpose of this section is to regulate on-site signs and outdoor advertising so as to protect the health, safety and general welfare, to protect property values, and to protect the character of the various neighborhoods in Pittsfield Township. The principle features are the restriction of advertising to the use of the premises on which the sign is located and the restriction of the total sign area permissible per site. Any sign placed on land or on a building for the purposes of identification or for advertising a use conducted on the premises shall be deemed an accessory use. It is intended that the display of signs will be appropriate to the land, building, or use to which they are appurtenant and be adequate, but not excessive, for the intended purpose of identification or advertisement. With respect to signs advertising business uses, it is specifically intended, among other things, to avoid excessive competition and clutter among sign displays. Outdoor advertising signs (billboards) which advertise products or businesses not connected with the site or building on which they are located, are deemed to constitute a principle use of a lot. SECTION 53.02 - DEFINITIONS A. Abandoned Signs A sign which no longer advertises or identifies a business, lessor, owner, or activity conducted upon, or product available on, the premises where such sign is displayed. B. Billboard See Outdoor Advertising Signs. C. Canopy or Marquee Signs Any sign attached to, or constructed within or on, a canopy or marquee. D. District Zoning district as established by the Pittsfield Township Zoning Ordinance. May /997 53-1 �Article 53. 0 - Sign Regulations E. Free Standing Signs A sign supported by a structure, such as a pole or pylon, independent of any other structure. The definition shall not include a ground sign. F. Height of Signs The vertical distance to the top edge of the copy area or structure, whichever is higher, as measured from the adjacent street grade. G. Identification Signs A sign which carries only the name of the firm, the major enterprise, or the principal product or service offered for sale on the premises or a combination of these things only to identify location of said premises and not to advertise. Such signs shall be located only on the premises on which the firm or major enterprise is situated, or on which the principal product is offered for sale. H. Off-site Signs (Off-premises signs) A sign other than an on-site sign. I. On-site Signs (On-premises sign) A sign which advertises or identifies only goods, services, facilities, events or attractions on the premises where located. J. Outdoor Advertising Signs A sign, including billboards, on which the written or pictorial information is intended to advertise a use, product, service, goods, event or facility located on other premises, and which is intended primarily for advertising purposes. ~ K. Sign Any structure or part thereof, or device attached thereto or painted or represented thereon, or any material or thing, illuminated or otherwise, which displays or includes any numeral, letter, work, model, banner, emblem, insignia, device, code mark or other representation used as or in the nature of, an announcement, advertisement, direction or designation, of any person, firm, organization place, commodity, service, business, profession, or industry, or any backlit building area, which is located upon any land or in or on any building, in such a manner as to attract attention from outside the premises, provided however, that the following shall not be included in the application of the regulations herein: 53-2 r ' �Anicle 53.0 - Sign Regulations L. a. Signs not exceeding one (1) square foot in area bearing only property numbers, post box numbers, names of occupants or premises, or other identification of premises not having commercial connotations. b. Legal notices; identification, information, or directional signs erected, or required by governmental bodies. c. Integral decorative or architectural features of buildings, except letters, trademarks, moving parts, moving lights or backlit areas. " Temporary Signs A sign that is intended to be displayed for a limited period of time. M. Wall Signs A sign attached to or erected against the wall of a building with the face in a plane parallel to the plane of the building wall. N. Window Sign A sign installed on, or in, a window for purposes of viewing from outside the premises. This term does not include merchandise located in a window. 0. Portable Signs Any sign not permanently attached to the ground or a building. P. Ground Signs A sign mounted directly on the ground or by a structure on a foundation such that the top edge of the sign is not more than 8 feet above earth grade as provided in Section 53.03.C. SECTION 53.03 - GENERAL SIGN REGULATIONS The following regulations shall apply to all signs in Pittsfield Township. ,'vfay /99 7 53-3 �Anicle 53.0 - Sign Regulations A. B. Illuminated Signs 1. Residential Districts - Only indirectly illuminated signs shall be allowed in any residential district provided such sign is so shielded as to prevent direct light rays from being visible from the public right-of-way or any adjacent residential property. 2. Commercial, Wholesale & Warehouse, Office, Research & Development and Industrial Districts- Indirectly or internally illuminated signs are permitted providing such sign is so shielded as to prevent direct light rays from being visible from the public right-of-way or any adjacent residential property. 3. No sign shall have blinking, flashing or fluttering lights or other illuminating devices which have a changing light intensity, brightness, or color, or which are so constructed and operating as to create an appearance of writing or printing, except that movement showing date, time and temperature exclusively may be permitted. Nothing contained in this ordinance shall be construed as preventing use of lights or decorations related to religious and patriotic festivities. Beacon lights or search lights shall not be permitted as a sign for advertising purposes except as provided in Section 53.10. Measurement of Sign Area The area of a sign shall be computed as including the entire area within the regular geometric form or contiguous combination thereof which encompasses all the display area of the sign including all elements of the matter displayed. With respect to canopies and awnings, upon which a sign is to be displayed, the entire area of such canopy or awning shall be considered a part of the sign. Any back-lit area of a buildings exterior shall be considered to be a sign area. Frames and structural members not bearing copy or display material shall not be included in the computation of sign area. Where a sign has two (2) or more faces, the area of all faces shall be included in determining the area of the sign, except that where two (2) such faces are placed back to back, parallel to one (1) another and less than twenty-four (2-1-) inches apart, the area of the sign shall equal the area of one (1) face. C. Height of Signs o free standing sign shall exceed a height of twenty (20) feet. A ground sign shall not exceed a total height of eight (8) feet including the sign pedestal. Sign height shall be measured to the top edge of the sign, from the adjacent grade. The total height of the sign including the sign pedestal and ,\,fay /997 53-4 �Anicle 53.0 - Sign Regulations adjacent grade, shall be no higher than eleven (11 ) feet from the adjacent street grade. That portion of a pedestal higher than eighteen (18) inches shall be considered signage. D. Setback Requirements for Signs Except where specified otherwise in this ordinance, all signs shall be set back a minimum of one-half (1 /2) the yard requirements for the district where located, except free standing signs, which shall meet all yard requirements of the district in which located. E. Flags shall be permitted as provided herein. In all single-family residential zoning districts, on developed residential lots, flags other than corporate or commercial flags shall be permitted without restriction. All other flags shall be subject to the following regulations: 1. Notwithstanding provisions in Section 56.06.C & D herein, flags shall meet the yard requirements for signs and the height limits for structures in the zoning district in which located. 2. The maximum permitted area of a flag shall be as follows : Pole Height Maximum Permitted Flag Area 46 Ft. & Over 60 square feet 26 - 45 feet 40 square feet 21 - 25feet 24 square feet 20 feet and under 15 square feet The flag of the United States may be of the area specified for the next highest category. The area of a flag shall not be included in the total sign area permitted on the lot. May /997 4. Up to three (3) flags of any combination but not more than one (1) corporate flag shall be permitted on each public street frontage of any lot, shopping center, or business center. 5. o flag shall be displayed with the flag of the United States which is of greater area or which is placed at a greater height than the U.S. flag. o flag at the same height as the U.S. flag, which is not set back further than the U.S . flag, shall be placed to the left, as viewed from the street, of the U.S. flag. 53-5 �Article 53. 0 - Sign Regulations ,,,.... 6. A corporate flag shall be located on the same lot as the business building or use. 7. All flags shall be displayed from a pole or other mounting which is permanently affixed to the ground or a building and dedicated to that purpose. A flag shall not be attached to any structure which is designed for an alternative use. SECTION 53.04 SIGNS PERMITTED IN ALL DISTRICTS Subject to the other conditions of this ordinance, the following signs shall be permitted anywhere within Pittsfield Township. A. Off premise signs which bear names, information and emblems of service clubs, places of worship, civic organizations, and quasipublic uses shall be permitted on private property with permission of the Township Board. Each sign shall not be more than three (3) square feet in area, shall not exceed a height of eight (8) feet, and shall be set back a minimum of ten (10) feet from the property line. All signs shall be consolidated within a single frame, if more than one ( 1) sign is placed at one ( 1) location. B. Signs which direct traffic movement onto, or within, a property and which do not contain any advertising copy or logo, and which do not exceed eight (8) square feet in area for each sign. Horizontal directional signs on, and flush with, paved areas may exceed eight (8) square feet. A directional sign shall be located on the property to which it is directing traffic and shall be located behind the front right-of-way line. A directional sign may bear the logo of a business for which it directs entering and exiting traffic if it is the determination of the Township Zoning Administrator that such logo is reasonably necessary for the effectiveness of the directional sign on which it is located. C. One (1) church announcement bulletin shall be permitt~d on any site which contains a church regardless of the district in which located, provided said bulletin does not exceed twenty-four (24) square feet in area and a height of six (6) feet, and is set back a minimum of ten ( 10) feet from the property line. When a church has an identification sign as permitted elsewhere in this ordinance, an announcement bulletin shall not be permitted. 53-6 • �Article 53.0 - Sign Regulations SECTION 53.05 - PROHIBITED SIGNS A. Miscellaneous Signs and Posters Tacking, pasting, or otherwise affixing of signs or posters visible from a public way except "no trespassing", "no hunting", "beware of animal", warning of danger signs, and other legal postings as required by law, located on the walls of buildings, barns, sheds, on trees, poles, posts, or fences is prohibited. B. Banners Banners, pennants, search lights, twirling signs, sandwich board signs, sidewalk or curb signs, balloons, or other gas-filled figures are prohibited except as provided in Section 53.10.G. C. Swinging Signs Signs which swing or otherwise noticeably move as a result of wind pressure because of the manner of suspension or attachment are prohibited. D. Moving Signs Except as otherwise provided in this section no sign or any portion thereof which moves or assumes any motion constituting a non stationary or fixed condition shall be permitted. E. Parking of Advertising Vehicles Except as permitted in Section 51 .01 .C, no commercial vehicle exceeding threequarter (3/4) ton in size, or any type trailer, which has attached thereto, or painted thereon, any sign or advertising device displaying the name of any business, product or service located on the subject premises, nor any marked delivery vehicles owned by any business located on the subject premises, shall be parked on private property, in any commercial district, between the front line of the structures located thereon and the front property line, nor shall any such vehicles be parked on a public right-of-way, or on public property so as to be visible from a public right-of-way. Vehicles engaged in attended loading or unloading activities shall be exempt from this provision. F. Abandoned Signs Signs that advertise an activity, business, product or service no longer conducted or available on the premises on which the sign is located, shall be prohibited. J\,{ay /997 53-7 �Anicle 53.0 - Sign Regulations G. Flags Flags other than those of a nation, state, political subdivision of the State of Michigan, fully accredited institution of higher education situated within Washtenaw County, or corporation subject to and in accordance with Section 53.03.E. H. Portable Signs Portable signs shall be prohibited. I. Un-Classified Signs The following signs are prohibited: 1. Signs which imitate an official traffic sign or signal which contains the words "stop", "go", "slow", "caution" "danger", "warning", or similar words except as otherwise provided in this section. 2. Signs which are of a size, location, content, coloring, or manner of illumination which may be confused with or construed as a traffic control device or which hide from view any traffic or street sign or signal or which obstruct the view in any direction at a street or road intersection. 3. Signs which contain statements, words or pictures of an obscene, pornographic or immoral character. 4. Signs which are painted directly on to the wall, or any other structural part of a building. 5. Signs which are painted on or attached to any fence or any wall which is not structurally a part of a building, except to identify a residence. \ 6. Signs which emit audible sound, odor, visible matter. 7. Roof signs. SECTION 53.06 - PERMITTED SIGNS IN RECREATION-CONSERVATION AND AGRICULTURE DISTRICTS A. Jlay /99 7 One (1) sign advertising the type of farm products grown on a farm premises. Such sign shall not exceed twelve (12) square feet in area. Up to two additional signs not exceeding twelve (12) square feet in area each may be placed on land owned by, or under the control of, the operator of a roadside stand as permitted in Section 11.02.E, or a farm offering customer harvesting of crops, during the 53-8 �Article 53.0 - Sign Regulations period said stand or operation is open for business. Said signs shall be located within a one and one half (1.5) mile radius of the farm advertised and be placed behind the right-of way line. B. One (1 ) identification sign shall be permitted for each public street frontage having a curb cut for a vehicle entrance, for a school, church building or other authorized use or lawful non-conforming use except home occupation. Where a church has an announcement bulletin as permitted in Section 53 .04.C herein, said identification sign shall not be permitted. Each sign shall not exceed eighteen (18) square feet in area. C. One (1) identification sign for a residential development shall be permitted for each public street that the development abuts. Each sign shall not exceed thirtytwo (32) square feet in area. SECTION 53.07 - PERMITTED SIGNS IN RESIDENTIAL DISTRICTS A. One (1) identification sign shall be permitted for each public street frontage, for a subdivision, multiple-family building development or mobile home park. Each sign shall not exceed thirty two (32) square feet in area. One (1) additional sign advertising "For Rent" or "Vacancy" may be placed on each public street frontage of a rental residential development provided that such sign shall not exceed three (3) square feet in area and is incorporated into the identification sign. Each sign shall be located behind the right-of-way line of any public street. B. One (1) identification sign shall be permitted for each public street frontage having a curb cut for a vehicle entrance for a school, church, public building, or other authorized use or lawful non-conforming use except home occupations. Where a church has an announcement bulletin as permitted in Section 53.04.C herein, said identification sign shall not be permitted. Each sign shall not exceed eighteen ( 18) square feet in area or eight (8) feet in height. SECTION 53.08 - PERMITTED SIGNS IN C-1, C-2, C-3, PSC, 0-1, W-1, R-D, BP, 1-1 and 1-2 DISTRICTS A. C-1, C-2, C-3 and PSC Zoning Districts 1. Signs permitted on lots not located in a business center or a shopping center: a. May /99i AREA - Each developed lot shall be permitted at least eighty (80) square feet of sign area for all exterior on-site signs. The area of exterior on-site signs permitted for each lot shall be determined as one (1) square foot of sign area for each one ( 1) linear foot of street frontage . The maximum area for all exterior on-site signs for each 53-9 �Article 53. 0 - Sign Regulations developed lot shall be one hundred sixty (160) square feet. No free standing identification sign shall exceed eighty (80) square feet in area. No ground sign shall exceed sixty-five (65) square feet in area. No exterior wall sign for businesses without ground floor frontage shall exceed twenty-four (24) square feet in area. b. 2. Signs permitted in a business center: a. b. 3. IDENTIFICATION SIGNS - Each business center shall be permitted one ( 1) free standing or ground identification sign for each collector or arterial street as classified in the adopted comprehensive plan, that it abuts. The sign area shall be determined as one (1) square foot for each one (1) linear foot of street frontage. No free standing identification sign shall exceed eighty (80) square feet in area. No ground sign shall exceed sixtyfive (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. Tenants of a business center shall not be permitted to have individual free standing or ground identification signs. WALL SIGNS - Each business in a business center with ground floor frontage shall be permitted one ( 1) exterior wall sign. The area for such exterior wall sign shall be co~puted as one ( 1) square foot for each one (1) linear foot of building frontage occupied by the business. The maximum permitted area for a wall sign shall be eighty (80) square feet. Businesses without ground floor frontage shall be permitted one ( 1) combined exterior wall sign not more than twenty-four (24) square feet in area. Signs permitted in shopping centers : a. May I9r NUMBER - Each developed lot shall be permitted two (2) exterior on-site signs. Each developed lot that is located at the intersection of two (2) collector or arterial streets as classified in the adopted comprehensive plan, may have three (3) exterior on-site signs. Only one (1) free standing or ground identification sign shall be permitted on any single street. All businesses without ground floor frontage shall be permitted one (1) combined exterior wall sign, in addition to the number of signs allocated to the developed lot. SHOPPING CENTER IDENTIFICATION SIGNS - A shopping center may have one (1) free standing or ground identification sign for each collector or arterial street as classified in the adopted comprehensive plan, that it abuts. The sign area shall be determined as one ( 1) square foot for each one ( 1) linear foot of 53-10 I' �Article 53.0 - Sign Regulations street frontage. No free standing sign shall exceed eighty (80) square feet in area. No ground sign shall exceed sixty-five (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. b. B. 0-1 Zoning Districts, But Not Including R-0 Districts 1. 2. Signs permitted on lots not located in office parks: a. Only ground identification and wall signs shall be permitted. b. AREA - Each developed lot shall be permitted at least eighty (80) square feet of sign area for all exterior on-site signs. The area of exterior on-site signs permitted for each lot shall be determined as one ( 1) square foot of sign area for each one ( 1) linear foot of street frontage. The maximum area for all exterior on-site signs for each developed lot shall be two hundred (200) square feet. No ground identification sign shall exceed sixty-five (65) square feet in area. Businesses without ground floor frontage shall be permitted one ( 1) combined exterior wall sign not more than twenty-four (24) square feet in area. c. NUMBER - Each developed lot shall be permitted two (2) exterior on-site signs. Each developed lot that is located at the intersection of two (2) collector or arterial streets, as classified in the adopted comprehensive plan, may have three (3) exterior on-site signs. Only one (1) ground identification sign shall be permitted on any single street. Signs permitted in office parks: a. May 199 7 WALL SIGNS - Each business in a shopping center with ground floor frontage shall be permitted one ( 1) exterior wall sign. The area for such an exterior wall sign shall be computed as one ( 1) square foot for each one (1) linear foot of building frontage occupied by the business. The maximum permitted area for a wall sign shall be eighty (80) square feet. All businesses without ground floor frontage shall be permitted one (1) combined exterior wall sign not more than twenty-four (24) square feet in area. PARK IDENTIFICATION SIGNS- An office park may have one (1) ground identification sign for each public collector or arterial street, as classified in the adopted comprehensive plan, that it abuts. The permitted area for each sign shall be computed as one (1) square foot for each one (1) linear foot of street frontage. No 53-11 �Anicle 53.0 - Sign Regulations ground sign shall exceed sixty-five (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. b. C. W-1, R-D, BP, I-1 and I-2 Zoning Districts 1. 2. May 1997 WALL SIGNS - Each office in an office park with ground floor frontage shall be permitted one (1) exterior wall sign. The area for such exterior wall sign shall be computed as one (1) square foot for each one (1) linear foot of building frontage occupied by the office. The maximum permitted area for a wall sign shall be eighty (80) square feet. All offices without ground floor frontage shall be permitted one ( 1) combined exterior wall sign not more than 24 square feet in area. Signs permitted on lots not located in industrial parks: a. Only ground identification and wall signs shall be permitted. b. AREA - Each developed lot shall be permitted at least 50 square feet of sign area for all exterior on-site signs. The area of exterior on-site signs permitted for each lot shall be determined as one (1) (1) square foot of sign area for each one ( 1) (1) linear foot of street frontage. The maximum area for all exterior on-site signs for each developed lot shall be one hundred (100) square feet. No ground identification sign shall exceed sixty-five (65) square feet in area. c. NUMBER - Each developed lot shall be permitted 2 exterior on-site signs. Each developed lot that is located at the intersection of two (2) collector or arterial streets, as classified in the adopted comprehensive plan, may have three (3) exterior on-site signs. Only one (1) ground identification sign shav be permitted on any single street. Signs permitted on lots located in industrial parks: a. PARK IDENTIFICATION SIGNS - An industrial park may have one ( 1) ground identification sign for each collector or arterial street, as classified in the adopted comprehensive plan, that it abuts. The maximum area of each ground sign shall be sixty-five ( 65) square feet. b. SIGN AREA FOR EACH LOT - The area of exterior on-site signs permitted for each lot shall be determined as one ( 1) square foot of sign area for each one (1) linear foot of street frontage. The 53-12 �Article 53.0 - Sign Regulations maximum area for all exterior on-site signs for each developed lot shall be sixty-five (65) square feet, excluding tenant identification signs. 3. D. lvfay 1997 c. NUMBER OF SIGNS - Each developed lot shall be permitted one (1) exterior on-site ground or wall sign. Tenant identification signs shall be excluded from this provision. d. TENANT IDENTIFICATION SIGNS - For a multi-tenant building, each tenant shall be permitted one ( 1) identification sign. Such sign shall include only the name of the tenant business and shall only consist of lettering or characters not in excess of six (6) inches in height. A wall sign or ground sign shall be permitted. A ground sign must meet all setback requirements . Signs permitted in a business center: a. IDENTIFICATION SIGNS - A business center may have one (1) ground identification sign for each public collector or arterial street, as classified in the adopted comprehensive plan, that it abuts. The permitted area for each sign shall be computed as one (1) square foot for each linear foot of street frontage. No ground sign shall exceed sixty-five (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. b. WALL SIGNS - Each business in a business center with ground floor frontage shall be permitted one (1) exterior wall sign. The area for such exterior wall sign shall be computed as one half (1 /2) square foot for each one ( 1) linear foot of building frontage occupied by the business. The maximum permitted area for a wall sign shall be forty (40) square feet. All businesses without ground floor frontage, in a given building, shall be permitted one (1) combined exterior wall sign not more than twenty-four (24) square feet in area. c. Business centers located within an Industrial Park shall conform to Section 53.08.C(2), above. Window signs shall be permitted and shall not be included in total sign area computation if said signs do not occupy more than twenty-five (25) percent of the total window area of the floor level on which displayed or exceed a total of two hundred (200) square feet for any one (1) building. If window signs occupy more than twenty-five (25) percent of said window area or exceed a total of two 53-13 �Anicle 53.0 - Sign Regulations hundred (200) square feet for any one (1) building, they shall be treated as exterior signs and shall conform to Section 53.08.A. l and 53.08 .B.2. E. A time and temperature sign shall be permitted in addition to the above conditions provided that ownership identification or advertising copy does not exceed ten percent (10%) of the total sign area and further provided that the total area of the sign does not exceed thirty (30) square feet. F. No canopy or marquee sign shall extend into a public right-of-way except by variance granting by the Zoning Board of Appeals. In granting such a variance the Board of Appeals shall assure that the requirements of Section 60.04 of this ordinance are complied with; that the minimum clearance of such sign is eight (8) feet measured from the sidewalk surface to the bottom edge of the sign; and that the sign does not obstruct pedestrian or vehicular view. G. In addition to the provisions of Section 53.08.A and B above, an automobile service station may have one (1) additional sign for each public street frontage having a curb cut for a vehicle entrance, for the purpose of advertising gasoline prices and other services provided on the premises. Said sign shall be mounted on a free standing structure or on the structure of another permitted sign, provided that clear views of street traffic by motorists or pedestrians are not obstructed in any way. Said sign shall not exceed eight (8) square feet in area and shall not advertise the brand name of gasoline or other materials sold on the premises. SECTION 53.08.1 - PERMITTED SIGNS IN PUD DISTRICTS Signs shall be permitted in each use area in a PUD district in accordance with the sign regulations in the zoning district that is most similar to that use area, provided, however, that more restrictive sign regulations in the approved area plan shall control. SECTION 53.09 - SIGN REGULATIONS \ Outdoor advertising signs (off-site signs). A. ivlay 1997 Outdoor advertising signs shall be permitted only on parcels abutting interstate highways, freeways and other primary highways in C-3 and 1-2 districts provided that such a sign shall not be placed on a parcel having any other structure within one hundred ( 100) feet of the sign, and no other structure shall be placed on the parcel within one hundred (100) feet of the sign, except that minimum distances from other outdoor advertising signs shall be regulated as set forth in Section B following; and that a sign shall not be located within 50 feet of any boundary of such parcel. 53-14 �Anicle 53.0 - Sign Regulations B. Where two (2) or more outdoor advertising signs are located along the frontage of any freeway, they shall not be less than twenty five hundred (2,500) feet apart. When two (2) or more outdoor advertising signs are located along the frontage of any primary highway other than freeways, they shall be not less than seventeen hundred (1,700) feet apart. A double face (back to back) or av-type structure shall be considered a single sign provided the two (2) faces are not separated by more than two (2) feet, or the interior angle does not exceed twenty (20) degrees, whichever is applicable. C. The total surface area, facing in the same direction, of any outdoor advertising sign, shall not exceed three hundred (300) square feet. Signs may be single or double faced and shall contain no more than two (2) faces, or panels. D. Outdoor advertising signs shall not exceed twenty (20) feet in height from ground level. The permitted height may be increased to forty (40) feet by the Zoning Administrator if it can be shown that excessive grades, building interference, bridge obstruction, and similar conditions obstruct views of the sign. E. Outdoor advertising signs shall not be erected on the roof of any building, nor have one ( 1) sign above another. F. A sign structure shall not be permitted adjacent to or within five hundred (500) feet of an interchange, an intersection at grade, or a safety roadside rest area. The five hundred (500) feet shall be measured from the point of beginning or ending of pavement widening at the exit from or entrance to the main traveled way. SECTION 53.10 - TEMPORARY SIGNS Un-illuminated on-site temporary exterior signs may be erected in accordance with the regulations of this section. A. In single-family and two-family districts one (1) sign for each public street frontage advertising a recorded subdivision or development shall be permitted. Each sign not to exceed thirty two (32) square feet in area. Each sign shall be removed within one (1) year after the sale of ninety (90) percent of all lots or units within said subdivision or development. B. In multiple-family districts one (1) sign on each public street frontage of a new multiple-family development advertising the new dwelling units for rent or sale, not to exceed thirty two (32) square feet in area shall be permitted. Each sign shall be removed within sixty (60) days of the initial rental or sale of seventy (70) percent of the dwelling units within the development. May /99 7 53-15 �Anicle 53.0 - Sign Regulations C. One (1) identification sign shall be permitted for all building contractors, one (1) for all professional design firms and one (1) for all lending institutions on sites under construction, each sign not to exceed six (6) square feet in area, with not more than a total of three (3) such signs permitted on one (1) site. If all building contractors, professional design firms and lending institutions combine together in one (1) identification sign such sign shall not exceed thirty two (32) square feet in area with not more than one (1) sign permitted on one (1) site. Signs shall have a maximum height of ten (10) feet and shall be confined to the site of construction, construction shed or construction trailer and shall be removed within fourteen (14) days after the issuance of a certificate of occupancy. D. Real Estate Directional Signs Directional real estate signs shall be permitted in residential districts on weekends between 6:00 p.m., Friday, and 8:00 p.m. the Sunday following (50 consecutive hours) as follows: E. May /99 7 1. Temporary real estate direction signs referencing an individual parcel in a residential zone, which is, or has been, occupied as a legal residence, shall be permitted on approach routes to an open house, only for the day of open house. Said signs shall not exceed three (3) square feet in area, three feet in height and four (4) in number, shall show a directional arrow, be free standing and be placed back of the property line. Such signs shall not be attached to any traffic sign or other structure. All such signs shall be located within a one mile radius of the geographic center of the property referenced on said sign. 2 In a subdivision or other residential development under construction, in which less than ninety-five percent (95 %) of the available lots have been sold, temporary real estate direction signs advertising open model homes shall be permitted to be displayed during the period specified above. Said signs shall not exceed three (3) square fe~t in area, three feet in height and four (4) in number per subdivision or development, shall show a directional arrow and be placed back of the property line. Such signs shall not be attached to any traffic sign or other structure. All such signs shall be located within a one and one half (1.5) mile radius of the geographic center of the property referenced on said sign. Temporary signs announcing any annual or semi-annual public, charitable, educational or religious event or function, located entirely within the premises on which the event or function is to occur shall be permitted. Maximum sign area shall not exceed twenty-four (24) square feet. Signs shall be allowed no more than twenty-one (21) days prior to the event or function and shall be removed within 53-16 �Article 53.0 - Sign Regulations seven (7) days after the event or function. If building mounted, signs shall be flat wall signs and shall not project above the roof line. If ground mounted, signs shall not exceed six (6) feet in height. Signs shall be set back in accordance with Section 53.03.D of this ordinance. F. In residential districts one (1) temporary real estate "For Sale", "For Rent", or "For Lease" sign, located on the property and not exceeding six (6) square feet in area shall be permitted. In all other zoning districts one ( 1) sign of this type shall be permitted provided it does not exceed thirty-two (32) square feet in area and is set back in accordance with Section 53.03.D of this ordinance. If the lot or parcel has multiple frontage one (1) additional sign not exceeding six (6) square feet in area in residential districts or thirty-two (32) square feet in area in all other districts shall be permitted. Under no circumstances shall more than two (2) such signs be permitted on a lot or parcel. such signs shall be removed within seven (7) days following the sale, rent or lease. In no case shall a sign list the sale, rent or lease of a building which is not located on the property on which the sign 1s located. G. Banners, pennants, search lights, balloons, or other gas filled figures are permitted at the opening of a new business in a commercial or industrial district for a period not to exceed fourteen (14) consecutive days. Such signs shall not obstruct pedestrian or vehicular view. H. In residential districts, temporary direction signs, not exceeding three (3) square feet in area and three (3) feet in height, shall be permitted on approach routes to a private garage or rummage sale, for a period not to exceed seventy-two hours. Said signs shall contain the address and dates of the sale and shall be removed within four (4) hours of the end of the sale. SECTION 53.11 - EXEMPTED SIGNS The following types of signs are exempted from all provisions of this ordinance, except for construction and safety regulations and the following standards: A. Signs of a non-commercial nature and in the public interest, erected by, or on the order of a public officer, in the performance of a public duty, such as directional signs, regulatory signs, warning signs, and informational signs. B. Political campaign signs announcing candidates seeking public political office and other data pertinent thereto except as prohibited in Section 53.03.A. ,\,,fay 1997 53-17 �Anicle 53 .0 - Sign Regulations C. Names of buildings, date of erection, monument citations, commemorative tablets, and the like, when carved into stone (1), concrete or similar material or made of other permanent type construction and made an integral part of the structure. r---, SECTION 53.12 - NON-CONFORMING SIGNS Non-conforming signs shall not: A. Be re-established after the activity, business or usage to which it relates has been discontinued for ninety (90) days or longer. B. Be structurally altered so as to prolong the life of the sign or so as to change the shape, size, type or design of the sign. C. Be re-established after damage or destruction, if the estimated expense of reconstruction exceeds fifty (50) percent of the replacement cost as determined by the building inspector. SECTION 53.13 - PERl'VIITS AND FEES A. Application for a permit to erect or replace a sign, or to change copy thereon, shall be made by the owner of the property, or his authorized agent, to the Township Zoning Administrator, by submitting the required forms, fees, exhibits and information. Fees for sign permits for all signs erected pursuant to Section 53.04, 53.06, 53.07, 53.08, 53.09 and 53.10 shall be established by resolution of the Township Board. B. An application for a sign permit shall contain the following: 1. The applicants name and address in full, and a complete description of his/her relationship to the property owner. \ 2. If the applicant is other than the property owner, the signature of the property O\vner concurring in submittal of said application is required. 3. The address of the property. 4. An accurate scale drawing of the property showing location of all buildings and structures and their uses, and location of the proposed sign. 5. A complete description and scale drawings of the sign, including all dimensions and the area in square feet. 53-18 - - - ---_-_-_-_-_----- -- -- .... �Article 53.0 - Sign Regulations C. All signs shall be inspected by the Township Zoning Administrator for conformance to this ordinance prior to placement on the site. Foundations shall be inspected by the building inspector on the site prior to pouring of the concrete for the sign support structure. D. A sign permit shall become null and void if the work for which the permit was issued has not been completed with a period of six (6) months after the date of the permit. Said sign permit may be extended for a period of thirty (30) days upon request by the applicant and approval of the Zoning Administrator. E. Painting, repainting, cleaning, and other normal maintenance and repair of a sign or a sign structure, unless a structural or size change is made, shall not require a sign permit. F. Signs for which a permit is required shall be inspected periodically by the Zoning Administrator for compliance with this ordinance and other laws of Pittsfield Township. SECTION 53.14 - AUTHORIZED SIGN CONTRACTORS Every person, before engaging or continuing in the business of erecting or repairing signs in Pittsfield Township shall obtain an annual sign contractors license. To obtain said license the contractor shall first furnish the Township a public liability insurance policy in the amount of fifty thousand dollars ($50,000) for injury to one (1) person and one (1) hundred thousand dollars ($100,000) for injury to more than one (1) person and property damage insurance in the amount of twenty-five thousand dollars ($25,000) for damage to property. In lieu of an insurance policy as herein required, a contractor may present proof satisfactory to the Township Board that the said contractor is financially capable of self-insurance in the above amounts. Said license shall terminate upon the expiration of the insurance policy unless evidence of renewal is filed with the Township Clerk. SECTION 53.15 - REMOVAL OF SIGNS A. ,Hay 1997 The Zoning Administrator shall order the removal of any sign erected or maintained in violation of this ordinance except for legal non-conforming signs. Written notice shall be given to the owner of such sign or of the building, structure, or premises on which said sign is located ordering removal of the sign or such action as is necessary to bring the sign into compliance with this ordinance and specifying a reasonable period of time for removal and/or compliance. Upon failure to remove the sign or to comply with this notice, the Township shall remove the sign immediately and without notice, at its discretion. Any cost of removal incurred by the Township shall be assessed to the owner of the property on which such sign is located and may be collected in the manner of ordinary debt or in the manner of taxes and such charge will be a lien on the property. 53-19 �Article 53. 0 - Sign Regulations B. A sign shall be removed by the owner or lessee of the premises upon which the sign is located within thirty (30) days after the business which it advertises is no longer conducted on the premises. If the owner or lessee fails to remove the sign, the Township shall remove it in accordance with the provisions stated in Section 5 3.15 .A preceding. These removal provisions shall not apply where a subsequent owner or lessee conducts the same type of business and agrees to maintain the signs to advertise the type of business being conducted on the premises and provided the signs comply with the other provisions of this ordinance. C. Any sign maintained in violation of this ordinance is a nuisance per seas provided in Section 58.09 of this ordinance subject to the penalties contained therein. \ ,Hay / 997 53-20 �ARTICLE 54.0 PERFORMANCE STANDARDS SECTION 54.01 - GENERAL PROVISIONS No parcel, lot, building or structure in any district shall be used or occupied in any manner so as to create any dangerous, injurious, noxious or otherwise objectionable element or condition so as to adversely affect the surrounding area or adjoining premises provided that any use permitted by this ordinance may be undertaken and maintained if acceptable measures and safeguards are employed to limit dangerous and objectionable elements to acceptable limits as established by the following performance requirements. SECTION 54.02 - FIRE HAZARD Any activity involving the use or storage of flammable or explosive materials shall be protected by adequate fire fighting and fire suppression equipment and by such safety devices as are normally used in the handling of any such material. Such hazards shall be kept removed from adjacent activities to a distance which is compatible with the potential danger involved. SECTION 54.03 - RADIOACTMTY OR ELECTRICAL DISTURBANCE No activity shall emit dangerous radioactivity at any point, or unreasonable electrical disturbance adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance. SECTION 54.04 - VIBRATION No vibration shall be permitted which 1s discernible without instruments on any adjoining lot or property. SECTION 54.05 - SMOKE Smoke shall not be emitted with a density greater than No. 1 on the Ringleman Chart as issued by the U.S . Bureau of Mines except for blowoff periods often minutes duration of one per hour when a density of not more than No. 2 is permitted. SECTION 54.06 - ODORS No malodorous gas or matter shall be permitted which is offensive or as to produce a public nuisance or hazard on any adjoining lot or property. February, 1994 54-1 �Article 54. 0 - Performance Standards SECTION 54.07 - AIR POLLUTION No pollution of air by fly-ash, dust, vapors, or other substances shall be permitted which is harmful to health, animals, vegetation or other property, or which can cause excessive soiling. SECTION 54.08 - GLARE No direct or reflected glare shall be permitted which is visible from any property or from any public street, road, or highway. SECTION 54.09- WATER POLLUTION Pollution of water shall be subject to such requirements and regulations as are established by the Michigan State Health Commission, the Michigan Water Resources Commission, and the Washtenaw County Health Department. SECTION 54.10 - NOISE Noise which is objectionable due to volume, frequency or beat shall be muffled or otherwise controlled so that there is no production of sound discernible at lot lines in excess of the average intensity of street and traffic noise at the lot lines. Air raid sirens and related apparatus used solely for public purposes are exempt from this requirement. \ Febroary, 1994 54-2 �ARTICLE 55.0 SITE PLAN REVIEW SECTION 55.01 - PURPOSE It is recognized by this ordinance that there is a value to the public in establishing safe and convenient traffic movement to higher density sites, both within the site and in relation to access streets; that there is a value in encouraging a harmonious relationship of buildings and uses both within a site and in relation to adjacent uses; further that there are benefits to the public in conserving natural resources. Toward this end, this ordinance required site plan review by the Township Planning Commission and approval by the Township Planning Commission for certain buildings and structures that can be expected to have a significant impact on natural resources, traffic patterns, on adjacent land usage, and on the character of future urban development. SECTION 55.02 - BUILDING, STRUCTURES AND USES REQUIRING SITE PLAN REVIEW • The building inspector shall not issue a building permit for the construction of the following buildings and structures unless a final site plan has been reviewed and approved by the Township Planning Commission and such approval is in effect. A. A multiple-family building containing three (3) or more dwelling units. B. More than one multiple-family building on a lot, parcel, or tract of land, or on a combination of lots under one ownership. C. A mobile home park in accordance with the provisions as specified in Article 25.0. D. A Planned Unit Development, in accordance with the provisions specified m article 52.0. E. Any building or structure, or addition thereto, except one and two family residential dwellings, with a floor area greater than five hundred (500) square feet. Not more than one addition under five hundred (500) square feet shall be permitted without site plan review. F. More than one building or structure, except a sign, on a lot, parcel, tract of land, or combination of lots under one ownership, except where located in a single-family district. G. Any major commercial or industrial use. 55-1 May / 99- --- - -- �l... Article 55.0 - Site Plan Review H. A two-family dwelling. I. A parking lot or addition thereto containing 5 or more parking spaces. J. Any condominium development. K. Any Conditional Use Permit provided, however, that the Planning Commission may waive this requirement upon finding that it is inapplicable to a given conditional use. SECTION 55.03 - APPLICATION AND FEE FOR A PRELIMINARY SITE PLAN Any person may file a request for a site plan review by the Township Planning Commission by filing with the Township Clerk the completed application upon the forms therefore furnished by the Clerk, payment of required fees as determined by resolution of the Pittsfield Township Board, and at least thirteen (13) copies of a preliminary site plan which shall conform to the requirements in this Article. SECTION 55.04 - PLANNING COMMISSION REVIEW OF PRELIMINARY SITE PLAN Upon receipt of such application and fee, the Clerk shall transmit the application and preliminary site plan drawing(s) to the Planning Commission prior to its next regularly scheduled meeting, and the Planning Commission shall undertake a study of the same and shall, within sixty (60) days, from the date of the first commission meeting at which the application is received from the Clerk, give its tentative approval or disapproval of the preliminary site plan, advising the applicant, in writing, of recommended changes or modifications in the proposed site plan as are needed to achieve conformity to the standards specified in this ordinance. SECTION 55.05 - REQUIRED DATA FOR A PRELIMINARY SITE PLAN ~ An application for approval of a preliminary site plan shall provide the information required for a preliminary site plan as listed in the adopted Pittsfield Township Land Development Standards, as amended. SECTION 55.06 - MODIFICATION OF PROCEDURE The Township Planning Commission at its discretion may waive some or all of the steps described in Sections 55.07 and 55.08 of this ordinance, and approve the preliminary site plan or a partial final site plan in place of the final site plan, if the particular preliminary site plan describes a lot not larger than one (1) acre or the structure proposed on the site will not be larger than two thousand (2,000) square feet in floor area and the findings of the Township Planning Commission regarding the particular preliminary site plan indicate conformance with Section 55.10 of this ordinance. .Hay /99 7 55-2 �Anicle 55. 0 - Site Plan Review SECTION 55.07 - APPLICATION AND FEE FOR A FINAL SITE PLAN Following approval of the preliminary site plan, the applicant shall submit to the Township clerk, thirteen (13) copies of the proposed final site plan as well as the other data, exhibits and information hereinafter required, and pay to the Clerk, any required fees, the schedule of which shall be determined by resolution of the Pittsfield Township Board. The Clerk, upon receipt of such final site plan drawings, other necessary data, and payment of the required fee, shall forthwith transmit the copies to the Planning Commission prior to its next regularly scheduled meeting and the Planning Commission shall undertake a study of same and shall, within sixty (60) days of the date of the commission meeting at which the application is received from the Clerk, approve or deny the final site plan. Written notice shall be sent to the applicant stating the time and place of review of the site plan by the Township Planning Commission. SECTION 55.08 - REQUIRED DATA FOR A FINAL SITE PLAN An application for approval of a final site plan shall provide the information required for a final site plan as listed in the adopted Pittsfield Township Land Development Standards, as amended. SECTION 55.09 - TOWNSIDP APPROVAL OF A FINAL SITE PLAN Upon approval of a final site plan by the Township Planning Commission, the applicant shall file seven (7) sealed copies thereof with the Township reflecting all changes and conditions, if any, attached to the Commission's approval. Upon review thereof for compliance with any conditions of approval, the Director of Community Development shall stamp and sign the plans certifying that the site plan conforms to all of the provisions of this article and the Zoning Ordinance as determined and approved by the Commission. If the site plan is denied by the Planning Commission, an explanation and notification of such denial shall be given to the applicant(s) within thirty (30) days. SECTION 55.10 - ST AND ARDS FOR SITE PLAN REVIEW In reviewing the site plan, the Planning Commission shall find that the Zoning Administrator has determined that the proposed plan complies with all applicable regulations of the Zoning Ordinance of Pittsfield Township. Further, in consideration of each site plan the Commission shall endeavor to assure the following: A. That the movement of vehicular and pedestrian traffic within the site and m relation to access streets shall be safe and convenient. 55-3 �Anicle 55.0 - Site Plan Review B. That provisions are made so that the proposed development will not be harmful to the existing and future uses in the immediate area and the vicinity. C. That the proposed development is in substantial compliance with the Land Development Standards. SECTION 55.11-EXPIRATION OF SITE PLAN CERTIFICATE The site plan certificate shall expire, and be of no effect, one hundred eighty ( 180) days after the date of issuance thereof, unless within such time the Township building inspector has issued a building permit for any proposed work authorized under the said site certificate, The site plan certificate shall expire and be of no effect five hundred and forty-five (545) days after the date of its issuance, if construction has not begun on the property. SECTION 55.12 - CERTIFICATION OF COMPLIANCE An issuance of a zoning compliance permit as described in Article 58.0 shall be required prior to issuance of a certificate of occupancy. SECTION 55.13 - AMENDMENT, REVISION OF SITE PLAN A site plan, and site plan certificate issued thereon, may be amended by the Township Planning Commission so far as the commission approved site plan is concerned, for which the Township building inspector has not issued a building permit, or the work authorized under an issued building permit has not been completed. Such amendment shall be made upon application and in accordance with the procedure provided under Section 55.04 of this ordinance. Any fees paid in connection with such application may be waived or refunded at the discretion of the Township Planning Commission. SECTION 55.14 - SITE PLAN COMPLETION GUARANTEE \ A. .\lay 199- Prior to issuance of a certificate of occupancy for any building or structure for which an approved site plan or conditional use permit is required, the applicant for same shall provide a deposit to the Pittsfield Tovvnship Clerk. The deposit shall guarantee completion of all site improvements shown on the approved final site plan or the approved conditional use permit which are not completed prior to the issuance of the certificate of occupancy. For the purpose of this section, completion shall mean inspection by the appropriate Township officials and approval for compliance with the approved final site plan or conditional use permit. 55-4 �• Article 55. 0 - Site Plan Review B. Site improvements shall mean, but shall not be limited to drives and streets, curbs and gutters, sidewalks, drainage facilities, final grading, retaining walls, landscaping, screening or fencing, and paving and stripping of parking lots. C. The guarantee shall be in and amount sufficient to cover all expenses of completing the site improvements, including administrative and contingency expenses, as determined by the Township Board. D. The Township Board shall have the authority to use the guarantee to complete the site improvements within a period of nine (9) months following the issuance of the certificate of occupancy unless good cause can be shown by the applicant for the delay in completion. The Township Board may agree, in writing to a specific extension of the nine (9) month period. E. The guarantee shall be promptly released upon the inspection and approval of all improvements in compliance with the approved final site plan or conditional use permit and all applicable Township standards and specifications. Portions of the guarantee may be released, in not more than three (3) installments, provided: The improvements for which the release is requested have been inspected and approved in accordance with the above standards, and the remaining balance is sufficient to cover the remaining improvements including administrative and contingency expenses. Unused funds shall be promptly returned to the applicant. F. Types of Guarantees - The applicant may provide a guarantee in the form of a surety bond, letter of credit, cash deposit, or certified check, in a form and amount acceptable to the Township Board. SECTION 55.15 - ACCURACY OF INFORMATION The applicant for site plan approval shall be responsible for the accuracy and completeness of all information provided on the site plan. SECTION 55.16 - REVOCATION OF SITE PLAN APPROVAL • The Planning Commission may, upon hearing, revoke approval of a site plan if the Commission determines that any information on the approved site plan is erroneous. Upon revocation, work on the affected part of the development, or on the entire development, as determined by the Planning Commission, shall cease. The Planning Commission may direct the Zoning Administrator to issue a stop work order to enforce its determination. upon revocation, the Planning Commission may require the applicant to amend the site plan in a manner appropriate to reflect the corrected information. Any work so suspended shall not be resumed until an amended site plan is approved by the Planning Commission. 55-5 �ARTICLE 56.0 SUPPLEMENTAL REGULATIONS SECTION 56.01 - PURPOSE It is the purpose of this article to provide regulations for miscellaneous and other requirements that may or may not apply in all zoning districts. SECTION 56.02-SEWAGE TREATMENT AND DISPOSAL In addition to the requirements established by the State of Michigan Department of Health, the following site development and use requirements shall apply: A. All operations shall be completely enclosed by a fence not less than six (6) feet high. B. All operations and structures shall be surrounded on all sides by a buffer strip of at least two hundred (200) feet in width within which grass, vegetation, and structural screens shall be placed to minimize the appearance of the installation and to help confine odors therein. The Township Planning Commission shall have the authority to review and approve the design and treatment of all buffer strips. SECTION 56.03 - STORAGE OF MATERIALS A. May /99 7 Outdoor storage shall be prohibited except where provided for as a permitted or conditional use. The location of storage of all goods and materials as well as the location of storage of abandoned, discarded, unused, or unusable, material, equipment, debris, appliances, or furniture, including unlicensed or inoperative vehicles, shall be regulated as follows 1. The owner or tenant shall store such material within a completely enclosed building. Storage of materials, equipment, debris, appliances, furniture, inoperative vehicles, or vehicles without current and valid license plates shall conform to the regulations of this ordinance or same shall be removed by the landowner. 2. On any lot or parcel in any general industrial district the owner or tenant shall store such materials within a completely enclosed building or within an area enclosed by a solid, unpierced wall or fence at least seven (7) feet in height, but not less in height than the material stored therein and located not closer to the lot line than the minimum yard requirements. 56-1 �Article 56. 0 - Supplemental Regulations B. 3. If the landowner fails to remove such non-conforming uses such failure shall be deemed a violation of the ordinance and be subject to the penalties provided in this ordinance. 4. Currently licensed recreational vehicles owned by the resident of a lot or parcel in a residential or agricultural zone may be parked on such lot or parcel only so long as the vehicle does not encroach on any required yard of the principal structure. Outdoor storage of products, materials, and equipment, except trucks owned and operated by the principal business, where permitted as a conditional use, shall be subject to the following regulations: 1. Such storage shall not be located within the area between the front face of the building, as extended across the entire width of the lot, and to right-of-way; in any required side or rear yard; or in any required transition strip. 2. Such storage shall not be located in any required parking or loading space. 3. Such storage shall be strictly and clearly incidental to the principal use and only products and materials owned or produced by the principal business, and equipment owned and operated by the principal use shall be permitted for storage under the subsection. Such storage shall not be permitted as a principal use of a lot. 4. The area for such storage shall be screened from view on all sides. Screening shall be constructed of wood or masonry materials. Wire fences with inserted strips of metal, plastic and similar materials shall not be substituted for the required screening. The screen shall not be less than four (4) feet in height. 5. The location and size of areas for such storage, nature of items to be stored therein, and details of the enclosure, including description of materials, height, and typical elevation of the enclosure shall be provided as part of the conditional use permit application. SECTION 56.04- VISIBILITY AT INTERSECTIONS No fence, wall, hedge, screen, sign, structure, vegetation or planting shall be higher than three (3) feet on any comer lot or parcel in any zoning district requiring front and side yards within the triangular area formed by the intersecting street right-of-way lines and a straight line joining the two street lines at points which are thirty (30) feet distant from - ~ May /99 7 56-2 �Anicle 56. 0 - Supplemental Regulations the point of intersection, measured along the street right-of-way lines. Trees may be planted in this triangular area, provided that the lowest foliage is ten (10) feet or higher from the ground. SECTION 56.05 - ACCESS TO PUBLIC STREET Toe following provisions shall apply: A. In any residential district, commercial, office, wholesale, research and industrial districts, every use, building or structure established after the effective date of this ordinance shall be on a lot or parcel which adjoins a public street, such street right-of-way to be at least sixty six (66) feet in width unless a lesser width was duly established and recorded prior to the effective date of this ordinance or shall adjoin a private street which has been approved as to design and construction by the Pittsfield Township Board and the Washtenaw County Road Commission Engineer. B. In any other district, (i.e., Recreation-Conservation or Agriculture), every use, building or structure established after the effective date of this ordinance shall be on a lot or parcel which adjoins a public or private easement of access to a public street, such public street right-of-way or public or private easement to be at least sixty six (66) feet in width unless a lesser width was duly established and recorded prior to the affective date of this ordinance. An easement may not serve more than one (1) lot or parcel, unless it conforms to subsection A, above. C. Private roads shall be divided into two classes as follows: 1. May /99 7 Class A private roads, as defined below, shall be any private road that meets one (1) or more of the following criteria: a. Serves six (6) or more single-family residential lots or has a reasonably foreseeable potential for serving six (6) or more singlefamily residential lots. b. Connects with, or has a reasonably foreseeable potential to be extended at a future time to connect with, a public or private road. C. Has a reasonable probability of dedication as a public road. d. Has a length of more than fifteen hundred (1,500) feet, measured on the roadway centerline, from the centerline of the public road served to the centerline of the intersecting road or the center of the turnaround. 56-3 �Article 56. 0 - Supplemental Regulations e. Serves one (1) or more non-residential uses, but not including fann uses and buildings. 2. All other private roads shall meet at least the standard for a Class B road as set forth below. 3. A Class A road shall meet the following minimum specifications: May / 99 7 a. A sub-base of six (6) inches of compacted sand spread to a minimum width to extend to the front slope of the roadside ditch. b. A base of eight (8) inches of limestone, slag, or processed road gravel (MDOT 22A or 23A) in two equal courses, each compacted thirty-two (32) feet wide. c. Pavement of three (3) inches of bituminous aggregate, # 1100 mix, applied in two lifts; twenty-four (24) feet wide. d. A turnaround area with a seventy-five (75) foot radius right of way and a 50 foot radius roadway surface where applicable. e. Ditching with a minimum grade of one half of one percent (0 .5%). Grades of less than four percent (4.0%) shall be stabilized with sod. Grades steeper than four percent (4.0%) shall be stabilized with rip-rap. Front and back slopes shall be greater than one ( 1) on four (4). f. Roadway grades shall be a minimum of one half of one percent (0.5%) and a maximum of six percent (6.0%). g. Roadway curves shall have a horizontal minimum of a two hundred thirty (230) foot radius and a vertical minimum of one hundred ( 100) feet of length for changes in gradient of two percent (2.0%) or more. \ 4. A Class B road shall meet the requirements set forth above for a Class A road except that no pavement is required and a six (6) inch base may be substituted for the eight (8) inch base required above. 5. All roadway surfaces shall be centered in the right-of-way. 6. Underground cross-road drainage shall be provided in accordance with the standards of the Washtenaw County Road Commission when a proposed right-of-way crosses a stream or natural drainage course. 56-4 �Article 56. 0 - Supplemental Regulations D. 7. A right-of-way and roadway shall be adequately arraigned so as to convey runoff water to existing drainage courses or water bodies. Discharged water shall not be cast upon the land of another property owner unless the water is following an established drainage course. Connection to county drains shall be approved by the Washtenaw County Drain Commissioner. Connection to roadside a itches within public road right-of-ways shall be approved by the Washtenaw County Road Commission. 8. A private road shall have road signs erected and maintained in accordance with the Michigan Manual of Uniform Traffic Control Devices, 9. A Soil Erosion Permit shall be obtained before construction of a private road where required under the Pittsfield Charter Township Soil Erosion and Sedimentation Control Ordinance. No building permits shall be issued for any lot or parcel until access as required under this section has been constructed and approved. The Zoning Administrator shall have the authority to approve the provision of required access. SECTION 56.06 - BULK REGULATIONS A. CONTINUED CONFORMITY WITH BULK REGULATIONS - The maintenance of setback, height, floor area ratio, coverage, open space, mobile home site, transition strip, lot area and lot area per dwelling unit required for one (1) use, lot, building or structure shall be a continuing obligation of the owner of such building or structure or of the lot on which such use, building or structure is in existence. Furthermore, no setback, height, floor area ratio, coverage, open space, mobile home site, transition strip, lot area per dwelling unit allocated to or required about or in connection with one (1) lot, use, building or structure may be allocated to any other lot, use, building or structure. B. DIVISION OF A LOT - No one (1) lot, once designated and improved with a building or structure, shall be reduced in area, or divided into two (2) or more lots, and no portion of one (1) lot, once designated and improved with a building or structure, shall be sold unless each lot resulting from each such reduction, division or sale, and designated and improved with a building or structure, shall conform with all of the bulk and yard regulations of the zoning district in which it is located. C. SETBACKS AND YARD REQUIREMENTS - The setback and yard requirements established by this ordinance shall apply uniformly in each zoning district to every lot, building or structure except, that any of the following structures may be located anywhere on any lot: terraces, patios, porches, decks, and steps, which are open and unroofed, awnings, flag poles, except as regulated in Section 53.03.E, light poles, hydrants, laundry drying equipment, arbors, May 1997 56-5 �Article 56. 0 - Supplemental Regulations trellises, recreational equipment, outdoor cooking equipment, sidewalks, private driveways in agricultural and single-family residential districts to include the parking of currently licensed and operational passenger vehicles, provided, however, that such vehicles not be offered for sale, trees, plants, shrubs, and hedges. Anything to be constructed, erected, planted or allowed to grow shall conform to the provisions of Section 56.04, herein. Notwithstanding the provisions of Section 56.03, paragraph A, sub-paragraph (4); major recreational equipment may be parked or stored in a private driveway serving property in a residential or agricultural district for a period of not to exceed seven (7) consecutive days twice each calendar year for the purposes of loading and unloading. Trash enclosures may be placed anywhere on a lot provided, however, that they shall not occupy a setback required adjacent to a public or private street nor shall they occupy a required transition strip. All trash enclosures shall be screened from view on all sides by a screen or wall not less than five (5) feet in height and built of materials consistent with those used for the principal structure, such as wood or masonry construction but not including wire mesh fencing with strips of wood, metal, plastic or similar materials inserted. D. HEIGHT - The height requirements established by this ordinance shall apply uniformly in each zoning district to every building and structure except that the following structures and appurtenances shall be exempt from the height requirements of this ordinance subject to the provisions of conditional uses, Article 50.0: spires, belfries, penthouses and homes not used for human occupancy, chimneys, ventilators, skylights, water tanks, bulkheads, public utility transmission and distribution lines and related structures, radio and television broadcasting and receiving antennae, silos, parapets, and other necessary mechanical appurtenances, provided their location shall conform where applicable to the requirements of Pittsfield Township, the Federal Communications Commission, the Civil Aeronautics Administration, and other public authorities having jurisdiction. ~ E. LOT AREA/WIDTH - Buildings and structures designed to house essential services shall not be required to meet the requirements of this ordinance regarding lot area or width provided, however, that such a building or structure shall meet all other regulations for the district in which it is located. May 1997 56-6 ,,----- �Article 56. 0 - Supplemental Regulations SECTION 56.07-PRESERVATION OF ENVIROm-IENTAL QUALITY The following provisions shall apply: A. In any zoning district no river, stream, water course or drainage way, whether filled or partly filled with water or dry in certain seasons, shall be obstructed or altered in any way at any time by any person except as provided in Article 55.0 of this ordinance. Such person shall submit to the Township Planning Commission a site plan and required data, exhibits and information as required. B. No living tree in any wooded lot, grove, bush, park, wooded area or forested land shall be removed in the RC (Recreation-Conservation) District except for the following: 1. Diseased, weak, wind blown and disfigured trees . 2. Trees that may be within an area designated specifically for buildings, structures, streets and driveways . 3. If any living tree other than as specified above is proposed to be removed by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits, and information as required in Article 55.0 of this ordinance. 4. Tree trimming and removal necessary to the operation of essential service facilities of a municipal or other governmental department or agency or public utility franchised to operate in the Township. C. No building, structure, street, parking area or driveway shall be erected, constructed or placed on any land having a slope of twenty (20) percent or greater. D. No person shall alter, change, transform, or otherwise vary the edge, bank, or shore of any lake, river or stream except in conformance with the following : 1. As provided in the Inland Lakes and Streams Act, Act 291 of the Public Acts of 1965 . 2. If any edge, bank or shore of any lake, river or stream is proposed to be altered in any way by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits and information as required in Article 55.0 of this ordinance . • May / 99 i 56-7 �I Article 56. 0 - Supplemental Regularions E. No person shall drain, remove, fill, change, alter, transform or otherwise vary the area, water level, vegetation or natural conditions of a marsh, swamp or wetland except in conformance with the following: if any marsh, swamp or wetland is proposed to be altered in any way by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits and information as provided in Article 55.0 of this ordinance. Any such alterations shall be made in conformance to applicable state and federal requirements. SECTION 56.08 ·GREENBELT TRAl~SITION STRIP Wherever in this ordinance a transition strip is required, it shall be established in accordance with this section. Where permitted elsewhere in this ordinance, an attractive six (6) foot masonry wall may be built and adequately maintained in lieu of a green belt. A green belt, minimum width specified in the regulations of the applicable district herein, shall be completed within six (6) months from the date of issuance of a certificate of occupancy and shall thereafter be maintained with permanent plant materials. Specifications for spacing and plant materials are shown below. Materials listed are suggestions and shall not be limiting, provided their equals in characteristics are used. SPACING 1. Plant materials shall not be placed closer than three (3) feet from the fence line or property line. 2. \Vhere plant materials are planted in two (2) or more rows, planting shall be staggered in rows. 3. Evergreen trees shall be planted not more than thirty (30) feet on centers. 4. Narrow evergreens shall be planted not more than three (3) feet on centers. 5. Deciduous trees shall be planted not more than till(tY (30) feet on center. 6. Tree-like shrubs shall be planted not more than ten (10) feet on center. 7. Large deciduous shrubs shall be planted not more than four (4) feet on center. 56-8 - ~ �Article 56.0 - Supplemental Regulations PLANT MATERIALS 1. Evergreen Trees Juniper, Red cedar, White Cedar, Pines Minimum size (in height/feet): Five (5) 2. Narrow Evergreens Pyramidal Arbor Vitae, Columnar Juniper, Irish Jumper Minimum size (in height/feet): Three (3) 3. Tree-like Shrubs Flowering Crabapple, Russian Olive, Mountain Ash, Dogwood, Redbud, Rose of Sharon Minimum size (in height/feet): Four (4) 4. Large Deciduous Shrubs Honey Suckle, Virburnum, Mock Orange, Forsythia, Lilac, Ninebark Minimum size (in height/feet): Six (6) 5. Large Deciduous Trees Oak, Hard maple, Ash, Hackberry, Sycamore Minimum size (in height/feet): Eight (8) TREES NOT PERMITTED: Box Elder, Soft Maple, Elms (American), Poplar, Ai/anthus (Tree of Heaven), Willow A bond, or cash, where not provided as part of bonding or performance requirements elsewhere herein, of an amount equal to five dollars per lineal foot of required green belt shall be deposited with the township clerk until such time as the green belt is planted. In the event that weather or seasonal conditions prevent transplanting, the petitioner shall be granted six (6) months from the date of issuance of certificate of occupancy to install said green belt or the township shall be authorized to use said funds to install said green belt. May /99i 56-9 �I Article 56.0 - Supplemental Regulations In all cases, however, the township shall be authorized to withhold ten percent (10%) of the bond or cash for a period of two (2) years from date of issuance to ensure that dead or dying nursery stock shall be replaced. Excess funds, if any, shall be returned to the depositor upon completion of the two year period. It shall be the responsibility of the property owner to maintain the green belt for its original intent and purpose. SECTION 56.09 - SANITARY SEWAGE FACILITIES No service for the collection, treatment and/or disposal of sewer wastes shall be installed or used without the approval of the Washtenaw County Health Department. SECTION 56.10 - FLOOD HAZARD REGULATIONS A. Purpose - The Federal Emergency Management Agency has identified flood hazard areas in Pittsfield Charter Township. It is the purpose of this section to reduce hazards to persons and damage to property in such areas and to comply with the National Flood Insurance Act of 1968, the Flood Disaster Protection Act of 1973, and subsequent regulations enacted by the Federal Emergency Management Agency. This section is designed to achieve the following purposes: B. 1. Protect human life, prevent or minimize property losses, and reduce public costs of rescue and relief efforts from the effects of flood conditions. 2. Restrict or prohibit uses which, when located in designated flood hazard areas, are dangerous to health, safety, and property in times of flooding, or causes excessive increases in flood heights or velocities. 3. Require that uses and structures which are vulnerable to floods including public facilities, in designated flood hazard areas be protected against flood damage at the time of construction. 4. Alert the public to lands which are unsuitable for certain uses and structures because of potential flood hazards. 5. Permit reasonable use of property located within designated flood hazard areas. Definitions - The following definitions shall be used to interpret the provisions of this section: BASE FLOOD: The flood having a one-percent chance of being equaled or exceeded in any given year. May /99 56-10 �Article 56. 0 - Supplemental Regulations 2. FLOOD OR FLOODING: A general and temporary condition of partial or complete inundation of normally dry land areas from : (a) (b) (c) The overflow of inland or tidal waters. The unusual and rapid accumulation or runoff of surface waters from any source. The collapse or subsidence of land along the shore of a lake or other body of water as a result of undermining caused by waves or currents of water exceeding anticipated cyclical levels or suddenly caused by an unusually high water level in a natural body of water, accompanied by a severe storm, or by an unanticipated force of nature, such as a flash flood or an abnormal tidal surge, or by some similarly unusual and unforeseeable event which results in flooding. 3. FLOOD HAZARD AREA: Land which, on the basis of available flood plain information, is subject to a one-percent or greater chance of flooding in any given year. 4. FLOOD INSURANCE RATE MAP (FIRM): The official map of Pittsfield Township prepared by the Federal Emergency Management Agency, delineating both the areas of special flood hazards and the risk premium zones applicable to Pittsfield Township. 5. FLOOD INSURANCE STUDY: The official report provided by FEMA. The report contains flood profiles, the water surface elevation of the base flood, and may include a Flood Boundary - Floodway Map. 6. FLOODPLAIN: Any land area susceptible to being inundated by water from any source (see definition of base flood). 7. FLOODWAY: The channel of a river or other watercourse and the adjacent land areas which must be reserved in order to discharge the base flood. 8. STRUCTURE: For floodplain management purposes, a walled and roofed building that is principally above ground, gas or liquid storage facility, as well as a mobile home or manufactured unit. 9. SUBSTANTIAL IMPROVEMENT: Any repair, reconstruction, or improvement of a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structure either, [1] before the improvement or repair is started, or [2] if the structure has been damaged and is being restored, before the damage occurred. For the purposes of May 1997 56-11 �I Article 56. 0 - Supplemental Regulations this definition, "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structures. The term does not, however, include either [1] any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications whi~h are solely necessary to assure safe living conditions, or [2] any alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. C. 10. NEW CONSTRUCTION: Structures for which start of construction commenced on or after the effective date of this section. 11. USGS: United States Geological Survey. Application of Regulations 1. All designated flood hazard areas shall be subject to the provisions of this section. The Flood Boundary and Floodway Map and the Flood Profiles which are contained in the Flood Insurance Study and the Flood Insurance Rate Maps, dated May 15, 1992, are hereby made a part of this ordinance. 2. The general location of the designated flood hazard areas shall be shown on the official zoning map but shall be shown only for the purpose of providing information. The precise location of Floodway and flood hazard areas shall be determined from information as particularly specified on the Flood Boundary and Floodway Map, together with the Flood Profiles contained in the Flood Insurance Study, and by site surveys, and other base flood elevation data available from a federal, state or other source, where applicable. 3. The requirements of this section overlay ex1stmg zoning districts. Compliance with the provisions of this section shall be in addition to compliance with the provisions of this ordinru\ce. Conflicts among provisions of this ordinance or with provisions of any other ordinance shall be resolved in favor of the more stringent requirement. 4. No certificate of zoning compliance and no building permit shall be issued for any lot, use or structure subject, in whole or in part, to the provisions of this section until all provisions of this section, the underlying zoning district, and other applicable provisions of the zoning ordinance have been met. The Zoning Administrator shall have the authority to determine whether a lot, use, or structure is subject to this section. May 1997 56-12 ~ ,- �Anicle 56. 0 - Supplemental Regulations D. Information Required - Toe following information shall be provided with an application for a certificate of zoning compliance for any lot, use or structure located in whole or in part in a designated flood hazard area. 1. Elevation of the lowest habitable floor, including basement, of all structures. Toe elevation shall be referenced to USGS data. 2. If a structure is to be flood-proofed, the elevation to which flood proofing will be utilized shall be indicated. Toe elevation shall be referenced to USGS data. In such case a certificate of a professional engineer or architect registered in the State of Michigan shall be submitted indicating therein that the flood-proofing criteria of this section will be met. 3. A description of alteration or relocation of any watercourse. 4. Proof of floodplain permit approval or letter of no authority from the Michigan Department of Natural Resources, under authority of Act 245, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. 5. Base flood elevation data for any lot subject to the Subdivision Control Act (Act 288, Public Acts 1967). 6. Additional information reasonably necessary to determine compliance with this section. E. May /99 7 General Standards for Flood Hazard Areas -The following standards, and all applicable provisions of the currently adopted version of the BOCA code as amended, shall apply to all land within a designated flood hazard area: 1. All new construction and substantial improvements including the placement of, or addition to or expansion of, prefabricated structures and mobile homes, shall be designed and anchored to prevent flotation, collapse, or lateral movement of the structure; shall be constructed with materials and utility equipment resistant to flood damage; and shall be constructed by methods and practices that minimize flood damage to the smallest reasonable extents. 2. New and replacement water supply systems shall reduce to the smallest reasonable extent infiltration of flood waters into the systems. 3. New and replacement sanitary sewage systems shall reduce to the smallest reasonable extent infiltration of flood waters into the systems, and discharges from the system into flood waters. On-site disposal systems shall be located to avoid impairment to the system or contamination from the system during flooding. 56-13 �Article 56. 0 - Supplemental Regulations F. 4. Public utilities and facilities shall be designed, constructed, and located to reduce flood damage to such utilities and facilities to the smallest reasonable extent. 5. Adequate drainage shall be provided to reduce exposure to flood hazards. Positive drainage away from all structures shall be provided. 6. A watercourse within a designated flood hazard area shall not be relocated until approval has been obtained from the Michigan Department of Natural Resources or the Washtenaw County Drain Commissioner, whichever has jurisdiction. Evidence of the approval shall be submitted by the person relocating the watercourse to the Federal Emergency Management Agency. Specific Standards for Flood Hazard Areas Excluding Floodways - The following standards shall apply to all land located within a designated flood hazard area but outside a floodway. G. May 1997 1. All buildings or structures shall be elevated so that the lowest floor is located at or above the base flood elevation. All basement floor surfaces shall be located at or above the base flood elevation. 2. Exceptions shall be permitted in accordance with applicable provisions of the currently adopted version of the BOCA code, as amended. Specific Standards for Floodways - The following standards shall apply to land located within the flood way portion of a designated flood hazard area: 1. Encroachments, including fill, new construction, substantial improvements, and other development shall be pn\hibited in a floodway. Exceptions to this standard shall be made only upon certification by a professional engineer registered in the State of Michigan, or by the Michigan Department of Natural Resources, in cases in which the department has jurisdiction, that the encroachment or other development will not result in any increase in flood levels during the discharge of base flood, and that the encroachment or other discharge complies with Act 245, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. 2. The uses and structures permitted in an underlying district shall not be permitted within a floodway, unless an exception is obtained as provided in subsection 0(1), preceding. 56-14 �Anicle 56. 0 - Supplemental Regulations SECTION 56.11 FENCE REGULATIONS A. PERMIT REQUIREivffiNTS - It shall be unlawful for any person, firm, or corporation to construct, or cause to be constructed, any fence on any property within Pittsfield Charter Township, except in accordance with these regulations. Any person, firm, or corporation desiring to construct, or cause to be constructed, any fence that is subject to these regulations shall first obtain a fence permit from the Building Department. The application for a fence permit shall contain any and all information, including drawings, that is required and necessary to determine compliance with this ordinance. B. FEE - The fee for a fence permit shall be established, and may be amended, by resolution of the Pittsfield Township Board. The fee shall be paid to the Township Treasurer at the time of application for the permit. C. LOCATION OF FENCES - All fences shall be located entirely on the property of the owner of the fence. Adjoining property owners may jointly apply for a fence permit for the purpose of constructing a fence on the common property line. D. HEIGHT REGULATIONS 1. • ----- May /99 7 Fences located on residential lots shall comply with the following regulations: a) Only ornamental type fences shall be located in a required front yard or, in the case of a corner or through lot, in a required yard which adjoins a public or private street provided such fences shall not exceed three (3) feet in height. b) Fences may be located in any required yard not adjoining a public or private street provided that they shall not exceed six (6) feet in height. 2. Fences on any commercial or office lot shall not exceed six (6) feet in height. Fences in a front yard or a street yard shall not be permitted in a commercial or office district expect where required by the Township Planning Commission. 3. Fences on any wholesale, warehouse, or industrial lot shall not exceed twelve (12) feet in height or, when located in a front or street yard, fifty percent (50%) opacity. 56-15 �Article 56. 0 - Supplemental Regulations 4. In determining the maximum height of a fence that separates two adjoining lots and that is located within two (2) feet of the common lot line, the maximum height at any point shall be measured from the highest grade at that point within two (2) feet on either side of the common lot line. E. VISION CLEARANCE - All fences shall comply with Section 56.04, Visibility at Intersections, herein. A fence that is located at the intersection of a driveway and a public sidewalk, or a sidewalk along a private street, shall not impede vision between the driveway and sidewalk. F. SAFETY OP FENCES 1. No spikes, nails, barbed wire, or other pointed objects or sharp protrusions shall be placed on, attached to, or permitted to remain on, any fence below the height of ten (10) feet, except in the case of fences that enclose farmland, in which case barbed wire may be permitted at any height of the fence. 2. Fences shall not contain any electric charge or current, except fences that enclose farmland, in which case electrically charged fence wires shall be permitted, provided such wires shall be attached to the inside face of the fence posts. All electrically charged fences shall be of a type and make approved by Underwriters Laboratories. G. RETAINING WALLS - A retaining wall shall be regulated as a fence if the wall projects more than eighteen (18) inches above the grade of the ground being retained. H. PUBLIC UTILITY FENCES - Fences that enclose public utility installations shall not be located in any required yard where the lot is located in a residential zoning district. Such fences may be located in any required yard where the lot is located in any other zoning district. Such fences shall comply with all other provisions of this ordinance. I. MAINTENANCE - Fences shall be maintained so as not to endanger life or property. Any fence which, through lack of repair, type of construction, or otherwise endangers life or property, is hereby deemed a nuisance. If an unsafe condition exists in regard to a fence, the building inspector or other authorized person shall serve written notice to the owner, agent, or person in control of the property on which such fence is located. The notice shall describe the unsafe conditions, shall specify the repairs or modifications required to make the fence safe, or shall require an unsafe fence or any portion thereof to be removed. The notice shall provide a time limit for such repairs, modifications, or removal to be made. May /997 56-16 �Article 56. 0 - Supplemental Regulations J. EXEMPTIONS - Fences not greater than four (4) feet in height where located on single family residential lots larger than 2-1/2 acres not located within a recorded subdivision or site condominium project and fences enclosing farmland shall be exempt from the regulations and requirements of this section, except Sections 56.1 lA & 56.1 lF. SECTION 56.12 - SITE CONDOMINIUM REVIEW A. Approval Required - Pursuant to authority conferred by Section 141 of the Condominium Act, preliminary and final site plans for all site condominiums shall be approved by the Pittsfield Township Planning Commission. B. General Requirements 1. No permits for erosion control, building construction, grading, or installation of water or sanitary sewerage facilities shall be issued for property in a site condominium development until a final site plan therefor has been approved by the Pittsfield Township Planning Commission and is in effect. However, the Planning Commission may, at its discretion, and with appropriate conditions attached, authorize the building inspector to issue permits for grading and foundation work on the basis of the approved preliminary site plan. This requirement shall include contractible, conversion, and expandable site condominiums. 2. If a building or structure to be placed on a condominium lot requires site plan approval under Section 55.02, herein, a site plan for that building or structure shall be approved in accordance with Article 55.0, herein, before a building permit may be issued. 3. The Pittsfield Township Planning Commission shall have the authority to review and approve or deny preliminary and final site plans for site condominiums. 4. Preliminary and final site plans shall be submitted, reviewed, and approved or denied in accordance with Article 55 .0, herein, provided however, that preliminary and final site plans shall not be combined for site condominiums. A dimensionally stable copy of the as built drawings shall be submitted to the Pittsfield Township Clerk and a second dimensionally stable copy shall be recorded with the Washtenaw County Register of Deeds. 5. Each condominium lot shall be located within a zorung district that permits the proposed use. • May /99 7 56-17 �Article 56. 0 - Supplemental Regulations 6. For the purposes of this ordinance, each condominium lot shall be considered equivalent to a single lot and shall comply with all regulations of the zoning district in which located. In the case of a site condominium containing single-family detached dwelling units, not more than one (1) dwelling unit shall be located on a condominium lot, nor shall a dwelling unit be located on a condominium lot with any other principal structure or use, except in a PUD district. Required yards shall be measured from the boundaries of a condominium lot. Lot coverage and floor area ratio shall be calculated using the area of the condominium lot. 7. Each condominium lot shall be connected to Pittsfield Township's water and sanitary sewer facilities, where available, or shall have a well, septic tank, and drain field approved by the County Health Department, where Pittsfield Township water and sanitary sewer services are not available. The well, septic tank, and drain field serving a condominium lot shall be located within that lot, as described in the master deed, except in a PUD district, in which case this requirement may be waived by the Township Board as a part of its approval of the PUD rezoning petition 8. Relocation of boundaries between adjoining condominium lots, if permitted in the condominium documents, as provided in Section 48 of the Condominium Act, shall comply with all regulations of the zoning district in which located and shall be approved by the Zoning Administrator. These requirements shall be made a part of the bylaws and recorded as part of the master deed. 9. Each condominium lot that results from a subdivision of another condominium lot, if such subdivision is permitted by the condominium documents, as provided in Section 49 of the Condominium Act, shall comply with all regulations of the zoning district in which located, and shall be approved by the Zoning Administrator. These requirements shall be made a part of the condominium bylaws and re~orded as part of the master deed. 10. All information required by this ordinance shall be updated and furnished to the Zoning Administrator until applicable certificates of zorung compliance have been issued, as provided in Section 58.06, herein. C. Preliminary Site Plan Requirements 1. May 1997 A preliminary site plan shall be filed for approval at the time the notice of proposed action is filed with Pittsfield Township. 56-18 �Article 56. 0 - Supplemental Regulations D. 2. The preliminary site plan shall include all land that the developer intends to include in the site condominium project. 3. The preliminary site plan shall include all information required in Section 55 .05, herein except that, in the case of a development that consists only of condominium lots and not buildings or other structures at the time of plan review, the location and dimensions of condominium lots rather than individual buildings, and other structures, and required yards, shall be shown on the preliminary site plan. Final Site Plan Requirements 1. A final site plan shall be filed for review for each phase of development shown on the approved preliminary site plan. 2. A final site plan for any phase of development shall not be filed for review by the Pittsfield Township Planning Commission unless a preliminary site plan has been approved by the Planning Commission and is in effect. 3. A final site plan shall include all information required by Section 66 of the Condominium Act, and the master deed and bylaws. The final site plan shall also include all information required in Section 55.08, herein, except that, in the case of a development that consists only of condominium lots and not buildings or other structures at the time of plan review, the location and dimensions of condominium lots rather than individual buildings, and other structures, and required yards, shall be shown on the final site plan. 4. The applicant shall provide proof of approvals by all County and State agencies having jurisdiction over improvements in the site condominium development, including but not limited to the County Road Commission, County Drain Commissioner, County Health Department, and the Michigan Department of Natural Resources. The Pittsfield Township Planning Commission shall not approve a final site plan until each county and state agency having such jurisdiction has approved that portion of the final site plan that is subject to its jurisdiction. • • E. Revision of Condominium Subdivision Plan - If the condominium subdivision plan is revised, the final site plan shall be revised accordingly and submitted for review and approval or denial by the Pittsfield Township Planning Commission before any building permit may be issued, where such permit is required. F. Private Streets - Private streets in a site condominium shall comply with sections 56.05.A, B, C, and D, herein . May /99 7 56-19 -- ~--=----- • �Anicle 56. 0 - Supplemental Regulations G. Amendment of Master Deed or Bylaws - Any amendment to a master deed or bylaws that affects the approved preliminary or final site plan, or any conditions of approval of a preliminary or final site plan, shall be reviewed and approved by the Pittsfield Township Planning Commission before any building permit may be issued, where such permit is required. The Planning Commission may require its review of an amended site plan if, in its opinion, such changes in the master deed or bylaws require corresponding changes in the approved site plan. H. Relation to Subdivision Ordinance - The provisions of Articles 4 and 5 of the Subdivision Ordinance of Pittsfield Charter Township shall apply to site condominiums, and these provisions incorporated herein by reference. In applying the design and development standards of Article 4 and the improvement requirements of Article 5 of the Subdivision Ordinance, the standards and requirements that are intended to apply to lots in a subdivision shall apply instead to condominium lots. Nothing in this Section shall be construed as requiring a site condominium to obtain plat approval under the Subdivision Ordinance or the Subdivision Control Act. I. Development Agreement - The Pittsfield Township Planning Commission may require, as a condition of approval, that the applicant enter into a development agreement with the Planning Commission and the Charter Township of Pittsfield, incorporating the terms and conditions of final site plan approval, and record the same in the Office of Register of Deeds for Washtenaw County. J. Any application for a building permit for construction to be located in a general common element shall include written authorization for the application by the Condominium Association. K. Monuments shall be set at all boundary comers and deflection points and at all road right of way intersection comers and deflection points. Lot irons shall be set at all condominium lot comers and deflection points of condominium lot lines. The Township Engineer may grant a delay the setting oi required monuments or irons for a reasonable time, but not to exceed one (1) year, on condition that the developer deposit with the Pittsfield Township Clerk, cash, a certified check, or an irrevocable bank letter of credit running to Pittsfield Charter Township, whichever the developer selects, in an amount as determined from time to time by resolution of the Township Board. Such deposit shall be returned to the developer upon receipt of a certificate by a surveyor registered in the State of Michigan that the monuments and irons have been set as required, within the time specified. If the developer defaults, the Township Board shall promptly require a registered surveyor to set the monuments and irons in the ground as shown on the condominium site plans, at a cost not to exceed the amount of the security deposit. -------- May 1997 56-20 �Article 56. 0 - Supplemental Regulations L. Road rights of way shall be described separately from individual condominium lots, and shall be accurately delineated by bearings and distances on the condominium subdivision plan and the final site plan. The right of way shall be for roadway purposes and for the purposes of locating, installing, maintaining, and replacing of public utilities. The developer shall dedicate easements to Pittsfield Township for all public water and sanitary sewer lines and appurtenances. M. All improvements in a site condominium shall comply with the design specifications as adopted by the Pittsfield Township Board and any amendments thereto. SECTION 56.13 - CONTROLLED USES A. PURPOSE. The purpose of this section is to identify and describe certain uses which are recognized as an impediment to stable growth and development because of their disruptive and deleterious effect on adjacent properties, especially when constructed near residential zones. Special control of these uses is necessary to insure that the adverse effects of these uses will not interfere with the growth and development of the surrounding areas. These special controls are itemized in this section. The primary control or regulation is for the purpose of preventing a concentration of these uses in any one (1) area (i.e., not more than two such uses within one thousand (1,000) feet of each other). B. RESTRICTIONS. The establishment of the following kinds of uses is prohibited if the establishment of any one (1) of the following uses constitutes the third such use within a one thousand (1,000) foot radius. ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ May 199 7 Adult motion picture theater Adult supply store Adult drive-in motion picture theater Adult physical culture establishment Arcades or amusement establishments Bars or establishments principally used for the sale of beer, wine or intoxicating liquor for consumption on the premises Cabaret Hotels or motels Pawnshops or collateral loan and/or exchange establishments Pool or billiard halls Public lodging houses Secondhand stores Specially designated distributor's establishment (SDD) 56-21 �Article 56. 0 - Supplemental Regulations ♦ Specially designated merchant's establishment (SDM) C. APPLICATION. Application to establish any of the above controlled uses shall be made to the Zoning Administrator, who shall not approve any such application or request if there are already in existence two (2) or more such controlled uses within a radius of one thousand (1,000) feet. D. WAIVERS. Upon denial of any application for a controlled use under subsection (B) above, the applicant may appeal for a waiver of the locational provisions above to the planning commission consistent with the standards set forth below. The planning commission shall waive the locational provisions set forth in subsection (B), after all the following findings are made: 1. The proposed use will not be contrary to any other provision of this ordinance or injurious to nearby properties; 2. The proposed use will not enlarge or encourage the development of a "skid row" or "strip"; 3. That the establishment of an additional controlled use will not be contrary to, or interfere with, any development program or improvement plan. 4. That all applicable city, state, or federal laws and/or regulations will be observed. E. PROCEDURE FOR WAIVER. Prior to granting waiver of the locational restrictions set forth above, and not less than five (5), nor more than fifteen (15) days before the request for waivers is considered or a public hearing held pursuant to this section, the Township Clerk shall publish, in a newspaper of general circulation in Pittsfield Charter Township, one (1) notice indicating that a request for waivers to establish a controlled use has been received, and shall send by mail or personal delivery, a copy of said notice to the owners of the property for which waivers are being considered, and to all persons to whcfui any real property is assessed within 300 feet of the boundary of the premises in question and to the occupants of all structures within 300 feet. If the name of the occupant is not known, the term "occupant" may be used in making notification. Notification need not be given to more than one (1) occupant of a structure, except that if a structure contains more than one (1) dwelling or spatial area owned or leased by different individuals, partnerships, businesses or organizations, one (1) occupant of each dwelling unit or spatial area shall receive notice. In the case of a single structure containing more than four (4) dwelling units or other distinct spatial areas owned or leased by different individuals, May /997 56-22 �Anicle 56. 0 - Supplemental Regulations partnerships, businesses, or organizations, notice may be given to the manager or owner of the structure who shall be requested to post the notice at the primary entrance to the structure. The notice of application shall inform the rec1p1ent of the applicant's name, describe the nature and type of use proposed, indicate the local address, the lot number and subdivision name of the property in question and provide the section of the zoning ordinance under which the proposal is being processed. Said notice shall also invite written comments, statements or opinions, and indicate the place and date upon which written comments concerning the proposed use must be received. Said notice of application shall further indicate that a public hearing on the proposed controlled use may be requested by a property owner or occupant, no less than eighteen (18) years of age, of a structure located within 300 feet of the boundary of the property being considered for the controlled use. If the applicant or the planning commission requests a public hearing under this section any interested person may be represented by a person, firm, organization, partnership, corporation, board or bureau. F. • ESTABLISHMENT PROHIBITED NEAR SCHOOLS, RESIDENTIAL ZONES. It shall be unlawful to hereafter establish any controlled use if the proposed controlled use will be within a five hundred (500) foot radius of a planned unit development district (PUD) or agricultural district (AG) primarily devoted to residential use, a residentially zoned district or within a five hundred (500) foot radius of any nursery, primary or secondary school or day care facility. This prohibition relative to the establishment of a controlled use near a planned unit development district or agricultural district primarily devoted to residential use or residentially zoned districts shall be waived upon the presentment to the Zoning Administrator of a validated petition requesting such waiver, signed by at least 51 % of all those persons owning, residing, or doing business within five hundred (500) feet of the proposed location. No waivers shall be given to permit a controlled use to locate within a five hundred (500) foot radius of any nursery, primary or secondary school or day care facility. The Zoning Administrator shall adopt rules and regulations governing the procedure for securing any petition of waiver, which may be provided for in this section of the ordinance. The rules shall provide that the circulator of the petition requesting a waiver shall be over eighteen (18) years and subscribe to an affidavit attesting to the fact that the petition was circulated in accordance with said rules and that the circulator personally witnessed the signatures on the petition and that the same were affixed to the petition by the person whose name appeared thereon . • May /99 7 56-23 �Article 56. 0 - Supplemental Regulations The planning commission shall not consider the waiver of locational requirements until the above described petition, if required, shall have been filed and verified by the Zoning Administrator. Prior to the granting of approval for the establishment of any controlled use, the planning commission may impose any such conditions or limitations upon the establishment, location, construction, maintenance, or operation of the controlled use as in its judgment may be necessary for the protection of the public interest. Any evidence bond or other performance and guarantee may be required as proof that the conditions stipulated in connection therewith will be fulfilled. SECTION 56.14 - PLANNING AND DEVELOPMENT REGULATIONS FOR MOBILE HOME PARKS The business of selling new and/or used mobile homes as a commercial operation in connection with the operation of mobile home parks shall be prohibited. New or used mobile homes located on lots within the mobile home park to be used and occupied on that site may be sold by a licensed dealer or broker. This Section shall not prohibit the sale of a used mobile home by a resident of the mobile home park provided the park's regulations permit the sale. A mobile home shall be in compliance with the following minimum distances: 1. Twenty (20) feet from any part of an attached or detached structure of an adjacent mobile home which is used for living purposes. 2. Ten (10) feet from an on-site parking space of an adjacent site. 3. Ten (10) feet from either of the following: An attached or detached structure or accessory of an adjacent mobile home which is not used for living purposes. 4. Fifty (50) feet from any permanent building. 5. Ten (10) feet from the edge of an internal street. 6. Twenty (20) feet the right-of-way line of a dedicated public street within the mobile home park. 7. Seven and one half (7 1/2) feet from a parking bay. 8. Seven (7) feet from a common pedestrian walkway. \ ~ May 1997 56-24 �Article 56. 0 - Supplemental Regulations • C. The maximum height of accessory structures in a mobile home park shall be fifteen (15) feet. The height of a storage building on a mobile home site shall not exceed the lesser of fifteen (15) feet or the height of the mobile home. D. Parking Requirements 1. A minimum of two (2) parking spaces shall be provided for each mobile home site. The minimum number of parking spaces for conditional uses permitted in a mobile home park may be reduced to two-thirds (2/3) the number required for such uses as set forth in Article 51.0, herein, as part of the conditional use permit approval. 2. Additional parking facilities shall be provided as follows: E. • May /99 7 a. for storage of maintenance vehicles. b. at the park office location for office visitors. c. for general visitor parking, at the ratio of one (1) parking space for every three (3) mobile home sites in the park, in a convenient location for mobile home sites served thereby . Streets 1. Vehicular access to a mobile home park shall be provided by at least one (I) hard surface public road. 2. Only streets within the mobile home park shall provide vehicular access to individual mobile home sites in the mobile home park. 3. Two-way streets shall have a minimum width of twenty-one (21) feet where no parallel parking is permitted, thirty-one (31) feet where parallel parking is permitted, along one (1) side of the street, and forty-one (41) feet where parallel parking is permitted along both sides of the street. 4. The minimum width of a one-way street shall be thirteen (13) feet where no parallel parking is permitted, twenty-three (23) feet where parallel parking is permitted along one (1) side, and thirty-three (33) feet where parallel parking is permitted along both sides. 5. A dead-end road shall terminate with an adequate turning area. A blunt-end road is prohibited. Parking shall not be permitted within the turning area. 56-25 �Article 56. 0 - Supplemental Regulations F. Outdoor Storage - Common storage areas for the storage of boats, motorcycles, recreation vehicles, and similar equipment may be provided in a mobile home park, but shall be limited to use only by residents of the mobile home park. The location of such storage area shall be shown on the site plan required herein. No part of such storage area shall be located in any yard required on the perimeter of the mobile home park. Such storage area shall be screened from view from adjacent residential properties. G. Site Constructed Buildings - All buildings constructed on site within a mobile home park must be constructed in compliance with the Pittsfield Township Building, Electrical, Plumbing, Mechanical and Cross-Connection Codes. Any addition to a mobile home unit that is not certified as meeting the standards of the US Department of Housing and Urban Development for mobile homes shall comply with the Pittsfield Township Building, Electrical, Plumbing, and Mechanical Codes. Certificates and permits shall be required as provided in Article 58.0, herein. A final site plan shall be approved prior to construction of any principal structure, not including mobile home units, in accordance with Article 55.0, herein. H. Placement of a Mobile Home Unit I. May 1997 1. It shall be unlawful to park a mobile home unit so that any part of such unit will obstruct a street or pedestrian walkway. 2. A building permit shall be issued by the Township Building Department before a mobile home may be placed on a site in a mobile home park. Site Plan Review Required - Construction of a mobile home park shall require prior approval of a site plan by the Township Planning Commission. For purposes of this section only, a site plan shall provide the following information. 1. The site plan shall be prepared on standard twenty-four (24) inch by thirtysix (36) inch sheets and shall be of a scale not g\-eater than one (1) inch equals twenty (20) feet or less than one (1) inch equals two hundred (200) feet, and of such accuracy that the Planning Commission can readily interpret the plan. 2. Scale, north arrow, name and date, plus date of any revisions. 3. Name and address of property owner and applicant; interest of applicant in the property; name and address of developer. 4. Name and address of designer. A site plan shall be prepared by a community planner, architect, landscape architect, engineer, or land surveyor registered in the State of Michigan. 56-26 �Article 56. 0 - Supplemental Regulations 5. A vicinity map; legal description of the property; dimensions and area; lot line dimensions and bearings. A metes and bounds description shall be based on a boundary survey prepared by a registered surveyor. 6. Existing topography, at minimum of two (2) foot contour intervals; existing natural features ·such as trees, wooded areas, streams, and wetlands; natural features to remain or to be removed; one hundred (100) year flood hazard area. 7. Existing buildings, structures, and other improvements, including drives, utility poles and sewers, easements, pipelines, excavations, ditches, bridges, culverts; existing improvements to remain or to be removed; deed restrictions, if any. 8. Name and address of owners of adjacent properties; use and zoning of adjacent properties; location and outline of buildings, drives, parking lots, and other improvements on adjacent properties. 9. Locations and size of existing public utilities on or surrounding the property; location of existing fire hydrants; inverts of sanitary and storm sewers; location of existing manholes and catch basins; location of existing wells, septic tanks, and drain fields, if applicable. 10. Names and rights-of-way of existing streets on or adjacent to the property; surface type and width; spot elevations of street surface at intersections with streets and drives of the proposed development. 11. Zoning classification of the subject property; location of required yards; total property area; dwelling unit density; schedule of dwelling units, by type; phasing information. 12. Grading plan, at a minimum contour interval of two (2) feet. 13. Location and exterior dimensions of proposed buildings and structures other than mobile home dwellings; height and finished floor elevations of such buildings and structures; location of mobile home and parking spaces 14. Location and alignment of all proposed streets and drives; rights of way, where applicable; surface type and width; typical street sections; location and details of curbs; curb radii. 15. Location and dimensions of proposed parking lots; number of spaces in each lot; dimensions of spaces and aisles; typical section of parking lot surface. May 1997 56-27 �Article 56. 0 - Supplemental Regulations 16. Location, width, and surface of proposed sidewalks and pedestrian paths. 17. Location, use, size, and proposed improvements of open space and recreation areas. 18. Location and type of proposed screens and fences; height, typical elevations, and vertical section of screens, showing materials and dimensions. 19. Location, type, size, area, and height of proposed signs. 20. General proposed utility layout for sanitary sewer, water and storm water systems. 21 . An overall map at a smaller scale showing how this property ties in with all other surrounding properties should be developed to include: a. existing and proposed water mains, sanitary and storm sewers in the area including sanitary sewer service areas; the road network in the area; b. the relationship of existing and proposed drainage courses and retention basins in the general area that impact or are impacted by his development as well as an area wide drainage map showing all the sub-areas that affect this site (all drainage must be directed to retention ponds); the map should also be on a twenty-four (24) inch by thirty-six (36) inch sheet. 22. Landscape plan showing location, type, and size of plant materials. 23. Location, dimension, and materials of proposed retaining walls; fill materials; typical vertical sections. \ J. Building Permits Required - No mobile home may be placed on a mobile home site until a building permit therefore has been issued by the Pittsfield Township Building Department. A building permit shall not be issued until all required state approvals have been obtained. K. Occupancy - A mobile home in a mobile home park shall not be occupied until all required approvals have been obtained from the State of Michigan and a Certificate of Occupancy is issued by the Pittsfield Township Zoning Administrator. May 1997 56-28 �Anicle 56. 0 - Supplemental Regulations SECTION 56.15 SETBACKS ALONG MAJOR ROADS No building, structure or parking shall be located in the front yard required by the district in which the building or structure is located, or within the following distances from the following roads, whichever results in the greater setback. Ann Arbor Saline Road Bemis Road Carpenter Road Washtenaw A venue to Ellsworth Road Ellsworth Road to Bemis Road Clark Road Crane Road Ellsworth Road Fosdick Road Golfside Road Clark Road to Packard Road Hogback Road Lohr Road Waters Road to Oak Valley Drive Oak Valley Drive to Textile Road Maple Road Marton Road Michigan A venue Moon Road Morgan Road State Road to Platt Road Platt Road to Plum Hollow Drive Carpenter Road to Crane Road (extended) Munger Road Platt Road State Road Stone School Road Textile Road West Township Line to Platt Road Carpenter Road to Munger Road Thomas Road Warner Road Washtenaw Avenue Waters Road West Township Line to Oak Valley Drive May /99 7 56-29 110 feet 110 feet 95 feet 110 feet 110 feet 93 feet 110 feet 93 feet 110 feet 95 feet 93 feet 110 feet 110 feet 93 feet 125 feet 110 feet 110 feet 93 feet 93 feet 93 feet 110 feet 110 feet 110 feet 110 feet 110 feet 93 feet 93 feet 95 feet 93 feet �Article 56. 0 - Supplemental Regulations SECTION 56.16 - QUARRIES AND SAND AND GRAVEL PITS ,.......,._ I" The removal of soil, including top soil, sand, gravel, stone and other earth materials shall be subject to the following conditions: A. There shall be not more than one (1) entrance way from a public road to said lot for each six hundred sixty (660) feet of front lot line. B. Such removal shall not take place before sunrise or after sunset. C. On said lot no digging or excavating shall take place closer than one hundred (100) feet to any lot line. D. On said lot all roads, driveways, parking lots and loading and unloading areas within one hundred (100) feet of any lot line shall be paved, watered or chemically treated so as to limit, on adjoining lots and public roads, the nuisance caused by wind borne dust. E. Any odors, smoke, fumes, or dust generated on said lot by any digging, excavating or processing operation and borne or able to be borne by the wind shall be confined within the lines of said lot as much as is possible so as not to cause a nuisance or hazard on any adjoining lot or public road. I I _,.......,__ F. Such removal shall not be conducted as to cause the pollution by any material of any surface or subsurface water course or body outside of the lines of the lot on which such use shall be located. G. Such removal shall not be conducted as to cause or threaten to cause the erosion by water of any land outside of said lot or of any land on said lot so the earth materials are carried outside of the lines of said lot, that such removal shall not be conducted as to alter the drainage pattern of surface or subsurface waters on adjacent property, and that in the event that such removal shall cease to be conducted it shall be the continuing responsibility of the o"ifmer or operator thereof to assure that no erosion or alteration of drainage patterns, as specified in this paragraph, shall take place after the date of the cessation of operation. r I I H. All fixed equipment and machinery shall be located at least one hundred (100) feet from any lot line and five hundred (500) feet from any residential zoning district, but that in the event the zoning classification of any land within five hundred (500) feet of such equipment or machinery shall be changed to residential subsequent to the operation of such equipment or machinery may continue henceforth but in no case less than one hundred ( 100) feet from any lot line. I. There shall be erected a fence of not less than six (6) feet in height around the periphery of the area being excavated. fences shall be adequate to prevent May /997 I ~,-----.,., ~ I 56-30 ,J �Article 56. 0 - Supplemental Regulations trespass, and shall be placed on level terrain no closer than fifty (50) feet to the top edge of any slope. J. All areas within any single development shall be rehabilitated progressively as they are worked out or abandoned to a condition of being entirely lacking in hazards, inconspicuous, and blended with the general surrounding ground form so as to appear reasonably natural. K. The operator or operators shall file with the Township Planning Commission and the County Health Department a detailed plan for the restoration of the development area which shall include the anticipated future use of the restored land, the proposed final topography indicated by contour lines of not greater interval than five (5) feet, steps which shall be taken to conserve topsoil; the type and number per acre of trees or shrubs to be planted and the location of future roads, drive, drainage courses, and/or other improvements contemplated. The restoration plans shall be filed with and approved by both the Township Planning Commission and the County Health Department before quarrying or removal operations shall begin. The plans shall be certified by a soil or geology engineer. In restoration no filling operations shall be permitted which will likely result in contamination of ground or surface water, or soils, through seepage of liquid or solid waste or which will likely result in the seepage of gases into surface or subsurface water or into the atmosphere. L. The operator or operators shall file with the Township Planning Commission a bond, payable to the Township and conditioned on the faithful performance of all requirements contained in the approved restoration plan. The rate per acre of property to be used for the required bond shall be fixed by the Township Planning Commission. The bond shall be released upon written certification of the County Health Department that the restoration is complete and in compliance with the restoration plan. SECTION 56.17-JUNK YARDS AND INOPERATIVE VEHICLES In addition to and as an integral part of development, the following provisions shall apply: A. May /99 7 Junk yards shall be established and maintained in accordance with all applicable State of Michigan statutes. 56-31 �Article 56.0 - Supplemental Regulations B. It is recognized by this ordinance that the location in the open of such materials included in this ordinance's definition of "Junk Yards" will cause the reduction of the value of adjoining property. To that end, the character of the district shall be maintained and property value conserved. A solid, unpierced fence or wall at least seven (7) feet in height and not less in height than the materials located on the lot on which a junk yard shall be operated, shall be located on said lot no closer to the lot lines than the yard requirements for buildings permitted in this district. All gates, doors, and access ways through said fence or wall shall be of solid, unpierced material. In no event shall any materials included in this ordinance's definition of "Junk Yard" be located on the lot on which a junk yard shall be operated in the area between the lines of said lot and the solid, unpierced fence or wall located on said lot. C. All traffic ingress or egress shall be on major streets, and there shall be not more than one (1) entrance way to the lot on which a junk yard shall be operated from each public road on which said lot abuts. D. On the lot on which a junk yard shall be operated, all roads, driveways, parking lots, and loading and unloading areas within any junk yard shall be paved, watered or chemically treated so as to limit on adjoining lots and public roads the nuisance by wind borne dust. SECTION 56.18 - DRIVE-IN THEATERS AND TEMPORARY TRANSIENT AMUSEMENT ENTERPRISES In addition to and as an integral part of development, the following provisions shall apply: A. Drive-in theaters shall be enclosed for their full periphery with a solid screen fence at least seven (7) feet in height. Fences shall be of sound construction, painted or otherwise finished neatly and inconspicuously. B. All fenced-in areas shall be set back at least one hundred (100) feet from any front street or property line, with the area between the fence and the street or property line to be landscaped in accordance with Section 56.08, herein. C. All traffic ingress or egress shall be on major streets and all local traffic movement shall be accommodated within the site so that entering and exiting vehicles will make normal and uncomplicated movements into or out of the public through fares. All points of entrance or ,exit for motor vehicles shall be located no closer than two hundred (200) feet from the intersection of any two (2) streets or highways. \ May /997 56-32 �Article 56. 0 - Supplemental Regulations SECTION 56.19 A. B. May /99 7 - WIRELESS TELECOMMUNICATION FACILITIES Attached Wireless Telecommunication Facilities shall be considered a permitted use in all non-residential zoning districts under any of the following conditions: 1. The Facility is mounted on an existing building or structure, does not increase the height of said building or structure by more than twenty (20) feet, and where, at the discretion of the Zoning Administrator, the building or structure will not be materially altered or changed in appearance. 2. The Facility is collocated upon an Attached Wireless Telecommunication Facility which had been pre-approved for such collocation as part of a previous approval by the Township . 3. The Facility is located on an existing utility pole or structure, located in a public right-of-way or utility easement, where the existing pole or structure is not proposed to be modified in a manor which, in the discretion of the Zoning Administrator, would materially alter the pole or structure and/or result in an impairment of the sight lines or other safety interests. Where allowed as a permitted or conditional use under this ordinance, Wireless Telecommunication Facilities shall meet the following standards: 1. Such facilities shall comply with all applicable regulations of the Federal and State governments including, but not limited to, emission standards and such compliance shall be demonstrated by the applicant 2. Applicants shall demonstrate the facilities make provision for the collocation of other compatible facilities on any structure erected by that provider. Nothing in this section shall be construed as requiring or permitting collocators to be accommodated at other than reasonable terms and rates. 3. Landscaping shall be provided to screen the facility in accordance with the Land Development Standards. 4. Applicants shall demonstrate a justification for the height of the proposed structure and an evaluation of alternative designs which could result in a lower height. 56-33 �Article 56. 0 - Supplemental Regulations 5. The facility shall not be demonstrably injurious or otherwise detrimental to the public safety and welfare and shall be so located and designed as to be harmonious with the surrounding area. 6. Setbacks: The base of the supporting structure shall be setback from all property lines a minimum distance equal to the combined overall height of the support structure and antenna(s) except as follows. On conforming lots or parcels which abut the right-of-way of a State or Federal limited access highway the minimum required setback shall be that which is required for a principal structure in the district therein located except that the setback from any current or future residential district shall be a minimum of the combined height of the tower and antenna. 7. If a proposed facility is to be located in an AG (Agricultural) District, such facility shall not be approved unless the district is designated in the adopted Comprehensive Plan for rural or industrial use. 8. An applicant seeking approval for a proposed facility shall demonstrate that there is no existing facility upon which it may reasonably collocate. Collocation is deemed reasonable for purposes of this section when the following conditions are met" a. The wireless telecommunication facility under consideration for collocation can be obtained at reasonable market rates and terms. \ b. May 199 7 The facility on which the collocation is being considered, taking into consideration reasonable modification or replacement of the facility, is able to provide the required structural support. For the purposes of this section "reasonable modification" shall mean structural modification at a cost not to exceed the cost of a replacement support structure. 56-34 �Article 56. 0 - Supplemental Regulations 9. May 1997 c. The collocation being considered is technologically reasonable, e.g., the collocation will not result in unreasonable interference or reduced operating efficiency, given all appropriate physical or other adjustments to the structure, antennas and other equipment. d. The height of the structure for collocation will not be required to be increased beyond a point deemed permissible by the Township. Removal: A wireless telecommunication facility shall be removed when it has not been used for three (3) consecutive months or more. For purposes of this section the period of nonuse shall begin immediately upon the cessation of operations (transmission or reception of radio signals) or the removal of antennas or other equipment. Prior to the issuance of any building permit an agreement for removal, in a form acceptable to the Township, shall be recorded with the Washtenaw County Register of Deeds. Said agreement shall establish a covenant by both the applicant and the property owner to remove the facility in a timely manner as required under this section of the ordinance, with the further provision that the applicant and property owner shall be responsible for the payment of any and all removal costs and/or legal fees incurred by the Township in securing removal of said facility 56-35 �ARTICLE 57.0 NON-CONFORl\1ITIES SECTION 57.01 - PURPOSE Within the districts established by this ordinance or by amendments thereto, there exist buildings and structures and uses of parcels, lots, buildings and structures which were lawful before this ordinance was adopted or amended including legal non-conforming uses, buildings and structures, and which would be prohibited, regulated or restricted it is the intent of this ordinance to permit these buildings and structures and uses of parcels, lots, buildings and structures, herein referred to an non-conformities to continue until they are discontinued, damaged or removed but not to encourage their survival. These non-conformities are declared by this ordinance to be incompatible with the buildings and structures and uses of parcels, lots, buildings and structures permitted by this ordinance in certain districts . It is further the intent of this ordinance that such nonconformities shall not be enlarged, expanded or extended except as provided herein nor to be used as grounds for adding other buildings and structures and uses of parcels, lots, buildings and structures prohibited elsewhere in the same district. • SECTION 57.02-NON-CONFORMING USES OF PARCELS AND LOTS Where, on the date of adoption or amendment of this ordinance, a lawful use of a parcel or lot, such use not involving any buildings or structure or upon which parcel or lot a building or structure is accessory to such principal use, exists that is no longer permissible under the provisions of this ordinance, such principal use may be continued so long as it remains otherwise lawful subject to the following provisions : A. No such non-conforming use of a parcel or lot shall be enlarged, expanded or extended to occupy a greater area of land than was occupied on the date of adoption or amendment of this ordinance and no accessory use, building or structure shall be established therewith. B. No such non-conforming use of a parcel or lot shall be moved in whole or in part to any other portion of such parcel or lot not occupied on the date of adoption of this ordinance. C. If such non-conforming use of a parcel or lot ceases for any reason for a period of more than one hundred eighty ( 180) consecutive days, the subsequent use of such parcel or lot shall conform to the regulations and provisions set by this ordinance for the district in which such parcel or lot is located . • February, 199./ 57-1 �Article 57. 0 - Non-Conformities SECTION 57.03 - NON-CONFORMING BUILDINGS AND STRUCTURES A. A non-conforming building or structure shall be one which was lawful on the effective date of adoption or amendment of this ordinance and which does not conform to the new ordinance regulation for lot area, lot area per dwelling unit, lot width, lot coverage, floor area ratio, height, transition and landscape strips, off-street parking, loading space, or yard requirements of the district in which located. B. A non-conforming structure may continue after the effective date of adoption or amendment of this ordinance. A non-conforming structure, except a single-family dwelling and its accessory buildings and structures, which is damaged by any means to an extent of more than fifty percent (50%) of its replacement cost shall not be reconstructed except in conformity with the regulations of the district in which located. Any non-conforming structure, except single-family dwellings and their accessory structures, which is damaged to an extent of fifty percent (50%) or less of its replacement cost, may be replaced in its location existing at the time of such damage, provided the replacement is commenced within two (2) years of the date of damages, and is diligently pursued to completion. Failure to complete replacement shall result in the loss of legal, non-conforming status, unless good cause, upon hearing before the Township Board can be shown for the delay. C. Non-conforming, single-family dwellings and their accessory buildings and structures may be contin~ed, replaced, repaired, or remodeled, and shall be exempt from the provisions of Section 57.03 .B, preceding. Such dwelling, and its accessory buildings and structures, may be replaced or repaired, if approved by the Zoning Administrator, according to the conditions set forth in Section 57.03 .F (1) following. D. A single-family dwelling and its accessory buildings and structures may be constructed or moved onto a non-conforming lot of record, if approved by the Zoning Administrator, according to the conditions set fortli in Section 57.03 .F (1), following. E. A non-conforming building or structure which is moved within a lot or to another lot, shall conform, after it is moved, to the regulations of the district in which located. February, 1994 57-2 - I'""""\ �Article 57. 0 - Non-Conformities F. Non-conforming structures may be expanded in compliance with the following regulations : 1. 2. A non-conforming single-family dwelling unit and its accessory buildings and structures may be expanded, provided all the following conditions are met. In such case no action or review by the Pittsfield Township Zoning Board of Appeals shall be required, unless a variance is requested. a. Toe single-family dwelling shall be a permitted use in the district in which it is to be located. b. The lot shall be of record at the date of adoption of or amendment to this ordinance. c. The owner of the subject lot shall not own adjacent property which can reasonably be added, in whole or in part, to the lot to make it conform. If part of an adjacent parcel is so added, the remaining part of the adjacent parcel shall conform to the minimum lot area and width requirements of the district in which located. d. All new construction for building expansion shall meet all yard, lot coverage, floor area ratio, and height regulations. Non-conforming single-family dwellings, to be replaced or repaired at the location existing at the time of damage, shall be exempt from this subsection ( d), provided that the yards, lot coverage, floor area ratio and height regulations existing at the time of damage shall not be encroached upon or exceeded. All other non-conforming structures, in any zoning district, may be expanded only after approval by the Zoning Board of Appeals, as provided in Section 60.06 herein entitled "Expansion of Non-conforming Buildings and Structures 11 • SECTION 57.04 STRUCTURES - NON-CONFORMING USES OF BUILDINGS AND Where, on the date of adoption or amendment of this ordinance, a lawful use of a building or structure exists that is no longer permissible under the regulations of this ordinance, such use may be continued so long as it remain otherwise lawful subject to the following provisions: Febroary, 199./ 57-3 �Article 57. 0 - Non-Conformities A. No existing building or structure devoted to a use not permitted by this ordinance in the district in which it is located shall be enlarged, constructed, reconstructed, moved, or structurally extended or altered except in changing the use of such building or structure to a use permitted in the district in which such building or structure is located, except that if no structural alterations are made any nonconforming use of a building or structure may be changed to another nonconforming use by the Board of Appeals, as provided in Article 60.0 of this ordinance; provided further, that such other non-conforming use is equally appropriate or more appropriate in the district involved than the existing nonconforming use. In permitting such change the Board of Appeals may require appropriate conditions and safeguards in accord with the provisions and intent of this ordinance. B. When a non-conforming use of a building or structure is discontinued or abandoned for more than one hundred and eighty (180) consecutive days, except where government action prevents access to the premises, the building or structure shall not thereafter be used except in conformance with the regulations of the district in which it is located. C. Any structure or structure and land in combination, in or on which a nonconforming use is superseded by a permitted use, shall thereafter conform to the regulations for the districts, and the non-conforming use may not thereafter be resumed. D. Where a non-conforming status applies to a structure and premises in combination, removal or destruction of the structure shall eliminate the nonconforming status of the land. Destruction for the purpose of this subsection is defined as damage to an extent of more than 50 percent (50%) of the replacement cost at the time of destruction. SECTION 57.05-REPAIRS AND MAINTENANCE \ On any non-conforming building or structure or portion of a building or structure, devoted in whole or in part of any non-conforming use work may be done in any period of twelve (12) consecutive months on ordinary repairs or on repair or replacement of nonbearing walls, fixtures, wiring or plumbing to an extent not to exceed ten (10) percent of the then current replacement value of the building or structure, provided that the floor area or volume of such building, or the number offamilies housed therein, or the size of such structures as it existed on the date of adoption or amendment of this ordinance shall not be increased. Nothing in this ordinance shall be deemed to prevent the strengthening or restoring to a safe condition of any building or structure or part thereof declared to be unsafe by any official charged with protecting the public safety upon order of such official. February. 1994 57-4 �Article 5 7. 0 - Non-Conformities If a non-conforming building or structure, or a portion of a building or structure containing a non-conforming use becomes physically unsafe or unlawful due to lack of repairs and maintenance, and is declared by any duly authorized official to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, repaired, or rebuilt except in conformity with the regulations of the district in which it is located. SECTION 57.06 - CHANGE OF TENANCY OR OWNERSHIP There may be a change of tenancy, ownership or management of an existrng nonconforming use, building or structure, provided there is no change in the nature or character, extent or intensity of such non-conforming use, building or structure. SECTION 57.07 - EXTENSION AND SUBSTITUTION A non-conforming use, building or structure shall not be extended unless it fulfills the requirements of Article 54.0 of this ordinance, nor shall one non-conforming use, building or structure be substituted for another non-conforming use, building or structure except as provided for in Section 57.04.A above. SECTION 57.08 - COMPLETION OF PENDING CONSTRUCTION To avoid undue hardships, nothing in this ordinance shall be deemed to require a change in plans, construction, or designated use of any building on which actual construction was lawfully begun prior to the effective date of adoption or amendment of this ordinance and upon which actual building construction has been carried on diligently. Actual construction is hereby defined to include the placing of construction materials in permanent position and fastened in a permanent manner. Where excavation or demolition or removal of an existing building has been substantially begun preparatory to rebuilding, such excavation or demolition or removal shall be deemed to be actual construction, provided that work shall be carried on diligently. SECTION 57.09- CONDITIONAL USES Any use existing at the time of adoption of this ordinance and which is permitted as a conditional use in a district under the terms of this ordinance shall be deemed a conforming use in such district, and shall without further action be considered a conforming use. February, 199./ 57-5 �- Article 57. 0 - Non-Conformities SECTION 57.10 - SUBSTANDARD, NON-CONFORMING LOTS OF RECORD In any district in which single-family dwellings are permitted, notwithstanding limitations imposed by other provisions of this ordinance, a single-family dwelling and customary accessory buildings or structures may be erected on any single lot of record at the effective date of adoption or amendment of. this ordinance. Such lot must be in separate ownership and not of continuous frontage with other lots in the same ownership as of the date of adoption of this ordinance. These provisions shall apply even though such lot fails to meet the requirements for area for width, or both, that are generally applicable in the district, provided that yard dimensions and other requirements, not involving area or width, or both, of the lot shall conform to the regulations for the district in which such lot is located. If two (2) or more lots or combinations of lots and portions of lots with continuous frontage in single ownership are of record at the time of passage or amendment of this ordinance and if all or part of the lots do not meet the requirements for lot width and area as established by this ordinance, the lands involved shall be considered to be an undivided parcel for the purpose of this ordinance, and no portion of said parcel or lot shall be used or sold which does not meet lot width and area requirements established by this ordinance, nor shall any division of the parcel or lot be made which leaves remaining any parcel or lot with width or area below the requirements stated in the ordinance. \ February, 1994 57-6 �ARTICLE 58.0 ADMINISTRATION AND ENFORCEMENT SECTION 58.01 - PURPOSE It is the purpose of this article to provide the procedures for the administration of the ordinance, issuance of permits, inspection of properties, collection of fees, handling of violators and enforcement of the provisions of this ordinance and amendments thereto. SECTION 58.02 - ADMINISTRATION Except where herein otherwise stated, the prov1S1ons of this ordinance shall be administered by the Zoning Administrator, or by such deputies of his department as the Township Board may designate to enforce the provision of this ordinance. SECTION 58.03 - DUTIES OF ZONING ADMINISTRATOR The Zoning Administrator shall have the power to enforce the prov1S1ons of this ordinance, grant certificates of zoning compliance and certificates of occupancy, and to make inspections of buildings or premises necessary in the enforcement of this ordinance. It shall be unlawful for the Zoning Administrator to approve plans or issue any permits or certificates of occupancy for any excavation or construction until he has inspected such plans in detail and found them to conform with this ordinance, nor shall the Zoning Administrator vary or change any terms of this ordinance. If the Zoning Administrator shall find that any of the provisions of this ordinance are being violated, he shall notify in writing the person responsible for such violations, indicating the nature of the violation and ordering the action necessary to correct it. He shall order discontinuance of illegal use of land, buildings, or structures; removal of illegal buildings or structures changes; discontinuance of any illegal work being done; or shall take any other action authorized by this ordinance to ensure compliance with or to prevent violation of its provisions. SECTION 58.04 - ISSUANCE OF CERTIFICATE OF ZONING COMPLIANCE The Zoning Administrator shall require that all applications for certificates of zoning compliance shall be accompanied by plans and specifications including a plot plan or the site plan in duplicate drawn to scale. The Zoning Administrator shall retain the original copy for his files. May 199 7 58-1 �Article 58. 0 - Administration and Enforcement The certificate of zoning compliance signifies that, in the opm10n of the Zoning Administrator, the intended use, building or structure complies with all provisions of this ordinance. No building permit shall be issued unless certificates of zoning compliance has been issued. It shall be unlawful to change a type of use of land, to change the type of use or occupancy of any building or structure, or to extend any use on any lot on which there is a non-conforming use or structure, until a certificate of zoning compliance has been issued. No occupancy permit shall be issued for any lot, building, or structure that does not have a certificate of zoning compliance. Where a building permit is required, application for a certificate of zoning compliance shall accompany or preceded the application for a building permit. In all other cases in which a building permit is not required, the application for a certificate of zoning compliance shall be made prior to the date when a new or enlarged use of a building or lot or part thereof is intended to begin. Applications for certificates of zoning compliance shall be made to the Zoning Administrator. SECTION 58.05 - VOIDING OF CERTIFICATE OF ZONING COMPLIANCE Any certificate of zoning compliance granted under this ordinance shall become null and void unless construction and/or use is commenced within one hundred eighty (180) days and completed within five hundred and forty-five (545) days of the date of issuance. SECTION 58.06 - ISSUANCE OF CERTIFICATE OF OCCUPANCY - FINAL INSPECTION A. No lot, building, or structure, or any part thereof shall be occupied by or for any use for which a certificate of zoning compliance is required by this ordinance unless and until a certificate of occupancy shall have been issued for such new use. No change in use other than that of a permitted use shall be made until a certificate of occupancy has been issued by the Zoning (\dministrator. Every certificate of occupancy shall state that the use or occupancy complies with this ordinance. B. No occupancy certificate for a building or structure or any addition thereto, constructed after the effective date of this ordinance, shall be issued until construction has been completed and the premises inspected and certified by the Zoning Administrator to be in conformity with the plans and specifications as specified in the approved site plan and/or building permit and the premises meets the minimum occupancy requirements as specified in the Land Development Standards. .Hay 1997 58-2 �Article 58.0 - Administration and Enforcement C. The holder or a certificate of zoning compliance for the construction, erection, or moving of any building, structure, or part thereof, for the establishment of a use, shall notify the Zoning Administrator immediately upon the completion of the work authorized by such certificate for final inspection. The certificate of occupancy shall be issued, or written notice shall be given to the applicant stating the reasons why a certificate cannot be issued, not later than fourteen (14) days after the Zoning Administrator is notified in writing that the building or premises is ready for inspection. SECTION 58.07- VOIDING OF CERTIFICATE OF OCCUPANCY Any certificate of occupancy granted under this ordinance shall become null and void if such use(s), building(s), and/or structure(s) for which said certificate was issued are found by the Zoning Administrator to be in violation of this ordinance. The Zoning Administrator upon finding such violation shall immediately notify the Township Board of said violation and voiding of the certificate of occupancy. SECTION 58.08 - FEES, CHARGES, AND EXPENSES The Township Board shall establish a schedule of fees, charges and expenses, and a collection procedure, for building permits, certificates of occupancy, appeals, and other matters pertaining to the ordinance. The schedule of fees shall be posted in the office of the Zoning Administrator, and may be altered or amended only by the Township Board. No permit, certificate, conditional use approval, or variance shall be issued unless or until such costs, charges, fees or expenses listed in this ordinance have been paid in full, nor shall any action be taken on proceedings before the Board of Appeals, unless or until preliminary charges and fees have been paid in full. SECTION 58.09 - VIOLATIONS AND PENALTIES: NUISANCE PER SE: ABATEMENT Uses of land, and dwellings, building, or structures, including tents and mobile homes, erected, altered, razed or converted in violation of any provision of this ordinance are hereby declared to be a nuisance per se. The court shall order such nuisance abated and the owner and/or agent in charge of such dwelling, building, structure, tent, mobile home or land shall be adjudged guilty of maintaining a nuisance per se. Anyone violating any of the provisions of this ordinance shall upon conviction thereof be subject to a fine of not more than one hundred dollars ($100.00) and the costs or prosecution thereof, by imprisonment in the county jail for a period not to exceed thirty (30) days, or both. Each day that a violation is permitted to exist shall constitute a separate offense. The imposition of any sentence shall not exempt the offender from compliance with the requirements of this ordinance. May 1997 58-3 �Article 58.0 -Administration and Enforcement SECTION 58.10 - COMPLIANCE WITH PER1'1ITS AND CERTIFICATES Building permits or certificates of zoning compliance issued on the basis of approved plans and applications authorize only the use, arrangement, and construction set forth in such approved plans and applications, and no other use, arrangement, or construction. Use, arrangement, or construction at variance with that authorized shall be deemed a violation ofthis ordinance, and punishable as provided by Section 58.09, herein. ,\fay 199; 58-4 �• ARTICLE 59.0 AMENDMENT PROCEDURE SECTION 59.01 - INITIATING AMENDMENTS AND FEES The Township Board may from time to time, on recommendation from the Planning Commission, amend, modify, supplement or revise the district boundaries or the provisions and regulations herein established, whenever the public necessity and convenience and the general welfare require such amendment. Said amendment may be initiated by resolution of the Township Board, the Planning Commission, or by petition of one or more owners of property to be affected by the proposed amendment. Except for the Township Board, or the Planning Commission, the petitioner or petitioners requesting an amendment shall at the time of application pay the fees established by the Township Board, no part of which shall be returnable to the petitioner. All proposed amendments shall be referred to the Township Planning Commission for review and recommendation. SECTION 59.02 - AMENDMENT PROCEDURE The procedure for making amendments to this ordinance shall be in accordance with Act 168 of the Public Acts of 1959, as amended, and Act 184, Public Acts of 1943, as amended. SECTION 59.03 - CONFORMANCE TO COURT DECREE Any amendment for the purpose of conforming to a provision thereof to the decree of a court of competent jurisdiction shall be adopted by the Township Board and the amendments published without referring the same to any other board or agency. SECTION 59.04 - INFORMATION REQUIRED The petitioner shall submit a detailed description of the petition to the Township Clerk. When the petition involves a change in zoning map, the petitioner shall submit the following information: • A. A legal description of the property. B. A scaled map of the property, correlated with the legal description, and clearly showing the property's location. C. The name and address of the petitioner. February, 1994 59-1 �Article 59. 0 - Amendment Procedure D. The petitioner's interest in the property, and if the petitioner is not the owner, the name and address of the owner(s). E. Date of filing with the Township Clerk. F. Signature(s) of petitioner(s) and owner(s) certifying the accuracy of the required information. ,,,, SECTION 59.05 - FINDINGS OF FACT REQUIRED In reviewing any petition for a zoning amendment, the Planning Commission shall identify and evaluate all factors relevant to the petition, and shall report its findings in full, along with its recommendations for disposition of the petition, to the Township Board. The facts to be considered by the Planning Commission shall include, but not be limited to, the following: A. Whether or not the requested zoning change is justified by a change in conditions since the original ordinance was adopted or by an error in the original ordinance. B. The precedents, and the possible effects of such precedents, which might likely result from approval or denial of the petition. C. The ability of the Township or other government agencies to provide any services, facilities, and/or programs that might be required if the petition were approved. D. Effect of approval of the petition on the condition and/or value of property in the Township or in adjacent civil divisions. E. Effect of approval of the petition on adopted development policies of Pittsfield Township and other government units . All findings of fact shall be made part of the public records of the meetings of the Planning Commission and the Township Board. A petition shall not be approved unless these and other identified facts be affirmatively resolved in terms of the general health, safety, welfare, comfort, and convenience of the citizens of Pittsfield Township, or of other civil divisions where applicable. - ~ February, 1994 59-2 i �ARTICLE 60.0 BOARD OF APPEALS SECTION 60.01 -BOARD OF APPEALS ESTABLISHED A. The Board of Appeals shall consist of five (5) members appointed by the Township Board. The first member shall be a member of the Planning Commission. The remaining members shall be selected from the electors of the Township residing in the area of the Township. The members selected shall be representative of the population distribution and of the various interests present in the Township. An employee or contractor of the Township Board may not serve as a Board of Appeals member. One member of the Board of Appeals shall be a member of the Township Board. An elected official of the Township shall not serve as Chairperson of the Board of Appeals. Members of the Board of Appeals shall be removable by the Township Board for non-performance of duty or misconduct in office upon written charges and after public hearing. A member shall disqualify himself from a vote in which he has a conflict of interest. Failure of a member to disqualify himself constitutes misconduct in office. Term of office of each member shall be for three (3) years except that, of the members first appointed, two (2) shall serve for two (2) years and the remaining members for three (3) years . The term of office of the members first appointed shall commence at 12 noon on January 1, 1977. A successor shall be appointed not more than one month after the term of the preceding member has expired. All vacancies for un-expired terms shall be filled for the remainder of the term. A vacancy in the Board of Appeals shall exist upon the member of the Township Board serving on the Board of Appeals ceasing to be a member of the Township Board; further a vacancy in the Board of Appeals shall exist upon the member of the Planning Commission serving on the Board of Appeals ceasing to be a member of the Township Planning Commission. The Board of Appeals shall not conduct business unless a majority of the members of the Board of Appeals are present. The Board of Appeals at its first meeting following January I of each year shall select from its membership a chairperson of the Board of Appeals who shall serve until the successor chairperson is appointed. February, 199./ 60-1 �Article 60. 0 - Board of Appeals B. In addition to the procedural requirements set forth in Acts 184 and 168, above, the Board of Appeals shall fix rules and regulations to govern its procedures, and shall record into the minutes of its meetings all findings, conditions, facts, and other relevant factors, including the vote of each member upon each question, or if absent or failing to vote, indicating such fact, and all of its official actions. Such records shall be open to public inspection. C. Appeals shall be taken within a reasonable time, not to exceed sixty (60) days or such lesser period as may be provided by the rules of the Board of Appeals by filing with the Zoning Administrator and with the Board of Appeals a notice of appeal specifying the grounds thereof. The Zoning Administrator shall forthwith transmit to the Board of Appeals all papers constituting the record upon which the action appealed from was taken. D. The Board of Appeals shall fix reasonable time and date for a hearing of the Board of Appeals. The Board shall give due notice of the hearing by certified mail to the parties of interest and to owners of adjacent properties. Where the hearing concerns matters of general applicability in the Township and does not concern only individual lots or parcels, such notice shall be given in a newspaper of general circulation in the Township . However, the Board of Appeals shall notify the parties of interest by certified mail. All notices of a hearing shall be mailed or published not more than ten (10) days nor less than five (5) days prior to the date on which the hearing is to be held. E. An appeals stays all proceedings in furtherance of the action appealed from, unless the Zoning Administrator from who the appeal is taken certifies to the Board of Appeals after the notice is filed with him, that by reason of facts stated in the certificate, a stay would, in his opinion, cause imminent peril to life and property. In such case proceedings shall not be stayed other than by restraining order which may be granted by the Board of Appeals or by a court of record on application, on notice to the Zoning Administrator, and on due cause shown. F. The Township Board shall determine by resolution the a.iJount of the fee, to be paid at the time of filing of the appeal. SECTION 60.02 - POWERS AND DUTIES The Board of Appeals shall perform its duties and exercise its powers as provided in Acts 184, P.A. 1943, as amended, and 168, P.A. 1959, as amended, in such a way that the objectives of this ordinance shall be attained, the public health, welfare and safety secured, and substantial justice done. The Board of Appeals shall hear and decide only those matters which it is specifically authorized to hear and decide as provided in this ordinance. February. /994 - 60-2 i �Article 60. 0 - Board ofAppeals SECTION 60.03 - ADMINISTRATIVE REVIEW The Board of Appeals shall hear and decide appeals where there is an error alleged in any order, requirement, decision, or determination made by the Zoning Administrator in the enforcement of this ordinance. SECTION 60.04 - VARIANCE The Board of Appeals shall have the power and duty to authorize upon appeal in specific cases such variance from the provisions of this ordinance as will not be contrary to the public interest where, owing to special conditions, a literal enforcement of the provisions of this ordinance would result in unnecessary hardship . A variance shall not be granted by the Board of Appeals unless and until the following conditions are met: A. A written application for a variance is submitted, demonstrating: 1. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in the same district. 2. That literal interpretation of the provisions of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance. 3. That the special conditions and circumstances do not result from the actions of the applicant. 4. That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands, structures, or buildings in the same district. 5. That no non-conforming use of neighboring lands, structures, or buildings in the same district, and no permitted use of lands, structures or buildings in other districts shall be considered grounds for the issuance of a variance. B. The Board of Appeals shall make findings that the requirements of the ordinance in Section 60.04, preceding have been met by the applicant for a variance. C. The Board of Appeals shall further make a finding that the reasons set forth in the application justify the granting of the variance, and the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. February, 1994 60-3 �Article 60. 0 - Board ofAppeals D. The Board of Appeals shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of this ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. E. In granting any variance, the Board of Appeals may prescribe appropriate conditions and safeguards in conformity with this ordinance. Violations of such conditions and safeguards, when made a part of the terms under which the variance is granted, shall be deemed a violation of this ordinance, and punishable under Section 58.09 of this ordinance. F. Under no circumstances shall the Board of Appeals grant a variance to allow a use not permissible under the terms of this ordinance in the district involved, or any use expressly or by implication prohibited by the terms of this ordinance in said district. G. In exercising the above mentioned powers, the Board of Appeals may, so long as such action is in conformity with the terms of this ordinance, reverse or affirm, wholly or partly or may modify the order, requirement, decision, or determination appealed from and may make such order, requirement, decision or determination as ought to be made, and to that end shall have the powers of the Zoning Administrator from whom the appeals is taken. SECTION 60.05 - VOIDING OF, AND RE-APPLICATION FOR, VARIANCE The following provisions shall apply: A. B. Each variance granted under the provisions of this ordinance shall become null and void unless : 1. The construction authorized by such variance or permit has been commenced within one hundred eighty (180) days after the granting of such variance and pursued diligently to completion; or 2. The occupancy of land or buildings authorized by such variance has taken place within one hundred eighty days (180) days after the granting of such variance. No application for a variance which has been denied wholly or in part by the Board of Appeals shall be re-submitted for a period of three hundred sixty-five (365) days from such denial, except on ground of new evidence or proof of changed conditions bound by the Board of Appeals to be valid. February, 1994 60-4 - ,.......,__ �r----------Article 60. 0 - Board ofAppeals SECTION 60.06 - EXPANSION OF NON-CONFORMING BUILDINGS AND STRUCTURES The Board of Appeals shall determine if a non-conforming building or structure may be enlarged, expanded, extended or altered, and the conditions under which such improvements shall be made. The following provisions shall apply: • A. LIMITATIONS : The reasons for the non-conformity shall be limited to minimum lot area and lot width, yard, off-street loading and parking requirements. In no case shall building or structure that is non-conforming because of lot coverage, floor area ratio, or height requirements be permitted to expand without removing the non-conformity, except as permitted under a variance for hardship reasons. B. PERMITTED USES : The existing and proposed uses of such buildings and structures must be among those permitted in the district in which situated. C. CONFORMANCE REQUIRED: The proposed improvement shall conform to all requirements of the district in which situated. D. DETERMINATIONS: The Board shall determine the following in approving a request: 1. That the retention of the non-conforming building or structure is reasonably necessary for the proposed improvement or that the requiring of removal of such building or structure would cause unnecessary hardship. 2. That the proposed improvement is reasonably necessary for the continuation of activities on the property. 3. That the enlarged or otherwise improved non-conforming building or structure shall not adversely affect the public health, safety, welfare and converuence. E. AUTHORITY OF BOARD: The Board shall have the authority to require removal or modification of the non-conformity, where such is reasonable, as a condition for approval. The board may attach other conditions for its approval which it deems necessary to protect the public health, safety, welfare and converuence. F. SITE PLAN APPROVAL REQUIRED: All expansions permitted under this section shall meet all requirements of Article 55.0 herein . February, 1994 60-5 �Article 60. 0 - Board ofAppeals SECTION 60.07 - APPEALS TO THE BOARD OF APPEALS f The following provisions shall apply : A. APPEALS, HOW TAKEN: Appeals from the ruling of the Zoning Administrator of the township board concerning the enforcement of the provisions of this ordinance may be made to the Board of Appeals within such time as shall be prescribed by the Board of Appeals by general rule, by the filing with the officer from whom the appeal is taken and with the Board of Appeals of a notice of appeal specifying the grounds thereof. The officer from whom the appeal is taken shall forthwith transmit to the Board of Appeals all the papers constituting the record of the action or decision being appealed. B. WHO MAY APPEAL: Appeals to the Board of Appeals may be taken by any person aggrieved or by any officer, department, board, agency, or bureau of the township, county, or state. C. FEE FOR APPEAL: A fee shall be paid to the Board of Appeals at the time of filing the notice of appeal which the Board of Appeals shall pay over, within thirty (30) days after deciding any appeal, to the General Fund of the Township. The appeal fee shall be determined by resolution of the Township Board. D. EFFECT OF APPEAL: RESTRAINING ORDER: An appeal stays all proceedings in furtherance of the action appealed from unless the officer from whom the appeal is taken certifies to the Board of Appeals, after the notice of appeal shall have been filed with him, that by reason of facts stated in the certificate, a stay would in his opinion cause imminent peril to life or property, in which case proceedings shall not be stayed otherwise than by a restraining order \ Febn1ary. 199-1 60-6 i �Article 60. 0 - Board of Appeals which may be granted by the Board of Appeals or by the circuit court, on application, on notice to the officer from whom the appeal is taken and on due cause shown. E. REPRESENTATION AT HEARING: Upon the hearing, any party or parties may appeal in person or by agent or by attorney. F. DECISIONS OF THE BOARD OF APPEALS AND APPEALS TO THE CIRCUIT COURT: The Board of Appeals shall decide upon all matters appealed from within a reasonable time and may reverse or affirm wholly or partly, or may modify the order, requirement, decision or determination as in its opinion ought to be made in the premises and to that end shall have all the powers of the Zoning Administrator from whom the appeal is taken. The Board of Appeals' decision of such appeals shall be in the form of a resolution containing a full record of the findings and determination of the Board of Appeals in each particular case. Any person having an interest affected by such resolution shall have the right to appeal to the circuit court on questions of law and fact. SECTION 60.08 - DUTIES ON MATTERS OF APPEAL It is the intent of this ordinance that all questions of interpretation and enforcement shall first be presented to the Zoning Administrator, and that such questions shall be presented to the Board of Appeals only on appeal from the decisions of the Zoning Administrator, and the recourse from decisions of the Board of Appeals shall be to the courts as provided by law. It is further the intent of this ordinance that the duties of the Township Board in connection with this ordinance shall not include hearing and deciding questions of interpretation and enforcement that may arise. The procedure for deciding such questions shall be as stated in this article and this ordinance. SECTION 60.09 - SUBSTITUTION OF NON-CONFORMING USES A non-conforming use may be substituted for an existing non-conforming use upon approval by the Board of Appeals, provided that the existing non-conforming use is a legal non-conformity, and provided further that the proposed non-conforming use is more appropriate than the existing non-conforming use in the neighborhood in which it is located. The Board of Appeals may attach conditions to its approval. February. 199./ 60-7 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Pittsfield-Charter-Twp_Comprehensive-Plan-and-Zoning-Ordinance_1997 Creator An entity primarily responsible for making the resource Pittsfield Township Planning Commission, Pittsfield Charter Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1995-1997 Title A name given to the resource The Comprehensive Plan Description An account of the resource The Comprehensive Plan for Pittsfield Charter Township was prepared by the Pittsfield Township Planning Commission and was adopted April 20, 1995.The Zoning Ordinance for Pittsfield Charter Township was prepared by the Pittsfield Township Planning Commission and revised through May 27, 1997. It begins on page 132 of the document. Subject The topic of the resource Comprehensive plan publications Zoning--Michigan Pittsfield Township (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8a800367eb00ba7b9afd59803487c79e.pdf 04cd209c1f2b2a5da8fa8af3ec231caf PDF Text Text �A Report on the COMPREHENSIVE PLAN Prepared for the Planning Commission of the Charter Township of Pittsfield, Michigan Prepc:.red by Harland Bartholomew and .Associa-ces Pl ann~ng - Engi~eering - Landscape A.rc ~ itectu~e St. Louis, Missouri October , 19:-5 �TABLE OF CONTENTS INTRODUCTIO:t-: . 1 . SUMMARY OF MAJOR RECOMMENDATIONS OF THE PLAN Economy and Population Land Lses . • . • . • . Major Thoroughfares . . . . Community Facilities • • • • 3 3 3 4 5 DEVELOPMENT STRATEGIES • • Overall Strategy •......••. Residential Strategy • . • . . . . • . Agricultural Strategy • • . • . . Commercial Strategy • • • Office Strategy. . . . .• Industrial Strategy • • . . . . • . . • . Open Space Strategy. . . • Community Facilities Strategy •.•. Transportation Strategy • . . • . • . 7 • ECONOMY AND POPULATION Regional Economy Population . • . 0 • • 7 13 15 15 17 18 18 20 21 ••••o••c.•oOo•••o 23 23 24 LAND USE . • • • The Existing Pattern . . • • • . . . • . . . • • Basic Land Use Prin c iples .....• Land Use Plan • . • . . . . . . . Details of the Land Use Plan .•. Residential Densities . • • . . . .•...• Rate of Growth • • . • • • . • . . . . . Land Use and the Municipal Airport •.. Land Use and the Guidance Center .... Towns h ip Center and Identity • • • . . . • . • . 2010 Land Use Recommenda ~ ions . • . • . . . . • . 27 27 29 TRANSPORTATION FACILITIES Existing Street and Highway Facilities Transportation Plan • . . . • . Airport Facilities • • • • Railroad Facilities • . . . . . . TranEit Facilities 51 51 52 COMMUNITY FACILITIES . . Parks and Recreation Public Schools . . . Public ~Jildings .. Sewer and Water Facilities 61 61 67 72 73 ~ • • C O O • • a • 30 35 37 41 43 43 44 48 58 58 59 �INDEX TO PLATES Plate 1 Future Urban Area . 2 Identity Areas 11 3 Residential Strategy 14 4 Commercial Strategy 16 5 Industrial Strategy • • 19 6 Generalized Land Use - 1973 • . 26 7 Land Use Plan . • . • . • 31 8 Residential Components 38 9 P~ iority Areas 1975-1990 42 10 Pittsfield Town Center 45 11 Traffic Volumes - 1973 12 Trans ✓ ortation 13 Community Facilities Plan. 65 14 Water Distribution System • . 75 15 Sanitary Sewer System . . . 77 16 Storm Drainage and Surface Water 84 9 • • 0 0 • 53 0 Plan • . • 55 INDEX TO TABLES Table Pag e 1 Population and Community Facilities Equivalents 39 2 Enrollment Trends for Ann Arbor Area Schools Serving Pittsfield Tow n ship 1969-1973 . 70 Enrollment Trends for Saline Area Schools 70 3 . . . . . �INTRODUCTION The Comprehensive Plan for Pittsfield Township is designed to serve as a general guide for future physical growth and development of the area and is comprised of a land use plan, transportation plan and community facilities plan. The Plan should reflect goals and desires of the present residents, recognize environmental limitations of the physical site and, at the same time, provide for inevitable growth that is anticipated for the Township. The Plan is purposefully general in nature; it attempts to set forth the basic major framework fo r orderly community development and recognizes the need for in-depth studies in all aspects of community growth. It identifies use areas, sets limitations on population and dwelling units, provides a basic framework of major thoroughfares and identifies community facility requirements for various components within the planning area. The Comprehensive Plan provides a first step in the Township's planned development process. It should be followed by the appropriate detailed plans for public works such as major streets and highways, utilities, and site plans for private residential, commercial and industrial projects. The Comprehensive Plan not only affects Township and private facilities, but the facilities of other public agencies. Thus, the plan is essentially providing a general framework for not only Pittsfield Township, but also for the School Districts, County officials, and State and regional agencies. The plan is purposefully all inclusive in its scope so as to provide an understanding of relationships and, at the same time, it is general in nature so as to provide the basic framework from which more detailed studies can be carried forth. The implementation of the Township Plan is a separate task and will be accomplished through capital improvement programs both by the Township and other agencies, through regulatory measures such as zoning and subdivision regulations, and through cooperation with other governmental agencies. The implementation of the plan will also require the continued support and input from the residents of the Township. �-3SUMMARY OF MAJOR RECOMMENDATIONS OF THE PLAN The Comprehensive Plan for Pittsfield Township recommends a wide variety of public improvements that will require many years for their realization. Following is a summary of the major recommendations contained in the plan and in related planning documents. Economy and Population 1. The WCMPC 1990 population estimate for Pittsfield Township is 38,800. The SEMCOG projection for 1990 is 32,483. The Township Plan is designed to serve a future population of 39,000; however, the maximum population which could be accommodated by the land use plan density designations would be nearly 75,000 or double the population forecast of 39,000. This will make certain that a choice is available and prevent monopoly conditions. 2. The SEMCOG employment forecasts indicate a total 1990 employment of 18,210. The distribution of employment is expected to be 26 percent professionals, 25 percent retail trade, 15 percent automotive manufacturing, 15 percent services, with the balance in agriculture and other employment areas. Land Uses 1. A Township Center consisting of a concentration of commercial, public, semi-public and limited high density residential uses is proposed in the Michigan-Platt Road area. Similar sub-centers are proposed at Ellsworth and State Road and at Ellsworth and Carpenter Road. 2. Major commercial developments would be located (a) along Carpenter Road north of I-94, along Michigan Avenue from Carpenter Road to Platt Road; (b) in the vicinity of State Road at I-94 and Ellsworth Road; (c) on Ellsworth Road at State Road; (d) on Michigan Avenue at the intersection of Moon Road; (e) on the Ann Arbor-Saline Road at 1-94; and (f) on Washtenaw Avenue at Golfside. A total of 1,176 acres of commercial is indicated on the land use plan. 3. Two multi-use areas are proposed; on e north of the airport and one in the vicinity of Michigan and Carpenter Road. Commercial, office research and industrial uses would be permitted in these areas. �-44. Re sidential growth is expected throughout the To .m ship with b;g- h .and moderate density residential developments generally n orth of Textile Road and east of State Road . Some moderate density areas are expected to deve lop on the south side of Textile Road in the vicinity of Michigan and Platt. A total of 11,390 acres of residential development is designated on the land use plan. 5. Industrial uses are anticipated in three major areas: (a) in the vicinity of the airport along State Road from Eisenhower Parkway down to the Penn Central Railroad tracks; (b) on the south side of I-94 to the east and west of Highway 23; and (c) in the southeast part of the Township adjacent to the City of Saline. The industrial acreage would be 1,621 acres with the greater part of this around the airport. Major Thoroughfares 1. Changes in t h e major street system would include: (a) the extension of Stone School Road to the intersection of Michigan Avenue-Warner Road; (b) the realignment of State Road into Moon Road at Michigan Avenue; (c) the extension of Lohr Road to Bemis Road; (d) the realignment of Ellsworth Road in the vicinity of I-94 combined with a proposed interchange at Platt Road and I-94; (e) the extension of Morgan Road from State Road to Maple Road; and (f) the realignment of Textile Road from west of Platt Road across U.S. 23 to Carpenter Road. Major arterials would be as fo l lows: North-South Major Routes East-West Maj o r Routes Maple Road and Ann ArborSaline Road Washtenaw Avenue State-Moon Roads Eisenhower-Waters-Packard Roads Stone School Road E\lsworth Road Platt Road Textile Road Carpenter Road Secondary t wo-lane roads would include Lohr Road, Warner Road, Munger-Golfside, Morgan, Merritt, Bemis and part of Platt Road. 2. The existing Ann Arbor Municip a l Airport would be maintained a s a general utility (Stage One) airport. Bus routes would be on Michigan Avenue, State Road, Platt Road and Carpenter Road. The Ann Arbor railroad should eventually have grade separations with all major arterial routes. �-5Community Facilities 1. A total of 34 major open spaces would be preserved in the plan. Many of these open spaces are wooded or marsh areas that are important elements of the natural environment and should not be urban i zed. Ten neighborhood park facilities are proposed in the plan, many in conjunction with elementary schools. A total of 2,562 acres is proposed in the plan to be set aside as permanent parks and open spa ce. 2. The plan recommends seven additional elementary schools in addition to the existing Carpenter School (not within the Ann Arbor city limits). There would be a total of two new intermediate schools and one new senior high school. 3. The plan recommends the estab lishment of a Township Administrative Center at the intersection of Michigan and Platt Roads which would provide township administrative offices and a new fire station. The existing f ire station at Ellsworth and State Road would be retained and a new fire station would be developed on Ellsworth, just to the east of Carpenter Road. 4. The area north of Textile Road, the intersection of Platt and Michigan, and generally south of the Penn Central Railroad should be served by the Ypsilanti Township water and sewer systems. The area to the north of the Penn Central Railroad, generally east and north of the airport, may be served by either Ann Arbor or Ypsilanti water and sewer systems. Sanitary and water lines could be extended from Ypsilanti Township to serve southern portions of the Township. Also, the City of Saline could provide sanitary and water services to developments in the southwest portion of the Township in the vicinity of Michigan Avenue. �-7- DEVELOPMENT STRATEGIES The planning process involves making decisions between alternatives in various phases of township development. Therefore, it is logical that an overall strategy be established to measure the factors which influence these choices. The Comprehensive Plan is primarily concerned with the preparation of plans for the physical development of the community; however, some studies go beyond this and delve directly into ~conomic, population and environmental problems which supplement the physical plan decisions. This effort may become excessively wide ranging and include all the policies of government, since the plan touches on many of them. Therefore, it is important to establish some rather logical limits for these plan determinations and develop a fairly straightforward and logical strategy for the development of the community. This strategy then serves as a basis for preparing more detailed studies as a part of the Comprehensive Plan for Pittsfield Township. Overall Strategy 1. Pittsfield Township is in the process of changing from a predominantly rural area to a predominantly urbanized community. This change is created by the growth of the Ann Arbor and Ypsilanti urban areas and to a lesser extent, by the growth of the Saline community. It is also influenced by the outward migration of the Detroit metropolitan area into Washtenaw County. These forces have resulted in a rapid increase in land values in Pittsfield Township to the extent that land previously used for agricultural purposes is now assessed at values that are too high to be supported by permanent agricultural activities. Thus, in almost the entire Township, agriculture is a temporary use until the land can be used for urban development purposes. Therefore, one of the principal strategies of the Comprehensive Plan is to provide for the orderly conversion of agricultural and rural land to urban use. 2. The economic growth of the Township should be balanced between residential development and expansion of the industrial and commercial base. Industrial and commercial development is encouraged not only for tax base purposes, but also for employment opportunities for Township residents, and for the convenience of Tov:nship and area consumers. The strategy is intended to prevent the Tovrnship from becoming a bedroom-type community which merely serves the residential needs of adjacent communities. Economic growth is thus considered to be desirable and inevitable within Pittsfield �-8- TownEhip. The Township will attempt to maintain the rate of growth at a level ~hich is reasonable with respect to the capabilities of Pittsfield Township and other governmental units in the area to provide necessary police, fire and utility services. 3. Another principal strategy of tbE p:an is flexibility. This concept is based upon the jdea that major commitments to development patterns, densities, extension of serv::.ces, and various limitations associated with commitments will be made when they are essential. This strategy is followed for two primary reasons: (1) to make certain that choice is available to decision-makers in the future when co:nmitments must be made; and (2) to make certain that enough land is available for urban uses at any particular time to avoid creating monopoly positions for land sellers and the resulting excessive land prices that result =rom such monopoly positions, Therefore, the strategy is to designate, in the General Development Plan, an amount of land to be converted to urban uses that is sufficiently in excess of the amount of land needed to serv~ the exp0cted population. The strategy calls for at leas~.: twice as much acreage designated for urba!.1 development on the plan as will be needed t o provide residential, commercial, open space, industrial and other activities necessary to serve the population projected fo~ that same period. (See Plat:e 1.) The Township will cons10er new proposals for land de velopment in light of possib : e c hanges in the conditions ttat were assumed when the plan was prepared. The Compreher,si,·e Plan will be revised accordingly whef new proposals are found ~o be acceptable within the context of the assumptions and strategies of the plan , or with revisions to ~he plan when changed conditions warrant modif ic ation. 4. h reasonable 1990 population estimate for Pittsfie ld Township is between 32,000 and 32,000 peopl - (accord~ ng to studies ... ade br the Wa!: :: ... enav- County Metr :i::-c... 2.::. tan. Planning Commission and Southeastern Michigan Council of Governments ( SEMCOG). It ~1as also been determined, :.'.:-ir pu!:'poses of the Pittsfield Tov:,~ ship General Development P:::.an, that the estimate cf 39,000 peo;le by 1990 is the most reasonabl~. On the basiE of the ~oregoing strategy that excess land be designated as �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN I URBAN AREA 1975 TO 1990 RURAL AREA~ 1990 ~ " URBAN ~ AREA ~ 1980 TO 1990 « w ........ < _, a. u / BEMIS ir FUTURE URBAN AREA =>L ATE 1 �-10a reserve for choice and for land availability, the General Development Plan should designate an amount of urban land sufficient to serve the needs of 75,000 people. The population that will reside in the agricultural and rural lands of the Township during this period will not be counted in the 1990 population because of the relatively small numbers involved. Population growth of the Township will be monitored periodically through population estimates to check the relationship between the estimates and the projections. At such time as the population estimates appear to be diverging significantly from the projections, the Planning Commission will reevaluate growth and determine whether or not changes in the projections or in the General Development Plan are justified. 5. Urban development will be organized around identity centers. At present, portions of Pittsfield Township relate, in terms of identity, to three significantly different communities - Ann Arbor, Ypsilanti and Saline. These identity relationships will be strengthened in appropriate influence areas by centers of urban development that relate to the dominant community. Remaining portions of the Township which do not relate strongly to the adjacent communities will contain their own identity centers. The purpose of creating identity centers is to strengthen organization of new urban development and to pr event monotonous sprawl so characteristic of older suburban areas. All new urban development will be organized around activity centers to give new development focal points for its organization. (See Plate 2.) 6. Relatively undisturbed na bitats - primarily consisting of marshes along streams and drains, and beech-maple climax forests are located in Pittsfield Township. These areas will be preserved in their natural condition to the maximum extent possible in order to create a sense o~ openness in and around urban developments. Public purchase or permanently dedicated private reservations will be used to preserve such open space. Habitat areas along stre ams and open drains will be made a part of drain corridors as open space and will provide, where feasible, for natural water storage if such storage is compatible with preservation of their natural character. 7. Ava~lable information on soil types and drainage indicate that Pittsfield Township has a number of areas in which the soil and drainage conditions present physical obstacles to urban development. These areas should be developed if they are located strategically and if they are provided properly with measures to overcome their natural deficiencies. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN ANTI NCE A TEXTILE MAJOR IDENTITY AREAS FOR PITTSFIELD \ IDENTITY AREAS PLATE 2 �-12These measures, such as heavy road bases, large storm drains, retention basins and land fill are expensive but essential for sound development in such locations. 8. Densities of development will be determined for various parts of Pittsfield Township so that the desired character and quality of the area are either retained or obtained, whichever applies. Densities so determined will provide appropriate spaces for streets, parks, schools and other public facilities and will be selected so that public facilities are not overloaded. 9. Pittsfield Township will time location and rate of urban development in relation to principal sanitary sewer, storm drainage and water service districts as established by the Township. The Township will permit urban development to occur outside these established urban service districts when development trends indicate clearly that the service district involved is on a sound financial footing for the remainder of its development life, or when the developer can satisfactorily guarantee financial integrity of the service district from which services are to be extended. This strategy is made within the context of strategy flexibility previously identified herein. 10. Urban development will be permitted and concentrated within several development centers at any one time. This will maintain the strategy of flexibility previously discussed and will be made within the context of a reasonable rate of overall growth. 11. Density of development will be limited to the population capacity (including equivalents) of major sanitary sewer and water service districts, storm drainage capacity, street capacity, capacity of schools and recreation areas and a consideration of the "natural" carrying capacity of the lando A single land owner would not get all the assigned population in a given area. 120 The General Development Plan will be used to guide land use decisions and capital improvements of Pittsfield Township. Major proposals for development of land which are contrary to the plan will be considered if conditions justify changes in the plan. Changes could be approved coincident with appropriate amendments to the General Development Plan. 130 Rates of growth desired for Pittsfield Township will be controlled to the extent that the Township has such control, and will be established at a level sufficient to �-13amortize the Township's commitment for public services. The Township will make every effort to control rates of growth within a range that meets this criterion and at a rate which recognizes forces of urban growth which emanate from the Ann Arbor-Ypsilanti-Saline urban areas and the Southeast Michigan region. 14. Pittsfield Township should retain jurisdictional control of all areas of the Township south of I-94 and east of U.S. 23, except for the present corporate area of Saline. Residential Strategy 1. New residential development will be of such density and character to be compatible with existing residences; existing stable and sound residential areas will be p rotected. Where a change in density and/or land use is proposed, the change will be timed so that stability and residential character can be retained for the longest possible time. (See Plate 3.) 2. The Township plan will allow for a variety of housing types so as to satisfy the needs of persons of various interests, occupations, ages, and income levels. A mixture of housing types in larger developments will be encouraged with 40 percent low-density single-family, 20 percent moderate density and 40 percent high density. 3. A high quality of site design and architectural design will be encouraged to create residential areas of lasting value and stability. 4. Areas with severe environmental limitations will be designated for rural agricultural or low density use where topography, soil characteristics and drainage problems preclude intense urban development. 5. High-density residential developments should be limited to areas wih adequate street access, sufficient capacity in public utility systems, appropriate open space areas; and access to public transportation routes. Such developments should properly relate to adjacent land, so that values will not be disrupted. 6. A ~ix of housing types and densities will be provided in the plan to encourage a wide choice of housing among different elements of the population and to reflect local housing market needs as projected. Information available at this time indicates that a reasonable mix of housing densities �CHARTER TOWNSHIP OF PITTSF IELD, MICHIGAN LIMITS OF MODERATE AN LOW DENSITIES 1975 TO 1990 TEXTIL E RURAL AND AGRICULTURAL °' LIMITS OF ----~ LOW DENSITIES ~ 1980 TO 1990 ...< w .... II) j \ BEM IS ir RESIDENTIAL STRATEGY / �-15is in the range of 40 percent low density (single-family detached dwellings); 20 percent in moderate density areas (such as single-family attached, modular housing, townhouses and mobile homes); and the remaining 40 percent in higher density categories (such as townhouses, walk-up apartments, and highrise dwellings). Agricultural Strategy · 1. Since much more land is available for urban use than will be required to serve the expected urban population of 1990, the plan will provide for interim uses and land use patterns which are reasonable in terms of land values and location but which will permit later extension of sanitary sewer and water facilities and other urban services, and development at urban densities. Orderly conversion will be e~phasized so that agricultural uses will be permitted, indeed encouraged, as one interim use during the conversion period. 2. Designation of areas in the General Development Plan for residential uses applies to an ultimate development condition. Such designation will not preclude agricultural activities as interim uses during the period of transition from rural use to urban development. 3. Agricultural activities include uses of land other than for crops, including nurserys, game preserves and wildlife areas, hunting and stables. Commercial Strategy 1. The Township will require compact, unified centers for commerce and services in strategic locations at intersections of major streets and will discourage indiscriminate scattering of these uses along major streets throughout the Township. The Township intends to prevent strip commercial development along major and secondary streets. (See Plate 4.) 2. Existing commercial developments on Carpenter Road and Washtenaw Avenue, at Carpenter and Packard Roads, and at Carpenter and Ellsworth Roads, should be contained within their present general development areas and should not be expanded in a linear fashion along the street on which they front. Existing commercial developments at Carpenter Road and Michigan Avenue should be enlarged somewhat in~o adjacent areas but should not be further extended along Michigan Avenue. New general commercial centers should be located on Michigan Avenue at Platt Road and at State Road, at the Ann Arbor Saline interchange south of I-94, and on the west side of State Road between I-94 and El l sworth Road. �CHARTER TOWNSHIP OF PITTSFIELD, TOWNSHIP ELLSWORTH COMMERCIAL TEXT IL E °' .... z w w ~ .... ....< .,, w BEM IS COMMERCIAL STRATEGY 0 L ATE .d °' < u �-173. Multi and vertical uses (including office and residential) in the commercial areas are anticipated. 4. General commercial developments should be precluded from other areas unless part of an approved development plan for large residential, office or industrial complexes. Commercial centers should contain a combination of retail, office and service uses. 5. Neighborhood commercial service centers, in the range of five to 10 acres, should be provided so as to serve completely urban-residential areas within Pittsfield Township. These centers should be accessible from collector or arterial streets, and by pedestrian/bicycle paths. 6. The General Development Plan will recognize availability of commercial sales and services within adjacent communities, in order to determine necessary coverage of the future residential area within Pittsfield Township. Likewise, the Plan will also recognize existence of residential complexes in adjacent communities which might be served by commercial centers within Pittsfield Township. 7. All freeway interchange areas, where commercial use is considered to be an appropriate use, will be limited to highway service-type commercial uses. Such areas are scarce and the land is too valuable to be used by activities which can locate properly elsewhere. 8. Where commercial parcels are developed individually, vehicular and pedestrian connections will be r e quir9d for adjacent parcels to permit pedestrian and vehicular travel between such properties so as to reduce traffic flow and turning movements on adjacent streets. Office Strategy 1. Office and research parks will be encouraged to create well designed and spacious uses of this type, with landscaping, setbacks, ample parking and good building design. These parks will also be encouraged so as to create employment opportunities within the Township. 2. Office and research parks also will be encouraged so as to create buffer areas between reside n tial, industrial and areas throughout the Township and als o to prevent continuous residential development. �-18Industrial Strategy 1. Future industrial development within Pittsfield Township will be limited to areas that are provided with ad~quate transportation and which can be serviced properly by public utilities or with acceptable on-site sanitary sewage and water systems. Industrial uses will be concentrated within existing and proposed industrial areas and should not be permitted on separate tracts and in isolated locations throughout the Township. (See Plate 5.) 2. Office, research and supporting commercial uses will be permitted within industrial areas. 3. The airport industrial complex, presently developing in the vicinity of State and Ellsworth Roads, will be expanded to include areas north of the airport and in a general corridor along State Road, south to the Penn Central Railroad. Portions of the airport-owned property which are not needed for airport uses will also be considered as possible locations for industrial activities. 4. A second major industrial area will be planned generally to include existing industrial development along Carpenter Road from I-94 south to Michigan Avenue and in a new area bounded by U.S. 23, I-94, Platt Road and Morgan Road. 5. Expansion of industrial uses on the eastern edge of the City of Saline will be incorporated into the Plan. The Plan will recognize the northeastward direction of development of the industrial corridor out of the City of Saline, and the southward development of the State Road industrial corridor. 6. Industrial (commercial) uses are encouraged in Pittsfield Township, not only for tax base potential but also to provide, in appropriate locations, e~ployment opportunities for residents of Pittsfield Township and surrounding communities. Open Space Strategy 1. All areas identified as having important ecological value such as wooded areas, wetlands, natural wildlife habitats, and similar areas will be preserved permanently through public purchase or private reservation for some type of open space use. Such areas will be protected from adverse impacts of adjacent developments and uses by proper location of paved areas and buildings, drainage and similar considerations. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN INDUSTRIAL AND RESEARCH AREAS .. ...... . ... . ....... .. .... .. .. TEXTILE O< w .... ...z w O< ......, < u BEMIS INDUSTRIAL STRATEGY PLATE 5 �-202. In planning and design of development projects, areas must be set aside as common open spaces for passive recreation purposes. 3. A system of Township park and recreational facilities will be continually developed over a period of time at a ratio of one acre of park land for every 100 persons of resident population. Based upon densities, the Plan should include conveniently located neighborhood recreational facilities as well as larger parks which provide more extensive recreational opportunities for the larger community. 4. The Pittsfield Township Park Commission Plan will be incorporated into the Comprehensive Plan to establish a schedule of priorities for recreational space. 5. The Plan establishes a system of open space corridors, linkages and trails throughout Pittsfield Township to interconnect public and semi-public open spaces in the planning area and, at the same time, provide open space areas for wildlife and preservation of significant _ plant communities. 6. The open space system is correlated with the storm drainage stytem to provide natural water storage areas and to utilize natural creek corridors as a means of storing and conveying storm water to appropriate outlets. Community Facilities Strategy 1. Construction of new public buildings will be located with respect to existing public facilities and to intended future identity centers. Where possible, such public buildings and services should be provided within major community centers for convenience of users and employees and in order to strengthen such centers. 2. Additional school facilities ~ill be required to serve the growing population. School sites should be located adjacent to future parks and open spaces. To this end, the Township will work closely with school officials of the Ann Arbor, Saline and Milan school districts in developing schools in relation to other community facilities and population growth. Walkways, trails and bike paths should be provided so children can safely reach neighborhood schools and playgrounds. 3. The Township will encourage continued or similar use, ownership, and operation of existing semi-public and quasipublic open space areas so as to retain their open character and their function of creating breaks in the urban patterno �-22- 2. Major routes with direct alignmen t s f or i nter nal traffic should generally include Carpenter Road, Plat ~ Road, Stone School Road, State Road, Munger-Golfside and Ma p le Road providing north-south routes; and Washtenaw, Packard . El l sworth, Textile, Michigan and Ann Arbor-Sal ine Roads p roviding east-west routes. Wherever possible, the ~e routes shoul d cross I-94 and U.S. 23 to p r ovide maximun: c,pportuni ti e s fo r circulation within the Township. 3. A series of secondary streets should be developed and obtained through d d ication by subdivisions an d planned unit developments. 4. Developers will be required to provide easements for future access to large land areas so they are not "land locked" or restricted to a single me ans of access. 5. The land area of the Ann Arbor Airport should not be expanded and the airport should continue to function as a general aviation airport, with necessary improvements. Develop ment of industrial and residential uses in the vicini ~y of the airport should be designed and controlled to be compatible with flight patterns of the airport. The Township will cooper a te in the pl a nning of the airport and supporting areas with the City o f Ann Arbor so th a t the facility serves loc a l and bus i ness flying needs. 6. The Township wi l l cooperate in the planning of tr a nsit facilitie s as a part of a metropolitan public tra ns p ortation network. Bus routes should be crea ted in the areaE" of t he Towns h ip where densities are sufficien t to support s uc h s e rvice. 7. The existin g railroads s hou: ct be c ontinuec so as to provide rail service t o industries within th e Township. �-214. The Township will plan for the development of an administrative center for the Township which will include a system of fire stations in appropriate locations as well as a Department of Public Works and P0lice facilities. 5. The Township will plan and cooperate ~ith other jurisdictions in the development of sanitary sewer and ·w ater systems within the Huron River, Stoney Creek and Saline River drainage basins. Early priorities should be given to extension of services in the Stoney Creek Basin (Ypsilanti) into the eastern sectors of Pittsfield Township and for extension of the Ann Arbor systems into the northwest and north central portions of the Township. Secondary priorities should be given to extending the Saline systems into the southwest portion of Pittsfield Township and construction of a sanitary sewer trunk and water main from the east into the southern sector of Pittsfield Township. 6. Sanitary sewer and water services are provided on the basis of user or developer financing. Ad valorem taxes are not to be used to f~nance these services. 7. Urban developments are permitted only where public services are available. Sanitary sewer, water and storm sewer services will be considered as having equal importance in opening an area for urban development. 8. Extension of sewer and water services out o:!' a service area will be permitted only after analys::.s shows that such extension will not adversely affect the financial integrity of the sewer and water district. Such extension might require an amendment to the Plan. 9. Private residential, commercial, industrial ~nd semipublic developments must be provided with on-site storm drainage facili~ies adequate to deliver storm water off the site to public facilities and natural stor~1 drainage ways. Transportation Strategy 1. The Plan will establish a network of major and minor streets to serve all sections of the Township. Major routes should b e designed to carry 80 percent of all traffic, with through traffic discouraged fro~ minor streets and residential areas. I-94, U.S. 23 and U.S. 12 primarily serve external traffic origin and destinations and do not materially serve internal movemen~s within the Township. �-23ECONOMY AND POPULATION Urban growth occurs as the economy of an area expands, creating new employment opportunities which attract new population. In a society which is highly mobile, economic growth in one location often generates urban development in neighboring communities. An important part of the planning process is to determine why growth has occurred and the influence this growth has had on the community. Regional Economy Pittsfield Township is part of the more intensely urbanized portion of Washtenaw County, immediately adjacent to · both Ann Arbor and Ypsilanti which are the large economic centers in the County. Proximity to the employment opportunities which exist in Detroit, Ann Arbor and Ypsilanti have contributed to increasing urbanization of the Township. Employment estimates have been prepared by Southeast Michigan Council of Governments (SEMCOG) for five-year intervals through 1990. The SEMCOG Small Area Forecasts for Pittsfield Township include a very small portion of Ypsilanti Township and a small portion of Ann Arbor, as the minor civil divisions established for the projections do not necessarily correspond to existing corporate limits of the various municipalities. The SEMCOG estimate for 1970 total employment in Pittsfield Township was 3,432 persons. Of this number, 24 percent, or 818 persons, were expected to be employed as professionals; 22 percent (754 persons) employed by the retail trade industry; 15 percent (514 persons) in manufacturing; and 12 percent (408 persons) in agricultural industry. These industries were expected to employ 73 percent of the total labor force in 1970. The remaining 27 percent of the labor force was to be employed in utilities; wholesale trade; financial, real estate and insurance; services; and public administration industries. These estimates do not necessarily coinside with Pittsfield Plan estimates; however, they are presented as a basis for discussion. A total employment of 18,210 persons in Pittsfield Township is expected by 1990. This represents an anticipated increase of 430 percent during the period 1970-1990. The 1990 distribution of employment is expected to be: professionals, 26 percent; retail trade, 25 percent; manufacture of automotive equipment, 15 percent; and services , 15 percent. While employment by agricultural industry is forecasted to decrease from 12 percent of the 1970 total employment to six �-24- percent of the 1990 total employment, the actual number of jobs in this classification is expected to increase from 408 persons in 1970 to 1,173 persons in 1990. This employment includes persons engaged in agricultural services, sales, repairs, etc. However, as urbanization continues to move into the rural areas of Pittsfield Township, less land would be devoted to cultivation because of taxes and prohibitive land costs and, therefore, fewer persons would be employed in agricultural activities. Employment estimates are predicated on regional trends and, therefore, provide the greatest accuracy for a regional perspective. To estimate employment accurately for a small area such as Pittsfield Township is extremely difficult and undependable. The local economy may not be as predictable as that of the overall region and the location within Pittsfield Township of one large unexpected industry (as the Ford plant in Saline) can render an employment forecast invalid. Future growth and development in Pittsfield Township will be influenced by many economic generators within the immediate and surrounding area. The University of Michigan in Ann Arbor and surrounding colleges have been and will continue to have a positive effect upon growth of the regional area and on Pittsfield Township. Such factors as the potential for growth and development at the Willow Run Airport, Fairlane and other metropolitan and regional developments will influence the urbanizing corridor through Ypsilanti and Ann Arbor. Within the ~ownship, the Washtenaw County Criminal Justice Center, the Women's Prison and Guidance Center, and the Ann Arbor Airport are institutional activities that wi ll influence growth and development in the ~ownship and certainly the Briarwood Shopping Center will have a very obvious and major impact on future decisions to locate within Pittsfield Township. Population \ Characteristics and distribution of population within a given area affect the type and character of land developed for urban purposes. Population also determines the area required for residential neighborhoods, commercial centers, and the location of school and recreational facilities. The population of Pittsfield Township has increased from 6,043 persons in 1960 to an estimated 12,000 persons in July, 1973 (estimated by SEMCOG). This represents an increase of 99 percent. During the period between April, 1970 and July, 1973, the population growth rate in Pittsfield Township (46.6 percent) was the highest of any municipality �-25within Washtenaw County. ~he population increase for Pittsfield ·rownship can be related to increased employment opportunities within the Ann Arbor-Ypsilanti area and commercial and industrial development that has occurred in the Detroit metropolitan area. According to the 1970 census data, most of the population within Pittsfield Township was located in the northeast portion of the planning area. Approximately 56 percent of the 1970 population of Pittsfield Township was located within the area bounded by Clark Road on the north, Interstate 94 on the south, U.S. Route 23 on the west, and Golf· side Road on the east. This area is the only part of the Township served with both water and sewer facilities. ~· • • I. Population estimates prepared by Washtenaw . County Metropolitan Planning Commission (WCMPC) and SEMCOG indicate steady population growth for . Pittsfield Township through 1990. Estimates developed for WCMPC indicate a total population of 38,800 by 1990. This represents an overall increase of 380 percent from 1970 to 1990. The SEMCOG estimates indicate a total population of 32,483 by 1990 for an overall increase of 302 percent. However, because of the pattern of development in the Ann Arbor-Ypsilanti area, the growth elsewhere in the Detroit metropolitan area and the vast amount of undeveloped land in Pittsfield Township, the population could conceivably be much higher. The WCMPC studies indicate that migration, which is perhaps the most difficult of the three factors to predict, will become the most important influence on the future population growth of Washtenaw County. Because of Pittsfield Township's geographic and economic position within Washtenaw County, the WCMPC findings on factors affecting population will probably prove to be relatively accurate for the future population growth of the Township. Specifically, birth and death rates will decline and in-migration brought about by increased employment opportunities in the Ann Arbor-Ypsilanti area and improved routes of transportation connecting Pittsfield Township with other employment centers in the Detroit metropolitan area will have the greatest effect on the population growth. The p_Ian has a "design population" of about 78,000 which is double the WCMPC projection of 38,800. The plan anticipates 38,800 but designates enough urban land for 75,000 so as to allow a choice to decisionmakers and not create monopoly positions. · The characteristics of the population within Pittsfield Township will gradually change as family size will decline, the percent of elderly population will increase, and family income will be greater. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN + \ LEGEND RESIDENTIAL - PUBLIC AND 56MI-PUBLIC COMMERCIAL INDUSTRIAL :REl/1S!ON DATE WASMTENAW COUNTY METROPOLITAN PLANN!NG COMJ.I ISSION PLATE 6 GENERALIZED LAND USE 1973 ~EVISED BY �-27- LAND USE For many years, the pattern of development in Pittsfield Township was largely determined by topography, surface drainage, the road network, and activities of developers. In recent years, zoning, planning and availability of utilities and services have influenced the location of urban land uses. The Existing Pattern The overall pattern of development in Pittsfield Township is characterized by urbanized areas adjacent to Ann Arbor and Ypsilanti where water and sewer facilities are provided and linear development along roads in the Township. Generally, the intensity of development decreases from the urbanized areas in the northern portion of the Township, southward to Bemis Road. (See Plate 6.) Approximately three-fourths of the planning area is vacant and undeveloped in an urban sense, or is under cultivation. With the exception of the Ann Arbor Municipal Airport, relatively small areas of non-residential development and the scattered rural farm and non-farm residences, almost 90 percent of the land south of Ellsworth Road, north of Bemis Road, west of U.S. 23, and east of Maple Road, is vacant or agricultural land. As the necessar y utilities for urban development become available, the increasing pressure for development of vacant areas will have a substantial effect on the arrangement of land uses in Pittsfield Township. Residential land within the Township is devoted to both single-family and multiple uses. Large lot single-family homes exist throughout the Township. Generally, these uses are located in small subdivisions and along County and Township roads. The development pattern provides little continuity between residential areas as they are scattered throughout the Township. Multiple-family and small lot, singlefamily dwellings (less than one acre in size) are primarily located in the northeast corner of the Township served by sewer and water facilities. As land increases in value and urban services are extended, the Township will experience higher density developments elsewhere in the Township. The predominance of multiple-family construction in recent years is revealed by the following building permit records: �-28- Residential Construction Year 1950 1951 1952 1953 1954 1955 1956 1957 1958 1959 1960 1961 1962 1963 1964 1965 1966 1967 1968 1969 1970 1971 1972 1973 Average 1964-1973 Single-Family 80 125 56 57 7 18 48 65 55 35 23 21 16 50 67 49 55 25 16 23 42 71 92 51 Multiple-Family 12 Total 92 125 56 57 7 18 48 2 10 48 484 568 48 292 202 358 456 338 443 324 65 55 37 23 31 16 98 551 617 103 317 218 381 498 409 535 375 Commercial uses are generally confined to strip development along Carpenter Road, north of Interstate 94; and Washtenaw Avenue, between Carpenter an~ Golfside Roads. Most of these commercial uses are general highway commercial establishments, including automotive-oriented establishments. Meijers and Topps shopping centers are both located on Carpenter Road north of I-94. The Briarwood regional shopping center is located immediately to the north of the Township in Ann Arbor. With the exception of Hoover Ball Bearing Company, which is located on State Road, most industrial uses are located along Carpenter Road, north of Michigan Avenue, and in a small industrial center just south of Interstate 94 at State Road. In addition to manufacturing establishments, there are at least four areas of 10 acres or more where surface mining operations are located. These operations involve �-29- extraction of sand and gravel and it is difficult to determine whether or not they are being used. Because large industrial operations usually require public water and sewer facilities, they have located in or near areas provided with these urban services. Unavailability of such services in most portions of the Township has contributed to the lack of industrial development in these areas. Recent developments in the Township.include the Women's Prison and Men's Guidance Center, Criminal Justice Center, and Clover Lane Farm housing development, parts of which are under construction. Basic Land Use Principles The purpose of the Land Use Plan is to guide future development so that efficient and desirable community patterns result. These include relationships which occur between land use areas and effectiveness of major streets in providing adequate transportation routes throughout the community. Residential Neighborhoods The Township's residential areas should be organized into neighborhood units, wherever possible not interrupted by major streets. The population of each unit will depend on the density, but a range of 2,000 to 5,000 would be the most logical for elementary schools and parks. Neighborhood shopping facilities should not be allowed at major street intersections. Traffic arteries should go around and not through neighborhoods. Commercial Areas There are three general types of commercial areas, largest of which is the regional center, which contain the community's major shopping facilities, professional and governmental offices and public buildings. The second type of commercial use is the community or neighborhood commercial area serving convenience needs of residential areas. Such facilities preferably should be grouped together into shopping centers providing ample parking areas and interfering as little as possible with adjacent residential uses. The third type of commercial use is the general highway commercial area including automotive-oriented establishments such as motels, filling stations, restaurants, etc., catering to both local and transient business. �-30- Industrial Areas Location of transportation facilities such as the railroads and major highways influence industrial locations. Modern industries need large areas for their onelevel operations, for adequate off-street parking, and for future expansion. Many industrial processes have been improved and emission of smoke, gas, dust and noise have been eliminated or greatly reduced, so that they are not as objectionable as they were some years ago. Residential areas should be buffered from industrial uses with green strips, easements and t ree screens wherever possi b le. The Land Use Plan should provide for industrial sites which are adequate in area, have convenient . access and pleasant surroundings. Public and Semi-Public Uses and Park Areas Scenic areas within the community, and par ticularly substantial parts of streams and marshes, should be preserved and enhanced as part of the park system. Such open spaces should be linked along streams and easements and these links provided with walking and bike trails. Neighborhood parks should be developed in conjunction with elementary schools. Public and semi-public uses such as churches, institutions, clubs and golf courses provide the community with necessary open spaces. Land Use Plan Existing land use areas in the Township and adjoining municipalities, topograph y , soils, drainage, access, and the availability of sewer and water serv ices, have been considered in the Land Use Plan. The Plan provides areas for residential, commercial, industrial, public and semi-public, and parks and open space. (See Plate 7.) \ Land use determinations are based upon existing land use, topography, feasibility of providing utilities, access and other factors. This allows the principle of developing generally adjacent to the Ann Arbor and Ypsilanti urbanized sections, with more spacious development in the fringe areas of the Township. Numerous advantages are found in developin g a compact community. These include: less total street and utility mileage resulting in lower maintenance; more efficiency and less expensive provisions for public services such as schools, police and fire protectio n , garbage collection, ci t y facilities , public buildings, institutions and park and recreation areas ma y be developed to serve local needs. ----- �LAND USE PLAN I llllifilD f:: ~ c::J r.cmJ C:Z:21 E I s ~ RURAL-AGRICULTURAL LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL PARKS, PUBLIC & PRIVATE OPEN SPACE PUBLIC AND SEMI - PUBLIC ELEMENTARY SCHOOL INTERMEDIATE HIGH SCHOOL SENIOR HIGH SCHOOL COMMERCIAL OFFICE AND RESEARCH INDUSTRIAL COMMERCIAL, OFFICE RESEARCH, AND INDUSTRIAL MULTI - USES • /, :: PLATE 7 �----.. -33- Residential Uses Residential uses have been divided into four separate categories, each having a different density range: those being (1) rural-agricultural, (2) low density residential, (3) medium density residential, and (4) high density residential. The rural-agricultural areas have been assigned an overall density of zero to one dwelling unit per gross acre. The low density residential areas would have a density of 1.0 to 4.0 dwelling units per acre and wou-d primarily consist of single-family and detached residential units. Lot sizes would range from one acre down to 10,000 square feet. Medium density residential areas have been assigned an overall density range of 4.0 to 8.0 dwelling units per gross acre, and would primarily include singlefamily and some townhouses and mobile homes. High density residential areas have been assigned an overall density range of 8.0 to 15.0 dwelling units per gross acre for higher density townhouses and apartments. Low density residential would be located in four areas: in the northwest sector adjacent to the Ann Arbor-Saline Road and I-94 Interchange; the established single-family areas north of Ellsworth at Golfside; in the area between Morgan and Textile Roads east of State Road; and in the area south of Textile Road east of Platt Road. Medium density residential areas would be located generally in two distinct areas: in the central portion of the Township east of U.S. 23 generally along Morgan and Platt Roads; and in t h e extreme eastern part of the Township along the south side of Michigan Avenue. High density residential uses would be limited to the town center and subcenters and retained in areas where such development is presently occurring. Commercial Uses Commercial uses would be developed in the State-Ellsworth Road area to capitalize on the regional attr a ction of the Briarwood Center, and to provide diversified and convenient services to the community. The Plan includes commercial centers at the Ann Arbor-Saline and In t erstate 94 Interchange and at the U.S. Routes 23 and 12 I n terchange. The commercial area along Carpenter Road north of Interstate 94 would be expanded. Commercial uses wou ld be located along Michigan Avenue at Platt and at State Roads, adjacent to the southwest industrial area, and at Bemis Road and �-34Michigan Avenue. Office and research areas are generally adjacent to commercial areas. Multi-use areas are recommended north of the airport and north of the Michigan and Platt intersection. These multi-use areas could contain combinations of commercial, office, research or industrial. The Plan recognizes the need for neighborhood convenience commercial centers, the locations to be determined as the area urbanizes. Locations for these smaller centers are not shown on the Land Use Plan. Industrial Uses The Plan provides three major industrial areas: the largest along State Road, another south of I-94 along U.S. 23, and a third area on Michigan Avenue adjacent to Saline. All of these industrial areas have excellent highway access and are relatively level sites. The State Road industrial area has direct access from State Road onto the interchange on I-94, as well as into the City of Ann Arbor (potential employees). Proximity to the airport, railroad facilities and commercial facilities should make this industrial area highly competitive with other sites in the Ann Arbor-Ypsilanti area. The U.S. 23 area is actually in two parts - the first being the existing industrial area along Carpenter Road from I-94 to Michigan Avenue, and the second part is the land on the east side of Platt Road south of Ellsworth. This area is low and will require filling and drainage facilities around structures. The proposed interchange at I-94 and Platt Road, along with existing access to Michigan Avenue, provides good transportation. The Saline industrial area i ' in Pittsfield Township on the north side of Michigan Avenue. The Ford plant is a sound anchor for additional growth in this area and rail access is available. Public and Semi-Public Uses Proposed new public and semi-public sites include 15 elementary school sites, four new junior high school sites, and new senior high school sites for Ann Arbor area schools. One new elementary school site has been proposed for Saline area schools. The new Township fire station and proposed �-35- Township Center would be located on the same site at Platt Road and Michigan Avenue. The existing Township Hall would be utilized as a sub-center housing fire fighting equipment and additional administrative offices as needed. The State Women's Prison and Men's Reception Guidance Center are to be located at the intersection of Bemis and Platt Roads. The largest public and semi-public use shown on the Plan is the Ann Arbor Municipal Airport. Parks and Open Space In order to capitalize on natural characteristics within the Township, many areas of environmental concern are proposed to remain as natural open spaces. These sites are unique because of vegetation, wildlife, surface water, soils and geologic features which are found in these areas. Wherever possible, parks and recreation areas should be developed in conjunction with these open space areas. In the more densely populated areas of the Township where open space opportunities do not exist, neighborhood parks should be provided adjacent to school sites. Parks, open spaces and natural areas should be linked along streams or on easements. These open space corridors should then contain hiking, riding and bike trails. Details of the Land Use Plan The Land Use Plan represents the correlation of existing development, development strategies and environmental limitations. The Plan provides a long-range guide for the development of Pittsfield Township, meeting future needs of the community as described in the development strategies. It preserves natural features identified in environmental studies, protects present character and quality of development, and provides a logical basis for location of new facilities which will be needed to serve the design population of 39,000. So as to allow a choice for decisionmakers and to prevent ownership monopolies, the Plan has a density provision for a population of 78,000 or double to actual anticipated population of 39,000. Computations were made to determine the amount of land proposed for each of the eight land use categories. Following is a summary of the acres of land in each of the urban use categories. This does not include land not shown on the map north of I-94 or rural-agricultural areas. �-36- Land Use Classification Acres of Land Low Density Residential 3,969 Medium Density Residential 2,384 High Density Residential 1,045 Public and Semi-Public 1,210 Park and Open Space 2,266 Commercial 887 Industrial 1,255 Office Research 63 Multi-Use 437 The total urban acreage shown on the Plan, excluding those areas of the Township north of I-94 and west of U.S. 23 in Ann Arbor and the corporate area of Saline, amounts to 13,516 acres, or 22 square miles. There is a direct relationship between population and land use. In most communities, there is usually one-third to one-half acre per 100 persons of population used for commercial uses. The proposed plan for Pittsfield provides for a ratio of 2.2 acres of commercial land per 100 persons of the future population of 39,000. However, Pittsfield Township has more in the way of major commercial opportunities than the average community. The four existing and one proposed interchange and proximity of a regional shopping center are all major factors for consideration in locating commercial facilities; and it is anticipated that there will be a demand for the commercial areas shown on the Plan. \ As to industrial land, there is usually one to one and one-half acres of industrial land per 100 persons of population in the average community. The Plan provides for a ratio of 3.2 acres per 100 persons, which is more than adequate and allows a choice for new industries. General accepted standards suggest one acre of park space per 100 persons of population, which would mean a total of 800 acres within Pittsfield Township based upon the design population of the Plan. The provision of nearly 2,700 acres and a higher ratio of about six is due to the need to preserve many natural areas in the Township. Actual park land requirements are estimated at 365 acres. �-37- Residential Densities Based upon previously identified residential density ranges, a specific density (expressed in terms of dwelling units per gross acre) was determined for each residential component of the Plan. (See Plate 8 and Table 1.) Thus, by calculating the number of acres in each component and applying a specific density to each area, the number of dwelling units, population and (because of their relationship to population) school classroom needs and park land requirements can be determined for each residential component. These residential densities, listed in Table 1, are established as the maximum density permitted on any tract of land within the given component. Rural-agricultural areas and areas north of I-94, west of U.S. 23, are not included in the computation in Table 1. A density for each residential component is listed in Table 1. These densities are established for overall planning purposes only. Specific densities for individual tracts of land will be determined by the Planning Commission based on detailed development policies for individual sections of the Township; however, they will be within the range as indicated in Plate 7, Land Use Plan. Components which have been assigned the highest densities are those around town centers or where higher density developments already are developing. Densities assigned to medium density residential components vary considerably within the allowable range of 4.0 to 8.0 dwelling _units per acre. None of the areas shown as rural-agricultural on the plan are served by sanitary sewer facilities. Assigning a very low maximum density to these low density residential components is intended to discourage any type of large-scale subdivision. Extensive development in these areas before 1990 might at some future time preclude extension of necessary urban services into these areas after 1990. The density determines the number of dwelling units that can be constructed on any tract of land. Thus, on a 100-acre tract of land which is in the 4.0 to 8.0 units per acre density range (medium) and an assigned density of 5. 0 dwelling units per gross acre, the total number of dwelling units that would be allowed is 500. (The range is 400 to 800 but 500 is used for calculations in Table 1.) The maximum density does not prescribe or dictate housing type or necessarily lot sizes; the plan intends only to determine the maximum number of dwelling units to be considered. The Planning �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN ·- ··vi J,;.. 11 I \ 13 14 15 + 19 '" 16 -D~;~=~~~====~~d= -~-~-·::'r:\! - •I _+----• - 32- yp.~ •• 33 'r'ORI( TWP i \ REVISION DATE W4 SHTEN" A.W METROPOLI TAN PLATE 8 COU NTY PLAN NING COMM ISSION RESIDENTIAL COMPONENTS RE"VJSE:0 BY 1-- - - - - - - --' .. 1-- - - - - - - --' . _,6, . . -v ·\/ �-39Table 1 POPULATION AND COMMUNITY FACILITIES EQUIVALENTS Residential Component 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 Totals Gross Acreage 220 151 225 233 38 22 222 229 140 373 84 330 172 316 109 276 152 152 210 162 207 260 185 157 163 10 37 33 91 90 129 308 227 1,137 Dwelling Units Population Equivalent 220 453 675 233 304 88 2,664 916 1,680 1,119 168 660 688 1,264 545 552 456 760 1,260 1,944 1,656 2,080 925 942 652 80 148 132 546 450 645 308 227 1 2 137 660 1,359 2,025 699 760 246 7,459 2,565 4,704 3,357 504 1,980 1,926 3,539 1,526 1,656 1,368 2,128 3,528 4,860 4,637 5,824 2,590 2,638 1,826 200 370 330 1,529 1,260 1,806 924 681 3 1 411 26,577 74,875 School Classroom Equivalent(l) Park Land Requirement(l) 4 7 34 3.3 6.0 10.1 3.5 3.7 1.2 3.7 12.8 23.5 16.8 2.5 9.9 9.6 17.6 7.6 8.3 6.4 10.7 17.6 24.3 23.2 29.1 13.0 13.2 9.1 1.0 1.9 1.7 7.8 6.3 9.0 9.2 6.8 34.1 403 364.5 7 10 3 4 1 38 13 24 17 3 10 10 18 8 8 7 11 18 24 23 29 13 13 9 1 2 2 8 6 9 9 Density 1 3 3 1 8 4 12 4 12 3 2 2 4 4 5 2 3 5 6 12 8 8 5 6 4 8 4 4 6 5 5 1 1 1 (l)Based on an actual population of 39,000 rather than the "density population equivalent" of 74,875. �-40Commission and Town Board will make the final decision within the range of 4.0 to 8.0. On the previously mentioned 100-acre tract of land with 500 dwelling units, all units could be located theoretically in one apartment building, they could be constructed as clusters of townhouses, or they could be single-family homes situated on 8,000 square foot lots. The density assigned to this 100-acre tract prescribes a maximum and it, of course, would be possible for the property to be developed at a lower density. Assigning maximum densities to residential components enables the Township to make judgements as to long-range needs for schools, parks, sewer and water facilities, and other public services. The Land Use Plan establishes density ranges for the four residential use categories, three of which are "urban residential". The residential density assigned to each residential component provides a specific single maximum density. Using these densities, future calculations were prepared on dwelling units and population in order to provide an overall indication of total future development by component for the entire Township. Thus, in component number 19, the 210 acres would have a maximum density of 6.0 dwelling units per gross acre. This density would apply to all land within that component. The total area of any parcel is multiplied by the density assigned to that component in which the parcel is located; in this case, 6.0 dwelling units per acre. Thus, on a 100-acre parcel located within component 19, a total of 600 dwelling units would be the maximum permitted. There would be a total of 1,260 dwelling units permitted on the 210 acres that comprise the entire component. This would produce a total population* of 3,528 persons in component number 19. Based on densities established, the maximum urban population which would be accommodated by the plan would be approximately 75,000 (74,875 persans in 26,577 dwelling units). The number of dwelling units by residential category would be as follows: Low Density Medium Density High Density 1,619 units 23,859 units 5,532 units *For densities of 4.0 or more, the household size utilized was 2.5 persons. For densities of less than 4.0, the household size utilized was 3.0 persons. The 1973 average household size was 2.93 persons. �-41A calculated population of 75,000 persons on this basis represents an increase of nearly 66,000 persons over the estimated 1973 population of 12,000 persons (provided by SEMCOG). It should be pointed out that the rural agricultural areas will also have some residential development in addition to the above, but it is not included in the calculation. Rate of Growth During the preparation of the Comprehensive Plan, the Plan Commission and Township Board decide proposals and recommendations to be included in that plan. These recommendations are then subjected to public hearing and citizen input. This "public" decision making ceases to exist, however, when the time comes to implement the plan. The burden of actually transforming proposals and recommendations of the plan into physical reality is left to the activities of land developers and private corporations. Actions of these people will, to some extent, be governed by their assessment of the capability of the market to absorb a specific type of development - whether it is a residential project or shopping center. It is sometimes difficult to determine accurately when and where development is going to occur. What can be done is to prepare projections based on a logical sequence of growth which is in turn based on the plan and certain known factors such as availability of urban services and commitments made by the Township to provide facilities and services. There is a basic policy which should be agreed upon before a sequence of growth can be established. The basic policy is that urban services, sewer and water facilities should be extended on a priority area basis and that efforts to encourage development should be focused in those areas where urban services are available. If a growth policy is not adopted and priority areas not established, the Township faces the problem of a "checker board" pattern of development throughout the Township. By adopting a growth policy and establishing priority areas, the Township can work to fill up the spaces in one area before encouraging development in another. Suggested priority areas for Pittsfield Township are shown on Plate 9. The time period for each priority area should be five years. In other words, within the 1990 plan, there are three five-year plans. Priority area number one includes all areas east of U.S. 23 and along Michigan Avenue that are intended to be urbanized by 1980. This area contains all portions of the Township served by sewer and water facilities. This area is the 1975 to 1980 priority area and includes 446 acres of high-density residential, 1,645 acres of �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN __j-~:; 2 B ., --;-' BY '1985 """"""'"' ; \--.i~ 1 BY 1980 1 3A ! L ~~ +2A ' BY 1990 _____. .----· I•, .. ,,1., 111 "' it? ;,,,. ... .r.-_:, 1 + BY 1985 J -~- + + 3B BY 1990 V.ASHTENAW COUtlT'r' ~ETROPOllTAN PLANN ING COMMlS:SIO N PLATE 9 PRIORITY AREAS 1975-1990 . . A. - - - - - - - - - ----i . v ·- �-43medium-density residential, 391 acres of commercial, 90 acres of public and semi-public, and 226 acres of industrial. Priority area number two is in two separate parts of the Township. Area 2A includes all areas intended to be urbanized by 1985 and would be served by se~er and water facilities from the Ypsilanti Township system. Area 2B includes the northwest corner of the Township. Priority area number three includes the central portion of the Township. This is the 1985 to 1990 priority area. It must be recognized that Pittsfield Township may develop at a faster rate; thus, the 1990 level of development may occur before 1990. The plan is flexible and the 2010 proposals would be initiated sooner. Land Use and the Municipal Airport The Land Use Plan for Pittsfield Township supports continued use of the Ann Arbor Municipal Airport as a general aviation facility. If the airport remains as a general aviation facility, land uses indicated on the plan are realistic. If the Master Plan for the airport concludes that the facility should cease operation as an airport, the land will probably be subject to redevelopment in some combination of uses. An appropriate alternative use of the airport property would include combination of industrial and low-density residential uses. The flatness of the land is well suited to requirements of modern industrial facilities. Industrial uses could be located on the eastern portion of the property along State Road. Low-density residential uses could be developed on the western one-half of the airport property adjacent to other proposed low-density residential areas. As the City of Ann Arbor owns the airport property, there would be a unique opportunity to provide an adequate buffer between residential and industrial areas which could also be used for recreational purposes. If a redevelopment of the airport is proposed, the Township should re-evaluate amounts of industrial land and level of community facilities included in the 1990 plan. If the Master Plan for the airport concludes that the facility should be expanded and level of service increased to accommodate scheduled commercial flights, the Township will oppose such a proposal. Serious consideration would have to be given to the fact that such a proposal would necessitate large expanses of vacant land beneath the approach zones to the airport. Here again, a careful review of the land use proposals included in the 1990 plan would have to be undertaken. Land Use and the Guidance Center Planning around a maximum security institution, such as the proposed Reception Guidance Center and Women's Prison, is �-44- dependent upon the design of the particular facilities and proper buffer areas. Generally, to successfully incorporate such facilities into an area, a large amount of open space should be reserved around the perimeter of the site. The site in Pittsfield Township is not of a sufficient size to provide buffers on the site. Experience has shown that a substantial open space, or physical barrier such as a river, or an expressway, tend to minimize the effect on land uses opposite the prison, and good quality development will occur. U.S. Route 23 provides that type of barrier on the east side of the prison site. The Township should encourage the State of Michigan to acquire the narrow land area that remains between U.S. Route 23 and the prison site. Township Center and Identity The concept of the Township Center is to create a concentration of public and private uses that all together form an "urban center" that is easily identifiable and recognized as the focal point of Pittsfield Township. Such an area needs the following characteristics t0 be successful; (1) There should be a significant number of supporting uses, including semi-public uses such as churches, lodges and the like, a governmental office such as the Town Administrative Center and fire station facilities, as well as a concentration of residential uses. (2) There should be a substantial commercial area. The commercial facilities should include a shopping center, service establishments, a bank and offices. (3) The Township Center should be well served by major streets and highways whi~h provide easy access to this area from all sections of Pittsfield Township and even the surrounding urbanized areas. (4) There should be an adequate and convenient internal circulation system that is not entirely dependent upon the major routes, as well as sufficient offstreet parking facilities within the area. Also, the area would be stronger if public transportation facilities are available. The location recommended for the Township Center is along Michigan Avenue in the vicinity of U.S. Highway 23 and Platt Road. This site offers the greatest potential within the Township for development of a modern compact center. (See Plate 10.) �MORGAN =====::.::.::.-=.-.--_-_-_-_-_-_-_-_-_-_, ,-.--_-_-_-_- ---=. "'T"-_ -_ -_ - r LOW DENSl~Y ~ RE SI DEN Tl Al 1 ROAD ~====:;:::====::;:===:::;;::=====::;:======:::) r-_J 0 I <{ MEDIYM 0 a:: DENSITY I ~7.'.J.-::-¼·.L 3 __ J _J ·. --rRE~IDENTIAL § .. II I ... ELEMENTARY: ·: .... : Q.. . · SCHOOL • · · • ·• . . . ......... . .. ~~THWAY . •• . • ' . ' • WILDLIFE •. · . : . . . , .. ' ·..•.. STUDY AREA · · • ·. _i_:S TE M ·.'Ir~...:.:_[;.:.~-~ : ~ • I ••• ·f.::t . ,... • I •• • · u·. EXIST. . ·,.. ·. SINGLE ';· .':. FAMILY .- ~,• .--· · --, ...· . - - - -~-L...... --. ,--, •,_, .· . --,1:::= - . ~AT~~AYS . • ..,... ~ :{ M N i J: <-' J: V') ::> 0 <{ 0 a:: a:: UJ ~ z UJ a.. a::: <{ u 1 . . HIGH DENSI RESID .. .. . . : FOREST . · ·PRESERVE · .. . . . . . . .. . .. ·. .:. G°a~~i~iL] ~~~~E~ .'. ·/.":: . ·, . . L·_: __;:~~7Jtr::)( /1:/1 1 I AGRICULTURE --7 AGRICULTURE 11 1 11/ I 1/t('' i-_,/1/ - - I/ io/i'L. T J.--" . I\ rI ~ I PUBLIC OPEN SPACE \ ,J --- I _L a:: M N ~ ~ Q.. LOW DENSITY RES I DENT I AL MERRITT PITTSFIELD TOWN CENTER PLATE 10 - -- -- -- - �-46- Within the Township Center, there should be located a variety of governmental and public and semi-public buildings, including the Township Hall which could house all of the Township administrative functions, the new fire station, major police facilities, a library, and even county and state branch offices. Churches and facilities for various quasi-public organizations should also be encouraged. This combination of commercial, governmental and semi-public uses could be referred to as the Pittsfield Plaza area. The proposed Township Center would include lands in a corridor along the north and south side of Michigan Avenue from a point east of Carpenter Road extending westerly to the proposed new interchange of Textile Road and Michigan Avenue. The Center would include a variety of commercial uses including general retail and service oriented establishments. With the anticipated population growth within Pittsfield Township, it is logical that another major shopping facility could be supported. Such a facility containing 200,000 square feet might include what are described as junior department stores, a supermarket, a large home improvement center, and supporting retail and service uses. The Center should also contain recreational and amusement oriented uses which will generate activity in the area after normal store hours and on weekends. Such uses might include a theater and an entertainment arcade. A bank facility would also be highly desirable. In order to stimulate support for commercial and semipublic functions and overall use of the Township Center, medium and high density areas are proposed around the core of the area. The area should be zoned for high-density residential, with densities ranging from 8 to 15 dwelling units per gross acre. No more than 10 percent of the commercially zoned area of a town cen~er area should be used for densities over 15 units per acre. This would allow for high- density high-rise residential structures with the commercial areas. The Center should include adequate facilities to accommodate those persons who will be using the proposed public transportation on Michigan Avenue. There should be several transit stations along Michigan Avenue within the Center where riders can wait for buses. These stations need not be more than attractive and well lighted shelters that offer a reasonable degree of comfort to waiting passengers. �-47- In order for the Center to be a success, it will have to be accessible and convenient for pedestrians. Wherever possible, vehicular and pedestrian traffic routes should be separated. Keeping the points of conflict between these two types of traffic at a minimum will enhance movement of both. This could be accomplished by establishing pedestrian walkways under roads at key locations from various residential areas into the center of the commercial area. Concentrating parking for the Center in strategic locations will allow persons to move conveniently within the Center, rather than driving from store to store or point to point within the Center. The Ellsworth-State Road Subcenter One present identity area in Pittsfield Township is the use at the intersection of Ellsworth and State Road, primarily centering upon the Township Administrative Building. Existing and proposed commercial uses in this area, Research Park, and the Township fire station and park site provide an excellent nucleus for what should be a strong subcenter for the Township. The plan proposes that the present Township property be retained as a fire station, park and possible public works headquarters. The Ann Arbor airport and existing and proposed industrial uses along State Road to Morgan Road would also contribute to the strength of this subcenter. Consideration should be given to development of a Pittsfield Industrial Park in areas on the east side of State Road between Morgan Road and Ellsworth Road. This tract of land is contiguous to the Ann Arbor railroad tracks and contains nearly 200 acres of undeveloped land. Appearance of the area could be improved by a larger setback of industrial buildings along State Road, proper landscaping, screened storage and loading and other amenities. A loop road system could be developed from State Road on the north extending east and south to Morgan Road. A similar industrial loop could be developed on the west side of State Road. An extension of Industrial Drive from Ellsworth south to Morgan is also proposed. Carpenter Road-Ellsworth Road Subcenter A second subcenter is proposed at the intersection of Carpenter Road and Ellsworth Road. This subcenter would �-48incorporate the existing shopping center, Montibeller Park, and the proposed fire station. New commercial uses and high-density residential developments could create a major center in this general location. An elderly housing highrise structure is now under consideration at the north end of the shopping center. The Ann Arbor Transit Authority has located their facilities in on the west side of Carpenter Road, which contributes to the concept of a sub-center. Another method of increasing residential densities within the sub-center, without increasing the overall holding capacity of the Township, would be to use the procedure of transfer of development rights. Thus, for example, a developer of land within the sub-center could obtain properties on the south side of Morgan Road and east of the proposed Stone School Road. The developer could set these areas aside for the proposed open space and school and take the density from this area and transfer it to the Ellsworth Road site. At the same time, the developer might dedicate the right-of-way for the extension of Stone School Road southerly to Textile Road and Michigan Avenue. This would increase the density over the eight to 15 units per acre. No more than 10 percent of the commercially zoned area of the town sub-center should be used for densities over 15 units per acre. Combination of high-rise residential structures, the existing shopping center with expanded commercial facilities at the intersection, and Montibeller Park should all create a very attractive and exciting sub-center in this location. 2010 Land Use Recommendations General recommendations for land use between 1990 and 2010 include the expansion of industrial uses along the railroad corridor connecting the i~dustrial area along State Road and the industrial area adjacent to the Ford plant in Saline. The commercial area at the intersection of State Road and Michigan Avenue would be enlarged as would the commercial area in the extreme southwest corner of the Township. Provisions for additional high-density residential should be included in considering land use after 1990. Generally, these additional high-density residential areas should be located in close proximity to the Township Center �-49- and the commercial area at State Road and Michigan Avenue. Medium-density residential uses would extend south along the U.S. 23 corridor and along Michigan Avenue. �-51TRANSPORTATION FACILITIES The street and highway net~ork is one of the most critical elements of the physical structure of a community, as residents depend heavily upon a sound street network to provide for efficient use of the area. Lack of sufficient laneage and traffic control leads to congestion and delay, which in turn reduces the viability and desirability of a communit y . With the significant growth anticipated in the Township, a street and highway system should be planned that: (1) is adequate for present needs, (2) would accommodate future requirements of the planning area, and (3) would be a part of the regional highway network. It is important that the system be planned so that rights-of-way are obtained well in advance of area development, and that construction and financing take place in advance of actual needs to avoid undue congestion and inefficiency over a long period of time. In many suburban communities throughout the country, provided street and highway capacity has lagged far behind demand. Experience has shown that the best way to accommodate traffic within a community is to concentrate a majority of the movements on a relatively few direct and strategically well located major thoroughfares. Traffic and circulation within residential areas is then directed to secondary arterials which provide reasonably direct access to major arteri als . The remaining minor streets can then be improved with relatively narrow, less expensive pavements which can be more indirect in alignment - designed only to serve adjoining property. On such a system of major thoroughfares, traffic control is easier, movement is relatively continuous, and the bulk of the traffic is routed to the major thoroughfares. Residential streets, then, are quieter, safer, and more private. Under these conditions, the street system as a whole is less expensive to develop and maintain. Existing Street and Highway Facilities The planning area is served by several major thoroughfares: U.S. Route 23, Carpenter and State Roads, which traverse the Township in a north-south direction; U.S. Route 12, which passes through the Township on a northeast-southwest alignment; and Interstate 94 which traverses the Township in an east-west direction. Parkard and Washtenaw also provide important east-west service in the northeast section. One major problem of the existing thoroughfare system is the lack of improved major streets. The surfaced County �-52- roads are State-Moon, Carpenter, portions of Ellsworth, Textile, Ann Arbor-Saline, Packard Road, Washtenaw, Clark and Golfside. Other problems include physical barriers created by the limited-access characteristics of Interstate 94 and U.S. Route 23 which restrict options for location of future thoroughfares. An equally important problem is lack of grade separations where major thoroughfares intersect railroads. Grade separations and bridges are extremely costly improvements which will have to be considered in the planning program. Traffic Flow Major traffic movements in Pittsfield Township occur on thoroughfares which connect the planning area with commerce and employment centers elsewhere in the region. Interstate 94 and U.S. Routes 12 and 23 are the principal thoroughfares for movement to and from the planning area. Washtenaw and Packard pass through the Township with high volumes of through traffic. The other thoroughfares in the planning area carry much lower traffic volumes and are utilized primarily for movement within the planning area. (See Plate 11.) Ann Arbor-Ypsilanti Urban Area Transportation Study A comprehensive transportation study is currently being prepared for the Ann Arbor-Ypsilanti urban area. All of Pittsfield Township is located within the planning area for this study. The transportation study is, at this writing, still in a very preliminary stage. As information becomes available from this study, it will be incorporated into the Township planning program. SEMCCXi 1990 Transportation Plan \ SEMCOG prepared the highway ·network for the 1990 Transportation Plan in July, 1973. The Plan makes no proposals for any new major thoroughfares in Pittsfield Township. However, some of the existing major thoroughfares are recommended for improvement to a higher level of service roadway. Transportation Plan The Transportation Plan, as an element of the Comprehensive Plan, is concerned with designating locations for major streets and identifying general location of new routes required to serve the future population and development of the planning area. There are a number of major streets, highways, �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN ,.." I -½ ,) e:----('· + / + • .i.. "'7 =-'-~=--~ .&. YORI( r wP AVERAGE DAILY TRAFFIC VOLUMES WASHTENAW COUNTY METROPOLI TAN PLANN ING COMMISS ION TRAFFIC VOLUMES 1973 I - - -- - -1· A . v - - - - --1 ..... PLATE 11 �-54and rural roads in existence at the present time that basically provide a sound network for the future. The Comprehensive Plan, then, designates locations where new rights-of-way are required to complete the network, incorporating previous and future plans for the regional highway network. (See Plate 12.) Expressways 'l\vo expressways, Interstate 94 and U.S. Route 23, presently serve the Township. No plans to alter these routes have been included in the Plan. Major Arterials A system of major arterial routes is proposed, using the existing pattern of roads to the greatest extent possible. The major arterials are intended to accommodate a capacity in excess of 10,000 vehicles in 24 hours. This would require increasing the capacity with improvements such as widenings, traffic controls or the like. Rights-of-way should be established in accordance with the Inter-County Highway Commission recommendations. Ellsworth Road. As a major east-west thoroughfare, Ellsworth Road would serve as a major arterial for its entire length through the Township. A realignment across I-94 is essential if this route is to be an arterial. This improvement is a priority item and is necessary to accommodate additional traffic that will be generated by current developments in this area. Textile Road. This road should be an improved arterial for its entire length within the Township. Construction of a separate Textile crossing of U.S. 23 is proposed in the Plan. As such, Textile would funcfion, with Ellsworth, as a major east-west arterial within the developing areas of the Township. Michigan Avenue. Continuing development of Michigan Avenue (U.S. Route 12) emanating from the Detroit area, clearly dictates that the segment through Pittsfield Township will have to be improved. Further, while there are other major arteries that require four major lanes, the design for Michigan Avenue will be for greater volumes of traffic - much of which will be operating at higher speeds due to the through nature of some of the vehicular trips along this route. This indicates the need for such improvements as additional lanes, a median, or turning lanes at intersections. �H ' " !i 120 -.. TRANSPORTATION PLAN i L. __ 1_ .:,---- \l. ~!! t -- PROPOSED EXISTING 0 120 EXPRESSWAY MAJOR ARTERIAL SECONDARY ARTERIAL INTERCHANGE RECOMMENDED RIGHT - OF - WAY WIDTH IN FEET ..... ,-) ,_,, 0 !:l j. w 18 .J Q. 0. l,. ... ,. <( 16 7 t l; GI 0 "' 0 0 .:D g ..,lll "'... 14 "' w z 0 i5 I- C> V, 120 MORGAN -------------Rous DPAtN "'I 0 .J 24 20 "' g :i: 0 N 120 TEXTILE 120 ROAD TEXTILE 0 '\) ll 0 < 0 "' c:::= 25 26 "' w "'z ::, w z :, <( "'u MBRA1' 1l" T 0 "" w Iz w ... 0 "' < ~ u 35 34 ... ...~ ROAD eEMIS _. , r :. il 36 -· ~ 120 f,f I_ _ "" I__ PLATE 12 �-57- Washtenaw Avenue. This major arterial serves a vital function in providing for east-west traffic movements in the corridor between Ann Arbor and Ypsilanti. Only a onemile segment of this route is located within the Township planning area, and the route has already been constructed to four moving lanes. No further improvements of this route are envisioned. Waters-Packard Roads. As with Washtenaw Avenue, only a mile of this route is located within the Township planning area. With the completion of the Eisenhower Parkway, connecting Waters and Packard Roads, this route will provide for major east-west traffic movements north of I-94, again, primarily within the Ann Arbor city limits. Carpenter Road. Carpenter Road carries the heaviest volume of traffic of all major north-south thoroughfares within the Township - with, of course, the exception of U.S. 23. As the Township develops, Carpenter Road will serve as the major north-south route for internal traffic movements within the eastern portion of the Township, therefore, laneage or intersection improvements will be required. Platt Road. At the present time, Platt Road carries relatively low volumes of traffic, is unimproved, and has very little physical development. The potential for this road, however, is quite substantial. It should be an improved arterial for its entire length in the Township and an interchange constructed at I-94. This would accommodate proposed industrial and office-research areas along its eastern side, provide internal north-south travel, and serv e the prison facilities at Bemis Road. Stone School Road. This route would require a new rightof-way in the Major Thoroughfare Plan. The plan proposes that this road be improved to a four-lane major thoroughfare from Packard Road in Ann Arbor south to Michigan Avenue. This proposal includes the extension of Stone School Road from its present terminus at Morgan Road and a new right-of-way to Michigan Avenue - a distance of about 1½ miles. State-Moon Roads. This is one of three highways that has an interchange with I-94 within the Township. The plan proposes that State Road be improved as a major arterial for its entire length through the Township. This will require a realignment at Michigan Avenue into Moon Road which extends south of Michigan Avenue. This route provides a direct connection to Briarwood and to the University. Maple Road. Maple Road should be improved from the Ann Arbor-Saline Road south to Mjchigan Avenue. An increase in laneage may be required toward the end of the planning period. �- 58- Ann Arbor-Saline Road. This route has only a very limited lineal distance through the Township area; however, it does provide the major north-south connection to Saline and Milan. As such, it should be improved as an arterial. Secondary Arterials Secondary arterials are required to collect and distribute traffic within large or intensely developed areas. They are utilized primarily for internal trips within the planning area, as well as carrying local traffic to and from the major arterials. Secondary arterials are intended to usually accommodate two lanes of traffic. Those roads which have been designated as secondary arterials include portions of Morgan, Merritt, Bemis, Munger, Golfside, Warner and Lohr Roads. Bemis extends along the entire south edge of the Township and provides the only link (other than Textile Road) to areas in Ypsilanti Township south of Ford Lake. Morgan Road would be extended to Maple Road and Lohr Road to Bemis. Airport Facilities The Ann Arbor Municipal Airport, situated in the northwest portion of the Township, provides a significant transportation resource for the Township and, in turn, has a direct impact on future development of the planning area. As previously state d, the Comprehensive Plan for Pittsfield Township supports continued use of this facility as a general utility airport. The plan discourages any change in the function of the airport. A need has been established for additional NAVAIDS and resurfacing and realignment of the crosswind runway. Pittsfield Township believes that these improvements will allow for significant increase in operating capacity to meet the needs of a General Utility (Stage One) Airport. The main runwa y should be improved but should not be extended beyond its present 3,500-foot length. Pittsfield Township's opinion is that these improvements will increase the airport's capacity to a point well within the range of demand projected by the study for 1995. Use of this facility for commercially scheduled flights, or for large jet aircraft, would be in direct opposition to the Comprehensive Plan for Pittsfield Township, as stated in the development strategies. Railroad Facilities Pittsfield Township is served presently by two railroads - the Ann Arbor Railroad and a spur line of the Penn Central Railroad. The Comprehensive Plan anticipates increased use of these facilities as large industrial areas as �-59- the central and southwestern portions of the Township begin to develop. The plan recommends that grade separations be constructed wherever a railroad intersects a major arterial, except on the Penn Central line from the Ann Arbor track to Saline, as it accommodates only one train per day. Transit Facilities The Comprehensive Plan proposes that there be fixed schedule bus service connecting major economic centers in the metropolitan area. Specifically, bus routes should be located along Michigan Avenue, State Road, Platt Road and Carpenter Road. The Michigan Avenue route could serve as a segment in a future system linking Saline and Ypsilanti. The Platt Road route could be extended on a regional basis to link Ann Arbor and Milan. The State Road route is essential to provide access to the Briarwood Center. Preliminary alternatives developed thus far in the Ann Arbor-Ypsilanti Urban Area Transportation Study indicate that the only transit facilities being considered for Pittsfield Township are surface route bus services. The most recent alternatives indicate only three thoroughfares in Pittsfield Township have been considered for bus routes: Michigan Avenue, State Road and Platt Road. In all cases, proposed bus routes would provide access to the regional rail facility in Ann Arbor and connections with Ann Arbor Transportation Authority facilities. No mention has been made of any fixed route transit facilities serving Pittsfield Township in the urban area plans. �-61COMMUNITY FACILITIES Community facilities, such as parks, schools, public buildings and utilities, are integral parts of the physical structure of every community. The y have a very definite influence on the community's appearance and livability providing not only essential educational, recreational and other public services, but also essential open spaces arid often serving as focal points for community activities of all kinds. Availability and adequacy of various public facilities are definite measures of the quality and desirability of a community. Because much of Pittsfield Township has retained a nonurban character, provision of a full range of community facilities has not been necessary in much of the Township. However, as the community is faced with significant population growth, it will be more difficult to maintain a quality environment with a large population. It is, therefore, essential to prepare long-range plans for such facilities and to begin construction during the years of growth. Parks and Recreation In any community, public, semi-public, private parks, and open spaces serve a threefold purpose: they provide facilities for outdoor recreation, they enable historic and scenic values in the community to be preserved, and they offer the opportunity to preserve natural areas within an urban settlement. The first of these purposes is the most widely accepted, as all types of people of all ages have different recreational demands. The second and third purposes of scenic value and natural preservation are only recently becoming recognized as valid public land use activities. The plan for Pittsfield Township proposes retention of unique habitats: including marshes and mature forests. These lands could logically become part of the park and recreation system. Elements of a Park System Following is a brief discussion of four main types of parks that comprise the modern system, together with recreational areas of special significance. Small Parks. Small parks of two acres or less can be valuable assets in a heavily populated area, such as high density residential areas. Such areas may p r ovide some space for active recreation, but serve mainly an ornamental function. �-62- The number of small ornamental parks should be relatively low, since their value is in their location and appearance rather than in use, and maintenance cost is high. Such parks are often developed and maintained privately. Neighborhood Parks. The neighborhood park is an area for passive and active recreation for all ages. Because these parks serve roughly the same area as the elementary school, they should adjoin and be coordinated with school property. This neighborhood "park-school" should comprise 25 to 50 acres and provide facilities for all season indoor and outdoor education and recreation activities. By using both school building and the park area year-round, better play facilities can be provided for school children and, at the same time, recreational opportunities that are of interest to the entire neighborhood can be offered. Playfields and Community Parks. With increasing interest in competitive games and sports, there is a growing need for playfields where practically the entire area can be utilized intensely for competitive games. Where possible, these should adjoin high school grounds but, in some instances, they can be located in a separate portion of a neighborhood or a large park. Adequate parking and spectator seating must be provided to accommodate active and passive users who may travel considerable distances to these areas. Such athletic fields, fully developed with all types of facilities, should occupy 20 to 40 acres. Large Parks. In addition to the three types of facilities mentioned above, there is a need for large parks which serve the entire area. These areas are selected normally because of their physical advantages, and occupy 100 acres or more. Locations on rivers are especially desirable as are areas containing rugged topography and heavily wooded sections. Although some large parks might\be improved with public golf courses and other facilities for active recreation, the major part of the area should be maintained in its natural state to afford opportunities for picnicking, walking, riding, boating and various types of passive recreation. Natural Habitats. Significant wetlands, wildlife habitats, breeding areas, migratory wildlife areas, areas necessary to protect above sites from encroachment, marshes, wooded areas, and other undeveloped natural areas deemed irreplaceable if destroyed or devoted to intense use should be identified in the plan and preserved. Other Park Possibilities. There are several important types of recreational areas in addition to those described above. Among these are parkways where vehicular traffic is �-63usually restricted to passenger vehicles, and which afford access to some feature of exceptional scenic merit. The Outdoor Recreation Resources Review Commission (the Laurance Rockefeller Committee), in its report to the President dated July 31, 1962, reported that pleasure driving was the most popular of all recreational activities. Other activities that rated high in the report were overnight camping, hiking and the like. These activities should be provided in large outlying forest preserves and other larger facilities. They are usually the responsibility of state or county agencies, rather than by municipalities. Parks may also be established to protect important drainage courses from building encroachment and to preserve wooded or rugged areas as belts of permanent open space. These park strips provide haven for wildlife, require only minimum maintenance, and offer a pleasant contrast in the urban scene. Area Standards Accepted minimum park standards call for one acre of park land for each 100 persons on an areawide basis. Approximately one-half of this should consist of local or neighborhood parks with the remainder in large parks. Other "rules of thumb" call for the 10 percent of suburban area to be set aside for parks or open space. To this requirement, there is frequently added an additional one acre of park in outlying areas for each 100 persons. These areas should be selected for their scenic value and require less intensive development than the usual urban park. Existing Facilities At present, there are two publicly owned and operated recreation facilities within the Township. l\1ontibeller Park on Ellsworth Road has recently been improved and the park immediately adjacent to the Township Hall has improvements and is extensively used. Based upon the maximum densities recommended for each residential component, dwelling unit and population equivalents were calculated. These population equivalents were used to develop community facility equivalents for each subcomponent. Park land requirements (PLR) and school classroom equivalents (SCE) were computed for each component within the entire planning area. These equivalents are summarized in Table 1. �-64Park Plans The park land requirement for each component was based upon an estimated need of one acre of park for each 100 persons of population. A desirable ratio for distribution of total acreage would be approximately 50 percent of this requirement to be met in large park facilities, with the remaining 50 percent in nei g hborhood park facilities. Wherever possible, neighborhood park facilities would be accommodated in adjacent large parks or in combined school-park facilities. In many places, it would be necessary to combine park requirements since the area required is not large enough to support the necessary range of recreation activities. The pattern also may be modified since natural and ma n -made barriers such as streams and highways may .affect the service areas. (See Plate 13.) Although the accepted standard for park land is one acre for each 100 persons of population, the plan proposes enough park and open space land to increase that ratio to 2.8 acres per 100 persons in Pittsfield Township. Reasons for including this large amount of open space are directly related to the number and quality of prime natural areas in Pittsfield Towns hip. All open space areas designated on the plan were identified as va luable natural areas during the ecological evaluation of the Township. All of these open space areas should be cons e rved. Communities do not terminate their efforts to protect or acquire unique natural areas just because the national standard of open space related to population has been achieved. If the location is a valuable natural area, the Township should endeavor to conserve it. Once these natural areas are gone, they are not likely to be recreated ever again in Pittsfield Township. It is emphasized all proposals for open space must either be purchased for public use or maintained as a part of a private development. \ Specific recommendations for park and recreation facilities are: Northeast Urban Residential Area (north of I-94; east of U.S. 23). The major open space proposed in this area would be located north of Ellsworth Road along a tributary of Paint Creek. This area of approximately 130 acres includes Montibeller Park. Proposed parks and open space in these components total slightly over 150 acres. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN .... 17:\ -.:::,;J Q v· ANN ARBOR .,c• PUBLIC SCHOOL DISTRICT t .J MILAN AREA SCHOOL DISTRICT ... U iSTING ~ @ r~ 1N1 fi,,.·,;ta . ,_0,0UO PARKS AND OPEN SPACE ~ ELEMENTARY SCHOOL @ INTERMEDIATE HIGH SCHOOL t. -,: 1 ::;-.1 SENIOR HIGH SCHOOL t:-.-:s,:,:..J TOWNSHIP CENTER f,:-,,c .,.J FIRE STATION k:,,,.:-:,·j OTHER PUBLIC USE !.:-·:: ...,1 ~[VI$.,:)!, r:.c.·r WASHTENAW METROPOI.ITAN COUNTY PLANNING COM~ S'i1ot1 COMMUNITY FACILITIES PLAN PLATE 13 �-66Southeast Urban Residential Area (south of I-94; east of U.S. 23). The major open space in this area is the existing commercial golf course between Crane and Munger Roads. A community facility could be about 60 acres in size and could be developed for complementary recreation uses. Three neighborhood parks of 10 acres each are also proposed. Proposed parks and open space in these components total 90 acres. South Central Urban Residential Area (south of I-94; between U.S. 23 and the Ann Arbor Municipal Airport). Because considerable new urban growth is planned for these components, a number of park and open space sites are proposed in this area. Prime natural areas occur along Thomas Road and three sites, totaling 350 acres, are proposed as natural preserves. Another large natural area is proposed along Ellsworth Road; approximately 135 acres of this area is located in Pittsfield Township, with an equal acreage being located in Ann Arbor. The Ann Arbor landfill will be converted to a recreational area as per existing agreements. Smaller areas of natural significance are located west of Stone School Road and Morton Road, and south of Textile Road. These areas would also serve as local parks. Two neighborhood parks of 10 acres each are proposed to serve the residential areas along Platt Road. The proposed parks and open space in these components total approximately 725 acres. Northwest Urban Residential Area (south of I-94: west of Lohr Road). Two neighborhood parks are proposed for this relatively small residential area and would be located as part of park-school sites. The proposed parks in these components total 20 acres. Non-Urban Residential Area (generally west of State and south of Textile Road)o Because only limited residential development is proposed for these components, no intensive recreation facilities are proposed. Ho~ever, this broad band of non-urban development contains some of the most valuable natural assets in the Township; the plan proposes retention of substantial areas as permanent open space. The total of 1,370 acres includes wetland habitats with streams, ponds and marshes; mature oak-hickory for e st areas and upland brush; and a variety of wildlife habitats. The largest proposed natural areas are south of U.S. 12 along Fosdick Road and south of Merritt Roa~. These are the areas least disturbed by ·urban development or agricultural activities. �-67Public Schools The location, size and adaptability of school sites are major concerns in the planning program. Long-range planning can substantially benefit a school system by improving relationships between the schools and the community and by identifying adequate sites before development occurs. Principles and Standards Enrollment of elementary schools may vary within a range of 400 and 600 pupils. The elementary school site should contain a minimum of ten acres plus five acres for a park. In a fully developed residential area, this would serve an area with a radius of one-quarter to one-half mile. A central location enables the school playground to be used during the summer as well as during the school year as a part of a community-wide, organized recreational program. Junior high, intermediate or middle schools should serve an area within a radius of approximately one mile with a maximum size of 800 pupils. A site of 25 to 30 acres, plus five acres for a park, should be provided. Senior high schools should have a site of 40 to 45 acres plus five acres for a park. A maximum enrollment of 1,250 is the present criteria. The necessity for large sites results from current trends for more playfield area, spacious one-story building arrangements, and more parking space. Accessibility of high school sites is an important location factor, particularly if a large area is to be served. The large, modern high school is a major traffic generator with a daily influx of buses and numerous student and faculty automobiles, and with periodic largescale attendance at sporting events and other community activities. Secondary school sites require even more acreage than elementary schools for the building and to insure that the site provides for the educational requirements of the students. Not only are secondary buildings larger than elementary facilities, but spaces provided for parking and play areas are necessarily larger because of the larger faculties, the greater number of visitors to the campus, because high school students drive cars to school which necessitates more parking: and because spaces devoted to team sports must be larger in area because of the nature of the activities and the sizes of the groups involved. �-68During recent decades, more and more school districts have collaborated with city and/or township groups to acquire additional land for a school park to be situated adjacent to the school site. If about five acres are made available for the park on each school site, this area can be used by the public after school, during weekends, and during vacation periods for recreational purposes. Facilities for picnicking and for games can serve adults and children alike. Schoolpark sites not only enhance the quality of living for residents but they help to pay for themselves in the increased value they add to homes in the surrounding areas. The school-park combination with shared facilities can effectuate a mutual gain for both the school and community and is the more traditional example of positive program use of ~djacent open space. Measurable mutual gains are reduced land costs, shared maintenance costs, and reduction of required land areas because of shared open space. The more critical gain for the school is the ability to expand sometime even beyond foreseeable predictions. Joint long range school-park planning considerations should allow for this flexibility without pre-empting basic park area demands. Existing Facilities Schools serving Pittsfield Township are divided into three school districts: Ann Arbor Area Schools in most of the northern half of the Township; Saline Area Schools in the southwest portion of the Township; and Milan School District in Sections 35 and 36 of the Township's extreme southeast corner. Ann Arbor Area Schools operate five elementary schools, two intermediate schools and two high schools which serve students from Pittsfield Township. Only one of these schools, Carpenter Elementary, is located within\Pitts f ield Township. With one exception, these schools have all been constructed since 1953 and, consequently, the quality of these facilities is quite good. Slauson School, which was constructed in 1937, was partially renovated in 1973. Saline Area Schools operate two elementary schools each serving grades K-3; one elementary school which serves grades 4-5; one middle school; and one high school which accommodates students froni Pittsfield Township. None of the schools in the Saline system are located within Pittsfield Township. With the exception of Union Elementary School, all of the schools in the district were constructed after 1954. Union Elementary School was constructed in 1930 and remodeled completely in 1971. �-69All of the schools in the Milan district are located in Milan and York Township. A small number of students from Pittsfield Township attend schools in the Milan District. Enrollment Trends With the exception of Huron High School, enrollments at all of Ann Arbor schools serving Pittsfield Township have either decreased or remained relatively unchanged for the last five years. (See Table 2.) Carpenter and Lawton Elementary Schools and Pioneer High School have experienced very slight increases in enrollment since 1969. The Slauson School and Clinton Elementary School have experienced noticeable declines since 1970 because of the construction of new schools which have affected the attendance areas of these schools. The addition of a sixth grade at Carpenter will cause an immediate increase at this facility. As in the Ann Arbor District, the schools in the Saline and Milan Districts have not experienced a great increase in enrollments since 1965. (See Table 3.) While none of the Saline Schools has experienced enrollment declines, enrollment increases have been relatively small. A greater part of the residential growth and resultant school needs will occur in the Ann Arbor District, as portrayed by the land use plan. Public School Plan Although there have been no rapid changes in enrollment patterns within Pittsfield Township, projected residential development indicates that the Township will be faced with greater demands in the future. Therefore, it is essential that long-range needs be identified as a basis for general planning and more detailed school planning programs. Community facility equivalents include projections for school classrooms for each residential component in the Township. Assuming that 25 percent of the total population will be of school age (K-12), the total student population was then divided by 25, at a ratio of 25 students per room, to produce the number of classrooms required. Thus, in a residential component, there might be an estimated 150 students. Dividing this by 25 would indicate the need for six classrooms. Thus, the SCE (school classroom equivalent) for the residential component would be six. The future estimated actual population of 39,000 would produce a total enrollment of 9,750, with a ratio of 50 percent �-70Table 2 ENROLLMENT TRENDS FOR ANN ARBOR AREA SCHOOLS SERVING PITTSFIELD TOWNSHIP 1969 - 1973 Schools Bryant Carpenter Clinton · Lawton Mitchell Scarlett Intermediate Slauson Intermediate Huron High School Pioneer High School 1969 1970 -- 1971 -- 534 358 444 571 1,062 1,209 555 449 492 542 1,192 1,176 1,537 2,310 1,632 2,330 505 567 479 499 1,081 1,055 1972 302 518 340 494 429 914 690 1973 447 564 266 459 384 922 653 1,814 2,453 2,264 2,562 2,370 2,548 Table 3 ENROLLMENT TRENDS FOR SALINE AREA SCHOOLS 1969 - 1973 Schools 1969 - Houghton (K-6)* 804 Jensen Union Middle School 1970 - 1971 1972 - 1973 (K-6)* 882 (K-4)* 625 (K-3)* 517 (K-3)* 526 (K-6)* 633 (K-6)* 665 (K-4)* 550 (K-3)* 446 (K-3)* 451 (7-8) * 366 (7-8)* \ 389 (5)* 252 (4-5)* 514 ( 4-5) * 517 (6-8)* 664 (6-8)* 742 (6-8)* 772 (9-12)* 702 Saline High School (9-12) * 730 816 *Grades served. Note: Source: All enrollments are September enrollments. Saline Area Schools. 828 864 �-71- in K-6; 22 perc~nt in 7-8; and 28 percent in 9-12. This converts into need f'or a total of 390 classrooms based upon 25 students per classroom. There would be a need, then, for 195 K-6 classrooms (4,875 students), 86 intermediate classrooms (2,145 students in grades 7-8) , and 109 high school classrooms (2,730 students in grades 9-12). The 195 elementary school cla....,sro~ms wou l d 11Jean 28 1111i ts of K-6. Assuming that each sch o c, l w j_ 1 1 accommuda te fou1· uni ts of K-6 (i.e. four kindergarte n classrooms > four first grade classrooms, etc.), the maximum enrollment at such an elementary school would be 700 students. Thus, the long-range need would be for seven elementary schools) each with four units of K-6 or 28 primary rooms in e&ch school. The double use of kindergarten roo:ms would reduce this total by 14. This would serve a future total K-6 population of 4,900 (700 times 7). The intermediate school classroom equivalent of 86 would probably best be served by 20 units of grades 7 and 8 in each school. Thus, each school would have a total of about 40 classrooms to serve the 25 units of grades 7 and 8. On this basis, there would then be two intermediate schools - one with 44 classrooms and one with 42 classrooms. The total intermediate enrollment and capacity would be 2,150. The 109 high school classroom equivalent would produce a total senior high school enrollment of 2,725 which could be provided in a single school. Long-range site requirements for publjc schools are significant. Assuming the need for seven elementary schools, two intermediate schools and one senior high school (a total of 10 schools), each school should Lave a basic site of five acres, plus one acre per 100 students of enrollment. Thus, there would be a need for 35 acres of basic site, plus 100 (97.5) acres on the basis of one acre per 100 students. Thus, the total school site needs to serve the estimated population would be a minimum of 135 acres. Recommended sites for fut11re schools are all located within or adjacent to the proposed area of urban development and, with the exception of an elementary school at Saline, are located within the Ann Arbor area schools' service area. ( See Plate 13.) The Vaca tional School on Textile Road would serve as an elementary school in the future. Develo~ers of l a rge projects sh~uld consider the dedication of school sit e s to the respective school districts; however, the district involved should be given the opportunity to study its suitability in terms of location, accessibility, safety and environmental qualities. �-72Three elementary schools would serve the future urbanized area bounded by I-94, U.S. 23, State Road and Textile Road. Two elementary schools are proposed for the area east of U.S. 23, one to the north on Ellsworth and one south near Textile Road. The sixth school would serve the area northwest of the Airport, with a site near the Ann Arbor-Saline Road. One intermediate school is proposed east of U.S. 23, just north of Textile Road. The second school would be located on Stone School Road. A recommended location for the Senior High School is in the vicinity of Morgan and Thomas Roads. The future senior high school should be south of 95 and west of Platt Road. Also, it should be east of State Road and north of Michigan. Any location within this general area would be the most appropriate. Public Buildings The quality of a site for a public building and its location in relation to other physical elements of the community should be properly inte 6 rated with the Comprehensive Plan. The usefulness of a public building is measured through the quality of its design and construction, and the accessibility of its location. Each public building serves a certain population in a community. While public schools are usually distributed to serve local neighborhoods, such buildings as the town hall, post office and the public library function as community-wide services and, therefore, should be located within the community center. The police and fire departments should be located within equal time and distance to all developed areas of the community. Since public buildings involve considerable public investments, their construction and location should allow for necessary future expansion, and locations should be selected in regard to population distribution, land use, transportation fa~ilities and similar planning factors. Many communities find it advantageous to group public buildings in a central arrangement. This provides public convenience, easy contact between government officials and, in addition, a harmonious composition of buildings. Such a center may then become a symbol of civic interest and cultural attainment of the citizens of a community. Existing Facilities The major local public building in Pittsfield Township is the Township Hall, containing the Township offices and the fire station. The building is located on a large tract of �-73- land which also accommodates a seven-acre publ 1 ~ pa:.: l~. The building is in good condition and adequate parking space is available. The main problem with the building is that there is insufficient space available for the storage of the fire department equipment. This problem will be remedied upon the completion of the new fire station located on Michigan Avenue west of Platt Road. The plan recommends establishment of a Tow11ship Center at the intersection of Michigan Avenue and Platt Road. (See Plate 13.) Although not in the geographic center of the Township, this site has access to all parts of the corrununity and offers adequate area to centralize most municipal functions. The present municipal site at State and Ellsworth Road should be retained as a fire station location to serve the north and western portions of the Township and, particularly, the proposed industrial areas nearby. This site would also be suitable for a Township public works garage. In addition to the new fire station at the Township Center , a site for a fire station is recommended near the intersection of Ellsworth and Carpenter Roads. This location would provide better fire protection in the eastern portion of the Township. Sewer and Water Facilities Availability of potable water and collection and treatment of sewage is essential to the health, safety and welfare of all citizens of the community. In many communities, a practice for the sake of economy has been to construct segments of utility lines only large enough to serve separate isolated growth areas. Eventually, a sufficient amount of development occurs to place demands on the system that cannot be met. To provide for these conditions, it is necessary to evaluate present facilities and numerically project growth and services required in 15 to 20 years. In many cases relating to underground utilities, a planning period of as long as 40 years is considered desirable to obtain full monetary value from the cost to construct such facilities. The key to implementing a sound program for the provision of water and sewer facilities is the guidance of development through a land use plan and accompanying regulations to direct growth to areas where adequate services can be provided and at densities which will not exceed the capacities of each system. While some differences can be expected regarding any plan or regulation, need for an overall guide to future development is very important to utility planning if the most beneficial and economical systems are to be constructed . �-74Absence of such planning produces inefficiency in utility development or unnecessary oversizing to provide for the most extreme conditions that could occur where no controls exist. A new system or area of service would not be developed until existing systems are nearing financial stability. Water Facilities The area in Pittsfield Township that is served by a public water system is located north of Interstate 94 and east of U.S. Route 23. Water for this area is provided by Ypsilanti Township as Pittsfield Township does not have facilities for drawing or treating water. (See Plate 140) Construction of new water facilities south of Interstate 94 is in progress and will be completed in 1975. The water distribution system shown on Plate 14 proposes that there should be two separate water systems serving the Township by 1990. Priority areas 1, 2A and 3B, which contain all areas of the Township that have water service, are to continue as extensions - of the Ypsilanti Township system. Priority areas 2B and 3A are proposed to receive water service from the City of Ann Arbor" Water supply for areas 3 and 2B could be provided by the Ypsilanti water service. The rationale for having two water systems is based on the sanitary sewer system shown on Plate 15. The proposed sanitary sewer system indicates the Township area presently served by the City of Ann Arbor, and that portion of the Township which, because of natural drainage pattern, should be served by the Ann Arbor system. Priority areas 2B and 3A are within the proposed Ann Arbor service area shown on Plate 15. The plan recommends that, since priority areas 2B and 3A should be served by the Ann Arbor sanitary sewer system, then those areas should also receive water service from the City of Ann Arbor. 'There should not be any overlapping of service areas where expensive improvements such as E4:'wer and water facilities are concerned. Extension of water se1~vice to the pr-opostd industrial and commercial areas will influence their rate of development. Detailed review of water service requirements, potential users and volumes expected on a priority area basis should be made so that proper extensions of utilities can be programmed during the planning period. Sanitary Sewer Facilities A complete sanitary sewer system is necessary in the urban areas of a community in order to avoid ha~ards to public �,.,.,.,.,_,..,,,..,,..,.,,,.,J..~ ' I I Cf-lAR TER TOWNSHIP OF P11·r )f IELD, MI CH IGA ' ,. "'r.l·. ••f ,- 1 • ' Il t J. •in , lai"' ~.._, ' '' lO" 12" f I1 WATER DISTRIBUTION SYSTEM I L L -16" !f'. ■ E G E N D WATER MAIN ANN ARBOR WATER MAIN METER VAULT PROPOSED D NOTE , WATER MAINS ARE 6" UNLESS OTHERWISE NOTED. 16" ...... ~ ' POTENTIAL ANN ARBOR WATER SYSTEM SERVICE AREA YPSILANTI TOWNSHIP WATER SYSTEM SERVICE AREA 16" BASE MAP PREPARED BY : AYRES, LEWIS, NORRIS & MAY, INC. 3 HARLAND BARTHOLOMEW AND ASSOCIATES PLANN ING EN GI NEERIN G LANDSC APE AR CH ITECTURE UR&AN l!ENE WAl NORTHIR OO K ILllNOIS PLATE 14 �CHARTER TOWNSHIP SANITARY SEWER SYSTEM L E G E N D PROPOSED SANITARY SEWER F.M, SANITARY TRUNK SEWER FORCE MAIN LIFT STATION ANN ARBOR SERVICE AREA . e:. ll'OTENTIAll ••• .... AVAILABLE CONNECTIONS TO THE ANN ARBOR SYSTEM -- ~ NOTE I SANITARY SEWERS ARE 8" UNLESS OTHERWISE NOTED. DRAINAGE DIVIDES YPSll,ANTI SERVICE AREAS BASE MAP PREPARED BY : AYRES, LEWIS, NORRIS & MAY , INC. dB ( A{ \/JI HARLAND BARTHOLOMEW AND ASSO CI ATES ANNING ENGINEERING LANOSCAPf ARCHl!ECTURE URBAN llfNEWAl Pl NORTHIROOK llllNOIS PLATE 15 �-79 health and cont mi11atio;1 of groundwater .supplies. The areas of the TowDship which are served by sanitary sewer facilities correspond with those areas which are . served by water facilities. (See Plate 15.) Water for the eastern portion of the Township is provided by Ypsilauti Township, and sewer service is provided by the City of Ann A::.·bor and Ypsilanti Township. The Ypsilanti Township i..,erv:i ce area within Pittsfield Township is being expanded v: ith construction of sanitary sewer facilities along Michigan Avenue from Munger Road to just west of Platt Road. This extension of the system will be completed in 1975. The sanitary sewer system shown on Plate 15 indicates that the Township should continue to be serviced by two separate sev:er systems from the City of An ;·1 Arbor and Ypsilanti Township. The proposed Ann Arbor service area shown on Plate 15 includes generally that portion of the Township which, because of the natural drainage pattern, drains to the north. Thus, logically, this area should be served through an extension of the Ann Arbor system. An alternate would be to direct these sewers to the Stoney Creek Basin by lift stations. The proposed Ann Arbor service area corresponds to priority areas 2B and 3A. Priority areas 1, 2A and 3B, except for the existing Ann Arbor service area, are to be served by the Ypsilanti Township system. As a basic Township policy, one sewer service area should be nearing financial stability before the Township starts another major service area. Priority areas 1 and 2A are the areas in the Township which have or will have sewer service by 1975. In area 2A and that part of area 1 which will be served by the Michigan Avenue extension, the sewer facilities have been designed to accommodate a specific maximum capacity or population equivalent of 36,000 persons. The plan assumes a 1990 population of about 29,000 persons for the areas served by the Michigan Avenue extension, leaving additional capacity for a population equivalent of about 7,000 persons. However, the plan also proposes apptoximately 820 acres of non-residential uses, including commercial and industrial areas, which will need sewer service. Depending upon the types of industrial and commercial facilities that are constructed, that additional capacity for a population equivalent of 7,000 persons could and probably will be utilized for the non-residential areas. Therefore, t~e Township will be careful when considering any temporary extension of services from th& Michigan Avenue system which has a fixed capacity that has been committed to priority areas 1 and 2A. By providing temporary service to areas outside of the Michigan Avenue service area, the Township �-80would be committing itself to a future service area - the facilities for which will have to be constructed as a totally new extension of the Ypsilanti Township system when the Michigan Avenue Service Area approaches its design capacity. Service to the south portions of Pittsfield Township could be provided by the extension of a line along Bemis Road from the Ypsilanti Township system. This line has been proposed, but no definite plans have been prepared. The Bemis Road sewer would have to be on the north side of the Bemis Road right-of-way. Also, the southwest area of the Township should be served by an extension of the Saline water and sanitary sewer system along Michigan Avenue. Storm Drainage Minimal storm drainage facilities exist in the urban areas of the Township. This is not to say that storm drainage facilities are absent since they do occur in small areas, collecting drainage through curb and gutter or piped systems discharging to nearby ditches, creeks and ravines. This practice becomes unsatisfactory as homes are built at greater densities and in closer proximity to each other. Increasing densities not only require more adequate provision of storm drainage, but intensify the volume of runoff from areas previously in crops or grassland. To achieve some control of drainage as the community continues to grow, and particularly in the urbanizing area, the addition of standards similar to the following are suggested: 1. Use standard rainfall criteria so that all segments of a system or several systems are compatible. This is particularly important for development of a subdivision or area located at a lower point in a watershed which will receive runoff from areas at higher elevations. A "design" rainfall is based on the maximum recorded rain in~ certain period of years. For storm drains, ten years is used; for a retention facility, 100 years for a 12-hour duration, and the discharge rate should not exceed that from a maximum runoff rate caused by a ten-year rainfall on the property prior to development. 2. Construct streets with curbs to carry storm water from adjacent properties. An adequate system of this type can handle sizable amounts of storm drainage while eliminating roadside ditches. Care should be exercised to avoid overloading the streets with excessive depth of water by establishing maximum distances at which inlets or catch basins will be placed. �-813. Establish easement widths and character of improvement for major drainage channels or ditches. This will reserve sufficiently wide strips to widen channels (where necessary) and keep buildings far enough away from the channels. Channel improvements will be minimized so as to maintain their natural character and that man-made improvements should supplement and not dominate natural drainage. 4o Develop standard design criteria such as minimum street grades for drainage, minimum and maximum pipe sizes for storm sewers, material to be submitted for review of the plans, maximum velocities permitted in ditches (with and without channel lining) and similar criteria to aid in the coordination of projects and development of neighborhoods with adequate storm drainage systems. 5. Define areas along streams subject to flooding and establish restrictions for building in these areas. Regulate development within and adjacent to natural storage and recharge areas. The foregoing criteria applies to both individual small locations as well as overall drainage conditions in the Town~ ship as a whole. For most efficient drainage of a relatively flat area, such as that existing in much of Pittsfield Township, it is important to have standards for both streets and off-street drainage that occurs within a subdivision, as well as analysis and development criteria relating to larger channels and waterways that carry the water away from each subdivision. Storm drainage improvements are usually quite expensive, thus it is important that criteria be developed to keep costs as low as possible while also providing standards that can be developed as subdivisions are growing. This will then minimize expenditures at a later date when overall major improvements are being accomplished. As an area changes from one of a generally rural nature to a growing urban area, actions occur that are frequently detrimental to a natural stream's water quality. These include sediment flowing into streams from construction projects such as highways, roads, subdivisions, shopping centers, etc.; fertilizers, pesticides, grass clippings and street debris (such as sand, salt and rubber granules from tires) as the area builds up; and paper, dirt, rubber granules, salt, oil and similar matter from commercial and industrial areas that have been built. �-82- To prevent streams from becoming polluted from such manmade activities, several steps can be taken. These can include, first of all, utilization of regulations controlling the amount of sediment and other material that will be permitted to flow from a site when it is under construction. Secondly, working with State agencies to regulate how areas may be · plowed and fertilized so as to minimize or eliminate fertilizers or pesticides entering streams due to groundwater or rainfall. Third, to control the urban runoff that includes most of the deleterious items noted above requires a more concentrated effort on the part of the local government. This includes regular street sweeping operations to collect most of the debris that gets flushed down storm sewers and into waterways, controlling deicing chemicals or eliminating them completely by relying on snowplows alone or through the use of storm water detention facilities collecting some of this pollutional load. Storm water detention facilities can be used to trap sediment or other urban debris that is flushed down the storm sewer, or can be used to temporarily hold the first flush of runoff from an urban area for later treatment at the municipal wastewater treatment plant at night when the plant is only lightly used. Various studies have shown that the first flush of rainfall through an urban storm drainage system contains much of the ground debris laying on the street and trapping and treating this material can improve water quality in adjacent streams. An example of some of the overall improvements being considered are those presently under review by the Township in the Pittsfield-Ann Arbor and Swift Run drain areas. Each of these are rather sizable projects and not only require careful scrutiny of the expenditure of funds but also an evaluation of their impact on the development of the Township. With regard to these projects, tl\e following will summarize some of the considerations that should be given to these storm drainage improvements as they affect the growth and development of the Township. 1. The portion of the Swift Run District lying east of U.S. 23 carries a high priority if development is not to be unduly delayed because of lack of adequate drainage. Some development is already occurring there and developers are considering interim systems that may not be suitable in the long run and.are expensive in the short run. The southern portion of the Swift Run District appears to have a lower priority inasmuch as development in that area will probably be delayed until public water and sanitary sewer services are extended to it. This latter point emphasizes the importance �-83of coordinating the development of all utilities with the Comprehensive Plan. It is of little value to provide adequate water service while disregarding or delaying sanitary sewers and drainage and, likewise, of little value to provide adequate drainage while being deficient in these other services. The interrelationship of drainage and sanitary sewer services is further discussed in this section under the heading "Groundwater". Inasmuch as a sizable portion of the Swift Run Drain Study Area is outside of Pittsfield Township, it is important that priority scheduling of expenditures and improvements be carefully evaluated. This has been discussed in a memorandum prepared by the Township Engineer dated May 29, 1975. This memorandum emphasizes the importance of scheduling improvements during time periods commensurate with expected development of the Township as programmed by the Comprehensive Plan. 2. The proposed Pittsfield-Ann Arbor Drainage District can provide valuable drainage improvements; however, a sizable acreage of the Pittsfield Township portion is in an area which may be annexed to the City of Ann Arbor (north of I-94 in the Main Road corridor). The possibility of such an annexation may affect the priority of this project, as well as a commitment of funds by the Township. Three sub-areas in this Drainage District are worthy of consideration. These are: a. The area southwest of I-94. This area requires public water and sanitary sewer services, thus the assignment of a priority to storm drainage facilities for this area should be cooridnated with the extension of water and sanitary sewer lines to it. b. The area between Ellsworth Road and I-94, west of State Road. This area is proposed for industrial and commercial use and apparently has minor drainage problems due to sand and gravel deposits beneath the surface. However, the development of this area for industrial and commercial uses may pave over an important sand-gravel aquifer and affect the groundwater conditions in the Township. This is described more fully in the section under "Groundwater". c. The area soutb of Ellsworth Road east of State Road. This also is an area that will require public water and sanitary sewer services as well as drainage improvements, thus again a priority scheduling of all utility services is paramount. �-84Coordination of street improvements with storm drainage facilities is vital when using the street system for drainage purposes. Such coordination can improve drainage and minimize pipe costs and can avoid having one facility block the functioning of ano ther. Bridges and culverts which may be adequate for street needs, may not be hydraulically adequate to carry the drainage. Conversely, a hydraulically satisfactory channel could block the extension of a needed street. (See Plate 16.) While standards noted heretofore can solve or eliminate many storm drainage problems, an additional method of retarding flow from areas is suggested. In view of the relative flatness of some areas, draining through other areas of pronounced topographic change, it may be desirable to develop a series of detention basins to store water during periods of extreme rainfall. These would primarily be necessary in the areas used for multiple or industrial such as the industrial area on Platt Road. Such storage has a number of advantages: 1. The flow downstream is reduced to a volume commensurate with the capacity of the natural waterways. Inasmuch as these natural waterways developed on the basis of forest or agricultural runoff, their capacity is not adequate to take intense urban developm ~nt. 2. Reducing the flow downstream permits bridges, culverts and pipes to be smaller in size, providing an appreciable saving in the cost of these facilities. 3. While land for the detention basins must be purchased, graded and maintained, they can provide very worthwhile recreational benefits in the form of ponds or grassy areas. \ The natural drainage s ystem as shown on Plate 16 and the parks and open spaces in the Community Facilities Plan on Plate 13 are contiguous in most places. The natural waterways, marshes, and water areas should all be included in the open space system. Ground water Most water supply wells in Pittsfield Township tap aquifers in unconsolidated deposits. Yields of different wells may be highly variable due to the irregularity of glacial deposits. Groundwater exploration and experience with individual �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN .... _. ,,. -- - -----. '·) \ . . ~ ,' . J ,....__ t .. j -l I ;-· . . '--., ' ,. -~· • •:-., ,. ,.•• ' -,...-=;:- ' • II _, . , t I I /L-, : (· i .( J I ~ , - ~~-·J STORM DRAINAGE AND SURFACE WATER - C:3 - STREAMS AND LAKES MARSHES MAJOR DRAINAGE DIVIDES SUB- DRAINAGE AREA DIVIDES PLATE 16 �• -86wells in different parts of the Township have yielded some general information on the location of aquifers in unconsolidated sediments in Pittsfield Township. Little detailed information is available about the location or recharge of aquifers in the Washtenaw County area. All fresh water in aquifers comes ultimately from precipitation. Direct local recharge is most important where the glacial drift is relatively thin and permeable. Since groundwater moves within an aquifer and, to some extent, even between aquifers, important areas of recharge do not necessarily overlie the aquifer near the point of water withdrawal. This may be especially true where groundwater travels in permeable fills of bedrock channels. Aquifer recharge in Pittsfield Township is probably important throughout the area since most wells are shallow and do not penetrate bedrock or bedrock channels. In the western part of the Township, the productivity of the Steere Farm Aquifer may depend, to a large extent, on the degree of open space remaining in the general area. All precipation falling in an area eventually winds up as surface runoff, groundwater, evaporation, or is exported artifically. Storage of precipitation water occurs for varying lengths of time in aquifers; in surface ponds, marshes, or retention basins; and within the vegetation. The longer surface water is stored over permeable surfaces, the greater is the opportunity for it to recharge groundwater aquifers. Because of the storage of water, especially in aquifers, supplies of fresh water are available during periods of low precipitation. Wells tap this source, but aquifers may also discharge to surface streams so that during dry months, surface water resources are sometimes sustained by the release of stored groundwater. \ Most of the development related to urbanization has the effect of reducing the quantity of water stored in aquifers especially the more superficial aquifers of unconsolidated deposits. Construction of buildings, roads and parking lots replace permeable natural surfaces with surfaces which do not absorb water and which speed the rate of runoff. Natural retention basins such as puddles, marshes, bogs, etc., are usually eliminated. Stream channels are often enlarged, straightened, · or replaced by drains in order to more rapidly remove the excess runoff. The decreas e in surface area available for absorption of runoff and the decrease in contact time of runoff with remaining permeable surfaces result in decreased recharge of aquifers. �-87At the same time that the recharge of aquifers is decreasing due to urbanization, withdrawal of groundwater is increasing through the use of wells to serve residential a~d industrial needs. Unless groundwater is inflowing rapidly from another region, an area where recharge is continually reduced while withdrawal is continually increased, will eventually experience a shortage of groundwater. This would mean decreased base flow in rivers during dry periods, a lowered water table, and probably shortages of available water in at least some wells. According to Kunkle's dissertation work, the Upper Huron River Basin as a whole, is expected to experience widespread declines in the water table by the year 2010. The northeast sector of Pittsfield Township had already experienced declines in 1960, and other localized declines in areas of high groundwater withdrawal can be expected well prior to 2010. Several techniques for retaining surface runoff and enhancing recharge are compatible with urban development. Detention basins can be constructed with a capacity sufficient to store the runoff from impermeable surfaces for a storm of a given magnitude. This water then has an opportunity to soak into the ground and is not lost from the area. Permeable paving surfaces are available that could be used instead of asphalt in some areas. Densities of dwelling units can be controlled and detention basin requirements applied to all installations with impermeable surfaces or to cases where coverage exceeds a given limit. The use of collected rainwater for many domestic and agricultural purposes also should be considered. The preceding sections outline the importance of considering storm drainage, groundwater, and recharge of aquifers. Each of these, together with provision of water and sewer facilities, must be carefully programmed with the comprehensive development of the Township as well as a careful scheduling of priorities to most efficiently utilize available funds or those that can be provided through State and Federal sources. The interrelationship of these utilities emphasizes the value of both comprehensive planning and the coordination between municipalities and governmental units that must share in the development and the costs of these items. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Pittsfield-Charter-Twp_Comprehensive-Plan_1975 Creator An entity primarily responsible for making the resource Harland Bartholomew and Associates Date A point or period of time associated with an event in the lifecycle of the resource 1975-10 Title A name given to the resource The Comprehensive Plan Description An account of the resource The Comprehensive Plan for Pittsfield Charter Township was prepared by Harland Bartholomew and Associates in October 1975. Subject The topic of the resource Comprehensive plan publications Pittsfield Township (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ea940b82c88730d9f2bb87e901b6335a.pdf 93236c4e6db7439c98115a96285edb3a PDF Text Text PIPESTONE l TOWNSHIP, z<( ..J C. 1- zw BERRIEN COUNTY, MICHIGAN ~ C. 0 ..J w > w cl ..J <( I a: w zw C, C. -en ~ z == 0 1- I w z IAI• 11,,. ,11. •lo. I~- .,_ I.II. 1l1t- Ill• ,111, lw. l IIU Jlt. •loL ,i.. 4'1. ,Ila. ,ti.. ,111. \11, ,u.. •\I. 411. ,II,, ,II,. 1111. W/, , ._ \Ill- ·-• fJ#. -'• ,IIL ,.,._ .t.. .... ,11,. ,Ill• ,Ml• •"' .J11. JI,. \II'- .,,. ""· ~ '"· .... .... ""- 0 I- en w - C. C. �z < ..J 0.. 1- z GENERAL DBVBLOPHBNT PLAN FOR w :E 0.. 0 ..J PIPESTONE TOWNSHIP ADOPTED: w > w C ..J Prepared By: PIPESTONE TOWNSHIP PLANNING COMMISSION Merrit Kirk, Chairman Robert Bishop Herbert Hasse Don~ld Hettig Vern Holle Harold McCarthy Carl Michael Bruce Dustin With Technical Assistance From: BERRIEN COUNTY PLANNING COMMISSION < a: W I z w C, 0.. - :I: u, z 3: 0 1- w Aaron Anthony, Planning Director * Dennis Schuh, Assistant Planning Director z 0 1- u, w * Project Planner - C. 0.. �TABLE OF Q)NTENTS Paite i Planninit Commission Adoption Resolution. • • . . . . iii Endorsement by Township Board • • . CHAPTERS INTRODUCTION. I . . . . . .. . . HISTORICAL SKE1Ui/GEOGRAPHIC LOCATION II Historical Sketch . c.eoeraphic Location III NATURAL FEATIJRES. V VI VI I 3 3 . . . . . 1 5 .. . . 6 6 8 Caeology/Topography. . . Soils . . Lakes and St.reams . Cl imat.e . 17 19 lJfILITIES . . 21 Yater and Sewage Disposal Electric. . Telephone . . . . . . . Natural c.as . . . . . Solid ~aste Disposal. County Drain System . . 21 29 29 29 29 31 ... . IV . . .. . . . . . COMMUNITY FACILITI~S. 33 Schools . Fire. . Pol ice. 1-bspitals Library . Recreational. Township Property 33 35 35 35 36 36 36 . . 38 POPULATION. . TRANSPORTATION. 46 Road System . . . Air Transportation. Railroad. . . . . . 46 48 48 �VIII ECX>OOMIC BASE . .. ... Labor Force Tax Base • • IX X . . . . EXISTING LAND USE. SUMMARY; GROWTH POLICIES; RECX>MMENDATIONS • \ 49 53 55 62 �LIST OF MAPS PaE?e MAP MAP MAP MAP MAP MAP MAP MAP MAP MAP MAP MAP MAP GEoc:RAPHIC LOCATION • . • • • . TOPOGRAPHIC LOCATION. GENERAL SO IL MAP • • • DETAILED SOIL MAP NE 1/4 DETAILED.SOIL MAP N\l 1/4. DETAILED SOIL MAP SE 1/4 • . DETAILED SOIL MAP SY 1/4 ..... GROUNDYATER MAP. • . . . . • • . . . . . . SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION NE 1/4. . SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION N\ol 1/4. . SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION SE 1/4. . SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION S\.1 1/4. . NATURAL GAS DISTRIBlTI'ION/TELEPI-DNE ClJMPANY SERVICE AREAS ClJUN'IY DRAINS. . • • . SCH)()L DISTRICI'S • • . . . . . COMMUNITY FACILITIES • • • . . . . . . . . . . . . . . . ROAD SYSTEM. . • . . . . . . . . . . . . . . . . . . . . EXISTING LAND USE . • . . . . . . . . . . . . . . . . . . P.A. 116, FARMLAND AGREEMENTS/PRIME AGRICULTURAL LAND. PROJECIED FunJRE LAND USE . • . . . . . . . . . . . . . . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 MAP 15 MAP MAP 16 MAP MAP MAP MAP 17 18 19 20 5 7 8 12 13 14 15 22 24 25 26 27 30 32 34 37 47 56 59 68 LIST OF TABLES TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 FOURTH FRIDAY ENROLLMENT FIGURES . . . . . POPULATION GR0\.111-i: 1950-2000. .. . . . . POPULATION CHANGE: 1970-1980. . . . . . PERCENTAGE CHANGE IN POPULATION: 1970-1980. PERCENTAGE CHANGE IN POPULATION: 1950-1980. POPULATION DENSITY - 1980. . POPULATION CHARACTERISTICS - 1980. }-[)USING CHARACIERISTICS. CIVILIAN LABOR FORCE 1980 - OCCUPATION. . . . . 1980 - INDUSTRY. . . . . . CLASS OF \.JORKER. . . . . . . INClJME AVERAGES. . . . . . . . . . PLACE OF \.IORK--STATE AND COUN'IY LEVEL. 1986 REAL PROPER1Y VALUATION . . . . 1986 PERSONAL PROPER1Y VALUATION. . . 1975-1986 EQUALIZED PROPERTY VALUATION. EXISTING LAND USE. . . COMPARISON OF LAND USE. . . . . . . . . . . . . . . 33 38 39 40 41 42 43 44 49 50 51 51 52 52 53 53 54 57 58 �PIPESTONE TOWNSHIP PLANNING C01MISSION AOOPI'ION RESOUJI'ION PIPF.STONE TOWNSHIP GENERAL DEVELOR1ENT PLAN WHEREAS, the Township Rural Zoning Act, Act 184, P.A. 1943, as amended through 1978, stipulates the provisions of a township zoning ordinance should be based upon a plan designed to promote the public health, safety, morals, and general welfare, to encourage the use of lands in accordance with their character and adaptability and to limit the improper use of land, among other things; and WHEREAS, the Township Planning Commission Act, Act 169 P.A. 1959, as amended, requires the planning commission shall make and adopt a basic plan as a guide for the developnent of unincorporated portions of the township, and such plan shall include the planning commission's recommendations for the physical development of the unincorporated area of the township; and WHEREAS, the Pipestone Township Planning Commission has, during the period of May, 1986, to October, 1986, prepared such basic plan for the purpose of encouraging and guiding orderly and efficient future growth and development of the township; and WHEREAS, in accordance with Act 168 P.A. 1959, as amended, notices of public hearing have been duly published and on December, 1986, a public hearing was held at the Pipestone Township Hall for the purpose of making public explanation of the proposed development plan and receiving public comments and recommendations regarding the plan; and WHEREAS, the Pipestone Township Planning Commiss i on has given due consideration to public comments presented at the hearing, a public record of which is on file with the township clerk: BE IT THEREFORE RESOLVED, the Pipestone Township Planning Commission hereby approves and adopts the Pipestone Township General Development Plan dated December 1, 1986, as the plan required by the aforementioned state legislative acts to encourage and guide further gro~th and development of the township in an orderly manner. i �( RFSOLVED ON nus 2, DAY OF FEBRUARY, 1987, AT A REGULAR MEETING OF THE PIPFSTONE 'l'a\lNSHIP PLANNING CXM1ISSION ACCORDING TO THE FOLLOWING V<YI'FS OF THE PLANNING CXM1ISSION MEMBERS: Yes Merrit Kirk Herbert Hasse Bruce Dustin Harold McCarthy Vern Holle Robert Bishop Donald Hettig No ✓ ✓ ✓ ✓ ✓ ✓ Merrit Kirk Planning Commission Chairman Planning Commission Secretary ii �PIPESTONE TOWNSHIP BOARD ENIX)RSEMENT RF.SOillrION PIPESTONE TOWNSHIP GENERAL DEVELOFMENT PLAN WHEREAS, the Pipestone Township Planning Commission has been established pursuant to the Township Planning Commission Act, Act 168 P.A. 1959, as amended; and WHEREAS, in accordance with provisions of the aforementioned act, the planning commission has prepared a basic plan, known as the Pipestone Township General D'evelopment Plan, dated December 1, 1986, to encourage and guide orderly future growth and development in the township; and WHEREAS, the planning corrmission has given proper notices of public hearing, and helf a public hearing on December 1, 1986, at the township hall, a record of which is on file in the office of the township clerk; and WHEREAS, the Pipestone Township Board has been kept infonned of the preparation of the basic plan, has been represented on the work committee responsible for preparation of the plan, and had representatives in attendance at the public hearing: BE IT THEREFORE RESOLVED, that the Pipestone Township Board hereby endorses the preparation and adoption of the basic plan by the planning commission and, further, endorses the content of the plan and its policies and recommendation regarding orderly and efficient future growth and development in Pipestone Township. RESOLVED ON TIIIS Pipestone Township Supervisor ~ ~ Herbert Hasse Pipestone Township Clerk iii �I INTRODUCTION Tiie Pipestone Township Planning Conmission fllllctions in accordance with provisions of the Township Planning Act, Act 168, Michigan Public Acts of 1959, as amended, and the Township Rural Zoning Act, Act 184, Michigan Public Acts of 1943, as amended. Pursuant to the duties and responsibilities set forth in the above legislation, the township planning commission has prepared this general develoµnent plan for the following purpose: To promote public health, safety, and general welfare; to encourage the use of resources in accordance with their character and adaptability; to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; to facilitate provision for a system of transportation, sewage disposal, safe and adequate water supply, recreation and other public improvements; and to consider the character of the township and its suitability for particular uses ,judged in terms of such factors as the trend in land and population development. The scope of this general development plan includes a brief review of Pipestone Township's history--it's people, early developments and resources; discussion and analysis of the Township's population in terms of the past, present, and projections for the future; a review and analysis of such pertinent factors as natural features, soils, utilities and transportation; a study of the economy; the existing land use pattern; goals for future development of Pipestone Township; and projections for desirable future land use. After considering the possible implications of future development in the Township--particularly unguided, indiscriminate developrnent--the Pipestone Township Planning Commission decided to proceed with the preparation of a general 1 �developnent plan and a revised zoning ordinance to implement the goals and policies of the general develoµnent plan. The Township Planning Conmission requested technical assistance from the Berrien County Planning Conmission to help prepare the developnent plan and revise the zoning ordinance. Both documents will receive a legal review by the township's attorney. It should be emphasized that this general development plan is not an ordinance. It cannot, in itself, control land use and development. purpose of the zoning ordinance. This is the Rather, it is the plan referred to in the Township Rural Zoning Act, P.A. 184 of 1943, as amended, being the basis on which the zoning ordinance is developed. The plan suggests goals and policies for desirable future growth and development; the zoning ordinance is an implementation tool for realization of the plan. The plan, of course, is not a static document. It should be reviewed and updated periodically, at least every three years, in keeping with changing conditions and their implications for future growth. 2 �II HISTORICAL SKETCH/GEOGRAPHIC LOCATION HISTORICAL SKETCH (This brief presentation of the early history of Pipestone Township is based on the book Berrien Bicentennial, 1976, by James T. Carney, portions of which are quoted or paraphrased hereafter without additional citation. The first family to settle in Pipestone Township is identified as James Kirk, his wife, and seven children. This was in April of 1837 and the family lived in a cloth tent and pole shanty until neighbors from distant communities helped him erect a log cabin. Dr. Morgan Enos, the Township's first physician, also settled there in 1837. He hired Crawford Hazard and Nathaniel Brant to cut roads from Millburg. These gentlemen also settled in Pipestone Township to work for Dr. Enos . .•• Robert Ferry, an Irish immigrant, is also recorded as having moved to the Township in 1837. Mr. Ferry eventually expanded his holdings to over 1,000 acres and was buried on his old homestead. It was not until 1842 that Pipestone Township was set off as a separate township. James La.rue was elected as the first Township Supervisor and Morgan Enos was elected Clerk. In the early 1840's, William Boughton and Joab Enos laid out a village and called it Pipestone. Growth of the village was very slow. By 1846, the Township's population had grown to about 300. It was at this same time that the Village of Pipestone obtained a post office and William ~ughton was the first Postmaster. In 1850 a German Settlement started in the northeast part of the Township. William Hackstatt, Henry Stevens, and Henry Tulker came as a group with their families from Cincinnati. 3 �About 1853, the Village of Pipestone was renamed "Shanghai" after a breed of chickens that Dr. Enos was raising. ( The first merchant in Shanghai was John . Garrow. Mr. Garrow owned a store, a smoke-house, and a sawmill. later took over the store and also served as Justice of the Peace. James Haskins By 1880, Shanghai contained two stores, at least a dozen homes, a school, and two blacksmith shops. Shanghai's growth was slowed in 1881 when the railroad avoided the village and passed a mile or so to the west. It was at the location of the railroad that a new village named "Hartman", in honor of the farmer that donated the land, l-18.S started. Several stores and.an express office were located in Hartman. Two Township residents, Amos R. Green and Harvey Franz, self-taught archaeologists, became well known throughout the state and were honored by the Michigan Archeological Society. William Teichman brought his Skyline Orchards into the spotlight in 1941 when he brought a new variety of peaches, Redhavens, onto the market. William's son, Herbert, has carried on the family tradition by being a leader in intrcxiucing mechanical fruit harvesting methods to the fruit belt. The Teichman famil y is also well known for the official U.S. Weather Station they have operated for over 50 years. 4 �GEXXiRAPHIC LOCATION Pipestone Township is located in the central portion of Berrien County on the eastern edge. It is approximately 100 miles east of Chicago, Illinois, 25 miles north of South Bend, Indiana, 45 miles southwest of Kalamazoo, Michigan, and 200 miles southwest of Detroit, Michigan. It is bounded on the east by Cass County, on the north by Bainbridge Township, on the west by Scxius Township, and on the south by Berrien Township. Pipestone Township is a rural township bounded by similarly rural townships . The nearest urbanized areas are Niles and St. Joseph-Benton Harbor. Pipestone Township is part of the Benton Harbor Metropolitan Statistical Area and is identified as census tract 105. The nearest major transportation route is I-94, which is 7.5 miles north of the Township . M-140, a state highway, crosses the Township in a north-south direction while M-62 is situated across the bottom of the Township running in an east west direction. -------, -, MAP1 VAN BUREN \ I LAKE MICHIGAN I I ------7 R )}}! BERRIEN I I I CASS NIL,J __________ J ____ - - - - INDIANA (I) I ~I • GARY . • SOUTH BEND ' LA PORTE ...J I ...J I 5 • ELKHART II �I II . ( .. . NATURAL FEAWRES GEOLOOY/TOro:m.APHY Pipestone Township lies in the Southern Upland geophysical region in Michigan's lower peninsula. The Township is characterized by the Berrien - Allegan highland section of this southern upland region which consists of areas of relatively strong relief. The Township is part of the Valparaiso Morainic system with the ridges extended in a general northeast to southwest direction. The soils are mainly sandy with a high protection of clay drift. The bedrock in Pipestone Township is mainly Coldwater Shale overlain with glacial drift. This galcial drift averages approximately 150 feet deep throughout the Township. 4 The existing topographical features of Pipestone Township are primarily due to the effects of the glaciers. The Township's gently rolling or undulating topography was formed by the advancing and retreating glaciers. The ridges fonned in this manner are called moraines and consist of till which is a random mixture of silt, clay, sand, gravel, and rock fragments. Other surface fonna.tions created by the glaciers include outwash plains, lake beds, and glacial spillways. The elevation in the Township varies from a low around 620 feet above sea level in the area where Farmers Creek exists the Township to a high of 870+ feet above sea level on the central-eastern edge of the Township. \ The relief is most pronounced on the east and west sides of the Township with the center being relatively level. 6 f �MAP2 ! C f It ij' :1 •• Ii !I I• •I .: i --- .- ~ ., >- :c Q.. I (/) z ~ 0 I- w z0 I- Cl) w Cl. a::. ·b : /.i ..,. _ . . . - -:-✓-~ .. L/ --. _,,-;- ~ ---r. ,,- t; .. a. tn 0:: <( ::> (!J 0 a:: 0 a. ._ 0 0 I- z (.) 0 �In the late 1970's soil scientists made a survey of the soils in Berrien County. Through this survey they learned what soils are in Berrien County, where they are, and how they can be used. They observed the steepness, length, and shape of the slopes; the size of streams and the general pattern of drainage; the kinds of native plants or crops; and the kind of rocks. The soils were classified and named according to nationwide uniform procedures. This plan contai ns bo th a general soil map and de tailed soil maps for Pipestone Township. MAP3 GENERAL SOIL MAP ... ( ;_:i\r_: ___--: ~._.- £:;:·.•::::·.·.,>::.·.·.·.,.-.:··.J L· ·: ' · · · : •. • ·:.••I t .:::::: .: l _ .-,~~ . ~ ~ i · ... <;; Riddl es-OCkley--Oshtemo Association Pel.la- Kibbie Association Bloun t - Ri mer Association Ockley- Osh temo Association Spinks--Oakville-Oshtemo Association 8 �This general soil map shows broad areas that have a distinctive pattern of soils, relief, and drainage. landscape. soils. Each map unit, or association, is a unique natural Each association consists of one or more major soils and some minor It is named for the major soils. The soils making up one association can occur in other associations, but in a different pattern. This general soil map can be used to compare the suitability of large areas for general land uses. planning purposes. Because of its small scale, it is not suitable for site The soils in any one association differ from place to place in slope, depth, drainage, and other characteristics that may affect the management of a particular site. Brief descriptions of the soil associations in Pipestone Township are listed below. Riddles-Ockley-Oshtemo Association: Nearly level to very steep, well drained, loamy soils on outwash plains, morained, and till plains. the soils in this association are farmed. these soils are used as woodland. erosion. Most of Where the slopes are steep, The main problem in cultivated areas is Riddles and Ockley soils generally are fairly suited to well suited to septic tank absorpti0n fields in areas where slopes are less than 12 percent. Oshtemo soils and other soils that have slopes of more than 12 percent are poorly suited to septic tank absorption fields. have poor filtering capacity. Oshtemo soils These soils are fairly to well suited to building site develoµnents. Pella-Kibbie Association: Nearly level, poorly drained and somewhat poorly drained, silty and loamy soils on outwas plains, lake plains, and deltas. Most of the soils in this association are fanned. 9 Some areas are left �idle or are in woodland. (_ Ponding is conman in low areas. The soils in this association are well suited to cultivated crops, hay, and pasture. The soils in this association are poorly suited to build.init site develoµnents and septic tank absorption fields. Wetness is the main limitation for Kibbie soils, and ponding is the main limitation on Pella soils. Blount-Rimer Association: Nearly level and gently sloping, somewhat poorly drained, loamy and sandy soils on till plains and moraines. soils in this association have been cleared and drained. used for cultivated crops, hay, and pasture. undrained areas. limitations. Most of the They are often There are some swampy, Wetness and restricted penneability are the main These soils are poorly suited to building site developments and septic tank absorption fields due to a high water table. Cx:!klev-Oshtemo Association: Nearly level to steep, well drained, loamy soils on outwash plains and moraines. association are farmed. Most of the soils in this The main problems of management are erosion control, slope, and soil blowing. Draughtiness is a problem on the Oshtent soils during the midst.mllTler months. The soils in this association are well suited to hay, pasture, specialty crops, and trees. The soils in this association are fairly suited to well suited to recreation uses, buildi~ site developments, and septic tank absorption fields. \ capacity are the main limitations for Oshtemo soils. Slope and filteri~ Slope and shrink- swell potential are the main limitations on the Ockley soils. Spinks-0akville-Oshterno Association: Nearly level to very steep, well drained, sandy and loamy soils on moraines, till plains, outwash plains, ( 10 ti - �and beach ri~es. Most of the soils in this association are farmed. blowing and draughtiness are concerns in -cultivated areas. Soil The soils in this association are well suited to hay, pasture, woodland, and recreation uses. They are poorly suited to cultivated crops. association can be irrigated. productive. Many areas of this With proper management, these areas can be This association is fairly suited to buildinlt site developnents and septic tank absorption fields. Slope and poor filtering capacity of the soils are the main limitations. The map units on Maps 5, 6, 7, and 8 ., Detailed Soil Maps, represent the soils identified in those survey areas. These maps used along with the following map unit descriptions can be used to detennine the suitability and potential of a soil for specific uses. It should be not~ that this soil survey is a general overview of the soils in Pipestone Township. Individual site assessment may still be necessary to determine soil capability for proJ.X)sed development. Further infonnation of each of the soil types is contained in the Soil Survey of Berrien County. Copies of this document are available from the United States Department of Agriculture Soil Conservation Service located at 3820 S. M-139, St. Joseph, Michigan. ! I' 11 �I ~I :•: ,flJ I .. \ .. ., I I v r::~ 71e I I I 0 ,., _J DETAILED SOIL MAP NE 1/4 PIPESTONE ..... N ,. ~ -0 .ta. �MAPS a. <C ~ w z 0 0 C -a. ..J .... Cl) w en a. w - -.::I" ..J .,.. <C 3: I- z .......... w C 13 �MAP6 a. <( :E w z 0 0 I- C - ..J en iW ! ..J <( -I- u, w CL CL ~ .......... T- w u, w C 14 �=~~ 31 F\ I f -~ ........ -. - 1\,·,' \.·. .. ~ \ ~; ~:. DETAILED SOIL MAP SW 1/4 PIPESTONE ..... t.rl i: > "'0 .... �SOIUMAP SYMBOLS/SUITABILITY RATINGS FOR RESIDENTIAL DEVELOPMENT Hap ,abol 2 5 6 7 108 100 lOF 118 llC 110 llE 12A 128 12C 120 138 13C 130 148 l4C 140 14E 15C 168 17 19A 20 22A 23 25 26A 278 27C 28B 29 30 31A 32 330 33£ 348 35 36 37 38 42A 44A 51 52B 55 56B 56C 57A 60B 61A 62 63B 63C 64A 65F 66A 67A 68A 69B 70A 71 72B 758 76 77B 788 788 78C 78C 780 780 80 828 82B Limitations for Septic Tank Absorption Fields Soil Name Cohoctall-Abscota sandy 1oams Houghton muck Adrian IIUCk Palas ■uck Oakville fine sand, 0 to 6 percent slopes Oakville fine sand, 6 to 1B percent slopes Oakville fine sand, 18 to 45 percent slopes Oshte■o sandy loam, 0 to 6 percent slopes Oshte■o sandy loam, 6 to 12 percent slopes Oshte■o sandy loam, 12 to 18 percent slopes Oshttm sandy loam, 18 to 35 percent slopes Ockley loam, 0 to 2 percent slopes Ockley loam, 2 to 6 percent slopes Ockley loam, 6 to 12 percent slopes Ockley loam, 12 to 18 percent slopes Spinks loamy fine sand, 0 to 6 percent slopes Spints loamy fine sand, 6 to 12 percent slopes Spinks loamy fine sand, 12 to 18 percent slopes Riddles loam, 2 to 6 percent slopes Riddles loam, 6 to 12 percent slopes Riddles loam, 12 to 1B percent slopes Riddles loam, 18 to 45 percent slopes GlyTM)Od loam, 6 to 12 percent slopes Crosier silt loam, D to 4 percent slopes Rensselaer silt loam Brady sandy loam, 0 to 2 percent slopes Gilford sandy loam Monitor loam, 0 to 3 percent slopes Sebewa loam Lenawee silty clay loam Pipestone sand, 0 to 2 percent slopes Tustin loamy fine sand, 2 to 6 percent slopes Tustin loamy fine sand, 6 to 12 percent slopes Rimer loamy fine sand, 0 to 4 percent slopes Cohoctah sandy 1oam Belleville loamy fine sand Kibble loam, 0 to 3 percent slopes Pelh silt loam Morley silt loam, 12 to 1B percent slopes Morley silt loam, 18 to 25 percent slopes Blount loam, 0 to 4 percent slopes Aquents and Histosols, ponded Pew-, silt loam Granby loamy fine sand Elvers silt loam Morocco loamy sand, 0 to 2 percent slopes Coupee silt loam, 0 to 3 percent slopes Houghton-Kerston mucks Abscota sandy loam, 0 to 6 percent slopes Edwards muck Martinsville fine sandy loam, 2 to 6 percent slopes Martinsville fine sandy loam, 6 to 12 percent slopes Thetford loamy sand, 0 to 2 percent slopes Plainfield sand, 0 to 6 percent slopes Whitaker loam, 0 to 2 percent slopes Poy silt loam Metea loamy sand, 1 to 6 percent slopes Metea lo1my sand, 6 to 12 percent slopes Selfridg~ loamy sand, 0 to 3 percent slopes Udorthents and Udipsanments, 18 to 90 percent slopes Landes Variant silt loam, 0 to 3 percent slopes Shoals silt loam, 0 to 2 percent slopes Granby-Morocco complex, 0 to 3 percent slopes Plainfield-Urban land coniplex, 0 to 6 percent slopes Thetford-Urban land complex, 0 to 3 percent slopes Pits Udips-nts and Udorthents, o to 6 percent slopes Rimer-Urban land complex, 0 to 4 percent slopes Urban land Osht--Urban land complex, 0 to 6 percent slopes Riddles-Oshtemo complex, 1 to 6 percent slopes ~-Oshtemo complex, 1 to 6 percent slopes Riddles-Oshtemo complex, 6 to 12 percent slopes Riddles-Oshtemo complex, 6 to 12 percent slopes Ri ddles-Oshtemo complex, 12 to 18 percent slopes Ri ddles-Oshtemo comp l ex, 12 to 18 percent slopes Cohoctah-Urban land complex Oshte■o-Ockley comolex, 0 to 4 percent slopes Oshteao-Ockley complex, D to 4 percent slopes for Dwellings Without Base,aents Li ■ itations Li ■ itations for Dwellings With B1Se111ents Limitations for Lawns and Landscaping Severe : wetness, floods Severe: ponding, percs slowly Severe: ponding Severe: subsides, ponding Severe: poor filter Severe: poor filter Severe : slope, poor filter Severe : poor filter Severe: poor filter Severe : poor filter, slope Severe : poor filter, slope Slight Slight Moderate: slope Severe : slope Severe : poor filter Severe: poor filter Severe : poor filter, slope Slight Moderate: slope Severe: slope Severe: slope Severe: percs slowly, wetness Severe: percs slowly, wetness Severe: ponding, percs slowly Severe: wetness, poor filter Severe: ponding, poor filter Severe: wetness, percs slowly Severe: poor filter, ponding Severe: ponding, percs slowly Severe: wetness, poor filter Severe: percs slowly, poor filter. Severe: percs slowly, poor filter Severe: wetness, percs slowly Severe: wetness, floods Severe: ponding, percs slowly Severe: wetness Severe : ponding Severe: wetness, percs slowly, slope Severe: wetness, percs slowly, slope Severe : wetness, percs slowly Severe : floods, wetness Severe: ponding, low strength Severe: ponding, low strength Severe : ponding, low strength Slight Moderate: slope Severe: slope Slight Moderate: slope Severe: slope Severe: slope Moderate: shrink-swell Moderate : shrink-swell Moderate: shrink-swell, slope Severe : slope Slight Moderate : slope Severe : slope Moderate : shrink-swell Moderate : slope, shrink-swel l Severe: slope Severe: s 1ope Moderate : slope, shrink-swell, wetness Severe: wetness Severe : ponding Severe : wetness Severe : ponding Severe: wetness Severe: ponding Severe: ponding Severe: wetness Slight Moderate : slope Severe : wetness Severe: floods, wetness Severe: ponding Severe : wetness Severe: ponding Severe : slope Severe: s 1ope Severe: wetness Severe: floods, wetness Severe: ponding, low strength Severe: ponding Severe : ponding, low strength Slight Moderate: slope Severe: slope Slight Moderate: slope Severe: slope Severe: s 1ope Moderate: shrink-swell Moderate: shrink-swell Moderate: shrink-swell, slope Severe: slope Slight Moderate: slope Severe : slope Moderate: shrink-swell Moderate: slope, shrink-swell Severe: slope Severe: slope Severe : wetness Severe: wetness Severe: ponding Severe : wetness Severe : ponding Severe: wetness Severe : ponding Severe: ponding Severe: wetness Severe : shrink-swell Severe: shrink-swell Severe: wetness, shrink-swell Severe: floods, wetness Severe: ponding Severe: wetness Severe: ponding Severe: slope Severe: slope Severe: wetness Severe: floods, wetness Severe : excess hin~s. ponding Severe : excess humus, ponding Severe: excess hinus, ponding Moderate: droughty Moderate: slope, draughty Severe : slope HOderate: small stones Moderate: small stones, slope Severe : slope Severe : slope Slight Slight Moderate : slope Severe : slope Moderate: droughty Moaerate : draughty, slope Severe: slope Slight Moderate: slope Severe : slope Severe : slope Moderate : slope Moderate : wetness Severe : ponding Moderate : wetness Severe : ponding Moderate : wetness Severe : ponding Severe : ponding Severe : wetness Slignt Moderate : slope Moderate: wetness, droughty Severe: floods, wetness Severe : ponding Moderate : wetness . Severe : ponding Severe: slope Severe : slope Moderate : wetness Severe : percs slowly, ponding Severe : ponding, poor filter Severe : ponding, percs slowly Severe: wetness, poor filter Severe: poor f il ter Severe : ponding, percs slowly, floods Severe : floods, wetness, poor f i lter Severe: ponding, percs slowly Slight Moderate: slope Severe : wetness, poor filter Severe : poor filter Severe : wetness Severe : ponding, percs slowly Severe: percs slowly Severe : percs slowly Severe : percs slowly, wetness, poo r fi lter Severe : ponding Severe : ponding Severe : ponding Severe : wetness Sli gh t Severe: ponding, low strength Severe: floods Severe : ponding, low strength Moderate : shrink-swell Moderate: shrink-swell, slope Severe : wetness Sl i gh t Severe : wetness Severe : ponding, shrink-swell Slight Moderate : slope Severe : wetness Severe : ponding Severe: ponding Severe : ponding Severe : wetness Slight Severe : ponding, low strength Severe : floods Severe : ponding, low strength Slight Moderate : slope, shrink-swell Severe : wetness Slight Severe : wetness Severe : ponding Slight Moderate : slope Severe : wetness Severe : ponding Severe : ponding Severe : ponding Moderate : wetness oroughty Sl 1ant • Severe : exces s humus, ponding Mooerate : flood s Severe : excess humus ponding Sli gnt ' Moaera te : s 1ope Mooe rate : wetnes s drougnty Severe : draughty• Mooerate : wetness Severe : pond i ng Moaerate : draughty Mooera te : dro ugh ty, slope Moae r ate : wetness Severe: Severe : Severe : Severe: Severe : Severe : Severe : Severe : Slight Severe : Severe : Severe : Severe : Slight Severe: wetness, poor filter floods, wetness ponding, poor filter, wetness poor filter wetness, poor filter floods floods, wetness ponding, wetness wetness floods floods, wetness ponding, wetness wetness 0 Sl io nt Severe : floods Severe : pond i ng , wttness Moderate : drough ty Moaera te : wetness, droughty Severe : wetness, percs slowly Severe : wetness Severe : wetness, shrink-swell Moderate : wetness , droughty Severe : poor f i lter Sl i ght Severe : poor filter Moderate : s 1ope Severe : poor fi l ter Severe : s 1ope Severe : poor fil ter, s lope Severe : wetness, floods Severe: poor filter Slight Slight Moderate : shrink-swell Sliqht Moderate : slope, shrink-swell Moderate : slope Severe : s 1ope Severe : s 1ope Severe : floods, wetness Sl1gn t Moderate : shrink-swell Slight Moderate : shrink-swel l Sl ignt Moderate : slope, shrink-swe ll Moderate : slope Severe : s 1ope Severe : slope Severe : floods, wetness Slight Moderate : shri nk-swell Moaera te : sma 11 S11c~t Mooe rate : sma ll Mooera te : sl ope Hoaerate : sma l 1 Severe : s 1ope Severe : slope Severe : floods Mooer ate : sma 1i Sl 19ht stones stones stones, slope we ~ness stones 16 �LAKES AND sm.F..AMS There are six lakes located in Pipestone Township that are larger than eight acres in size. The following table describes these lakes. Location Size Sec. 4, T5S, Rl7W 20 acres Little Black Lake Sec. 3, TSS, Rl7W Sec. 4, TSS, Rl7W 8 acres Black Lake Description & comnents Clear, heavy weed growth, muck shoreline. Has state owned public access site. Clear, muck shoreline Brush Lake Sec. 36, TSS, Rl7W 62 acres Most of the lake is shallow with muck bottom. There are extreme fluctuations in the lake level. The southern tip of the lake is in Cass County. Jarvis Lake Sec. 1, T5S, Rl7W 20 acres Spring fed, muck bottom Mud Lake Sec. 21, T5S, Rl7W 8 acres Clear, muck shoreline Rowe Lake Sec. 2, T5S, Rl7W 30 acres Clear, muck shoreline In addition to these lakes there are numerous ponds and smaller bodies of water. They are important for agricultural irrigation purposes and for providing wildlife habitat. There are three principal streams flowing through Pipestone Township. Pipestone Creek is the largest. This stream originates at Jarvis Lake and flows in a westerly direction through the township. Several county drains outlet into Pipestone Creek before it enters Sodus Township where it eventually empties into 17 �the St. Joseph River. ( Fanners Creek is a springfed creek that flows in a southwesterly direction through the southwest portion of the township. This creek also empties into the St. Joseph River after leaving Pipestone Township. Crooked Brook is a small springfed creek in the northwest corner of the township that empties into Pipestone Creek. It is used primarily as an outlet for agricultural drainage systems. 18 �CLIMATE Prevailing winds from Lake Michiian moderate the air temperature of Pipestone Township. These lake breezes keep it cooler longer in the spring and wanner for a longer period in the fall. In winter the averaa;e temperature is 27 degrees F., and the average daily minimum temperature is 20 deirees F. In sUJmer the average temperature is 70 degrees F., and the averaie daily maxinn..nn temperature is 81 degrees F. The total annual precipitation is 35 inches. percent, usually falls in April through September. Of this, 20 inches, or 56 Average seasonal snowfall is 65 inches. The average relative humidity in midafternoon is about 63 percent. The sun shines 67 percent of the time possible in summer and 37 percent in winter. prevailing wind is from the south-southwest. The nonnal frost-free ~rowi~ season is about 180 days. Precipitation Temperature Month Ave~e Daily Maximum F Average Daily Minimum F Daily Avera"e F Average Snowfall Inches Inches January February March April May June July August September October November December 31.1 34.5 44.4 59.0 70.3 79.8 83.4 81.7 74.5 63.6 47.6 35.3 17.0 19.9 27.5 38.3 48.1 58.2 62.2 60.6 53.8 44.1 32.9 22.5 24.1 27.2 36.0 48.7 59.2 69.0 72.8 71.2 64.1 53.8 40.2 28.9 2.31 1. 79 2.57 3.80 3.30 3.45 3.33 2.86 3.40 2.97 2.82 2.78 17.5 12.7 7.2 2.2 Trace 0.0 Year 58.8 40.4 49.6 35.38 65.0 19 o.o o.o Trace 8.0 8. 1 16.5 The �Source: ( United States Department of Agriculture, Soil Conservation Service, Soil Survei of Berrien County, November, 1980. Data compiled from 1948 - 1977 at Eau Claire, Michigan. 20 �IV UTILITIES WATER AND SEWAGE DISPOSAL Currently Pipestone Township's water needs are being met by individual wells. Depth to the static water table averages 33 feet in Pipestone Township with a maximum of 133 feet and a minimum of 8 feet. feet with wells ranging from 32 to 207 feet in depth. is available throughout most of the Township. The average well depth is 89 Adequate clay protection Nitrate problems have been identified in the eastern half of Section 27 and the northwest quarter of section 23. Flowing wells are quite common in Sections 1, 2, 3, 10, 12, and 14. There does not appear to be, at this time, any significant need for municipal water services in the Township. Map 8 is a groundwater map that was prepared by examining well log summary sheets that were completed for each section (approximately one square mile) of Pipestone Township. The information on the summary sheets were compiled from well logs filed by well drillers with the Berrien County health Department. since well logs have only been required by law since 1967, little or no infonnation was included for wells installed before that time. Interviews were also held with several well drillers to obtain information and the map was modified to reflect infonnation provided by persons knowledgeable of the area. Additional information on individual well logs should be obtained from the Berrien County Health Department. The map identifies three types of groundwater areas in Pipestone Township: 1. areas where there are no apparent groundwater problems. 2. areas where there are groundwater problems for which there are lmown solutions or adjustments. 3. areas in which there is insufficient infonnation to make an evaluation. 21 �(. 12 Yt .-::,.;!-~-- •. 17 16 ·i~.:.·~-t~!.; ~'·'c.·,·:1·· · ;·~:.~·:;:~r=~~:. tt~H}{1\t · i;if1)fftlfIt 25 Indicates no apparent groundwater probl ems. vzzzzzzzza Indicates that there are groundwater problems for which there are known solutions or adjustments usually achieved by special requirements in construction or location. Indicates insufficient information in the area to make any meaningful evaluati on. MAP SOURCE: Groundwater Mapping Notebook, January 198 1, Southwestern Michigan Commission. 22 �Areas mapped as having correctable groundwater problems in Pipestone Township are generally indicative of an acquirer that does not have protection of at least ten feet of impervious soils or it is not known if the impervious soils extend over the entire acquirer. section. In most cases, coloring was done by the quarter This means that even though there may be infonna.tion on only one well in the quarter section, the color was expanded as a general indication of possible problem or lack of a problem. Sewage disposal in Pipestone Township currently consists of individual onsite septic tank systems. Information on soils included in the Berrien Cotmty Soil Survey indicate that approximately 15% of the Township's soils are of a type which are well adapted for septic tank systems. About 5% are classified as "poorly adapted" or "moderat~ly well adapted" for residential development because of poor drainage and percolation. This leaves approximately 80% of the Township's soils that are classified as "unadapted" for residential developnent. These general areas of suitability are identified on Maps 9, 10, 11, and 12. Sections 25 through 36 of Pipestone Township were included in a mtmicipal wastewater treatment study. This was the Berrien Township Facility Plan for Wastewater Collection and Treatment, October, 1978 - facilities Planning for the Village of Berrien Springs, Village of Eau Claire, Township of Berrien, Township of Oronoko and Sections 25 through 36 of Pipestone Township. This plan proposed two short sewer extensions on the Village of Eau Claire system to serve residents of the Township. The proposed system would have serviced a few homes on Pipestone Road and a few homes on Ma.in Street. After public hearings the Township decided that there was not sufficient need for the extensions to warrant their costs. A resolution was then adopted by the Township Board ending Pipestone Township involvement in the facility plan. The two areas proposed for sewer extensions were placed in the future service area for the Eau 23 �0 ~ NE 1/4 PIPESTONE SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION . SLIGHT LIMITATIONS t :::;::,:•:•:•:•:-:-3 -·-·- - - ----MODERATE LIMITATIONS SEVERE LIMITATIONS ~ 1.;. 3: ► co ~. �MAP10 en z :E z -w 0 I<( I- ...I -0a.I- a: 0 m a: w > w en "' ~ <( ~ z <( w z 0 ....CJ) w C. C. "11:t' ....... .,... 3= z en z 0 I0 I- I- w I- <( -a. I- en <( a: 0 LL a. < :E a: 0 I0 :E ..J w a: w 0 0 :iE I en z < LL -:iE ..J 0 I<( I- I I• I ·•. -0 en ..J I- :I: C, ..J en 25 �SE 1/4 PIPESTONE SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION SLIGHT LIMITATIONS ~::::::::::::::::::::::J MODERATE LIMITATIONS SEVERE LIMITATIONS N C7) I: ► -a ...... �MAP12 z -w -a. 0 li:t . .J a: w > w u, 0 u, m w z 0 tU) w CL . CL 11:1' T "" < ~ z u,z 0 < l- .:: o -:Et- -a. <( l- ..J w u, <( i:t C 0 0 w t- a: w :E LL a. < ~ i:t 0 l- o < LL -0 .,;,,J u, u, z 0 -t- . .J ::c C, ..J U) 27 �Claire system. 1his indicates the capacity is available if the Township ever decides to pursue the installation of sanitary sewers for these areas. Since the Township does not, at least in the near future, contemplate the installation of municipal sewer facilities, soils will be of critical importance in detennining location of future developnent. Adequate lot size and proper separation of septic systems from groundwater wells should be maintained to avoid pollution problems. Source: Southwestern Michigan Conmission, Groundwater Mapping Notebook, January, 1981. Berrien County Planning Commission, Water and Sewer Plan, June 1, 1971. McNamee, Porter, and Seeley, City of Niles, Niles Township, Wastewater Treatment Facilities Report, January, 1975. 28 �ELECTRIC ( -. Electric service is provided throughout the Township by Indiana & Michigan Electric Company. Power is available in sufficient quantities at all locations, thus it poses no restrictions on develoµnent. TELEPHONE Telephone service is provided by two separate phone companies, Michigan Bell Telephone Company and General Phone Company. Their service areas are identified on Map 13. NATURAL GAS Gas service is supplied by Michigan Power Company. currently available in the areas identified on Map 13. Natural gas service is Supply is considered adequate to meet anticipated growth. SOLID WASTE DISrosAL Collection of solid waste in Pipestone Township is left to arrangements between the residents and collecting contractors. Individuals may also talce their solid waste directly to a landfill on their own. There are no landfills located in Pipestone Township. The Township is a member of the Tri-Township Landfill Authority which also includes Berrien Township, Oronoko Township, and the Village of Berrien springs. This Authority owns and contracts for the operation of a 10 acre landfill site in Berrien Township. This landfill is not licensed under Act 641 of 1978, the Solid Waste Management Act. \ Due to geological conditions at the site (lack of clay) it is anticipated that this landfill will be closed in the near future. The Authority has not made any definite plans on whether they will try to license a new site or develop an alternative method of disposal. The nearest licensed landfill is the Orchard Hill Sanitary Landfill which is approximately seven miles north of the T0t,inship in Watervliet Township. 29 This �i MAP 13-- ~" u II I UJ (.) - 1 > ' 0::: UJ ! ,~ I! I en > z<( c.. :E o . -J -J UJ m. z < CJ ..J <( Q: ::J: I.LI ::::E (.) z I.LI CJ (.) UJ z 0 :c c.. UJ ..J L&J I- z -:::::,0 -ccc:: en -C I- I- en <( C, ••• • ••• ••• •• ..J <( 0::: ~ => I<( z 30 �landfill is privately owned and operated. about six years of capacity remaining. The company has 55 acres licensed with They own additional land adjacent to the existing fill site but have not released any plans concerning expansion. CXXJNTY DRAIN SYSTEM The locations of existing county drains within Pipestone Township are illustrated on Map 14. The majority of these drains are constructed of underground tile and open ditches. The primary purpose for the original installation of these drains was to improve agricultural productivity although now some of them also provide drainage for residential develoµnent. By law, the County Drain Commissioner can only spend $800 per mile per year for nonnal drain maintenance and assess the costs against landowners in the drainage district on his own initiative. If a new drain is to be built or costly repairs and upgrading undertaken on an existing drain, a petitioning process must take place. If the project wins approval, landowners served by the drain are assessed the costs based on degree of benefit. 31 �,BJ( ·1 ~~ - _ ., :<---+-~~====::I ✓, -- =~__....__. _ri 1 J ,r--· ·:~ \ .\ I R-....,~••' ~~~~l--t-L.1....-L-4--t::31--l---J----,,.L.+---r-----ll----1---l t--f--.1'----'='I.. 1---:r.\==a~===-==~I -7r--- 1 ~ . 1 :~._~~~::~~~~~-l~~~~L--.-JL----UL~~r-T--+-~~~_i_4--__JI I I~ =~~ ~~~=-----i ----==-~~=-:~=-=~=~=L::::I . ~. . . . . . G , I I I w I I t 1--------lr_ jj_ UJ I I nn1l•l1 lrfFl [ 1 • I~ ' t ~ • h----.----i 0 K II 1 r t----,--~-+---l i==u _:_ ~g -ii--.--,:,,_____. ~ rf\ J1l.~ .r .=: ·u 1--1 11r·~ t---1~-,--r--+- I --11--~~~~m~~\\~•:~=~-~~JJ_;::=::~• - I I I ~, m . lL1 ~ :J -11 ~ 1 --'~ 11 11 L rr I t5~ ___,_,b- 41 _,81 ;===::.~~~tj - -,----at--\~, ~---.....__.__i_u____J_ , _£'&. PIPESTONE TOWNSHIP 1• • IOOO' DATl Of P'NOloaAPtff A,11. IM4 COUNTY --- 14. GREENFIELD & SMALLEDGE DRAIN 27. MOSS LAKE DRAIN. WELSH LATERAL 2. AUMACK & KELLY DRAIN 15. HARTSE LL & ELY BRANCH 28. MUD LAKE DRAIN 3. CLARK DRAIN 16. HARTSELL & ELY DRAIN 29. MUD LAKE DRAIN EXTENSION 4. CROOKED BROOK DRAIN 17. HASS CROOKED BROOK OUTLET 30 . NICHOLS DRAIN 5. CROOKED BROOK EXTENSION 18. INMAN & PARKS DRAIN 31. OLDS & SLENKER DRAIN #I .......... DRAINS 1. AUMACK DRAIN 19. JENNINGS DRAIN 32. PARKS & DEWITT DRAIN 7. DWAN & KERSTETTER DRAIN 20. JOHN AUMACK BRANCH 33. PIPESTONE CREEK DRAIN 8, EASTON DRAIN 21. JOHN AUMACK DRAIN 34. PIPESTONE LAKE DRAIN 9. EASTON EXTENSION 22. KELSEY DRAIN 36. SUTHERLAND & ROUSE DRAIN 10. EAU CLAIRE EXTENSION 23. KERSTETTER DRAIN 36. SUTHERLAND #2 11. EAU CLAIRE VILLAGE DRAIN 24. 37. VLADIC DRAIN 12. FRANZ & VERSAW DRAIN 25. LEWIS & TOMPKINS DRAIN 38. WOOTEN & BISHOP DRAIN 13. FRANZ & VERSAW EXTENSION 26 . MOSS LAKE DRAIN 39. ZECH DRAIN 6. CROOKED BROOK LATERAL (.,.) ~ ~ . . . . . . . . . . . . . . . . . . . . . . . . . .ft911 LANGLAN DRAIN -- - - ts) 3: ,,..... ... ), 1 �V cxtMJNITY FACILITIES SCHCX)LS The school systems and facilities that serve the residents of Pipestone Township are an important factor in the developnent of the convnunity. Although schools are one of the primary reasons people give for locating in a particular location they are also one of the most difficult facilities to proiram into a land use plan. This is due to the limited amount of input that the township has into the educational administration process. Pipestone Township is served primarily by the Eau Claire School District. Two small portions of the Township are also served by the Benton Harbor and Do~iac School District (Map 15). In addition to the public school system there are several parochial schools available to Township residents. Information provided by the Eau Claire School District indicates that the The existing facilities are adequate to meet the current trends in enrollment. following chart lists enrollment figures for the Eau Claire School District between 1980 and 1985. TABLE 1 EAU CLAIRE SCHOOL DISTRICT FOURTH FRIDAY ENROLI..NENT FIGURES 1980 1981 1982 1983 1984 1985 Spec. F.d. 362 134 374 9 370 143 385 13 416 167 405 8 Part Time1 Total FfE2 879 9ll3 996 4 479 175 419 16 47 1, 1365 470 159 394 14 149 1, 186 6 445 145 359 9 159 1, 11 71 GRADF.s K-6 7-8 9-12 1 Addition of adult education classes accounts for part time students. Membership based on Full Time Equivalency. Figures are not head counts. 3 Includes 118.3 Full Time Equivalents from Benton Harbor as Inter-District Transfers. 4 Includes 179.5 FTE from Benton Harbor as Inter-District Transfers. 5 Includes 312.7 FTE from Benton Harbor and 1.3 FTE from Coloma as Inter-District Transfers. 6 Includes 307 FTE from Benton Harbor as Inter-District Transfers 7 Includes 239.9 FTE from Benton Harbor as FTE Inter-District Transfers. 2 33 �MAP1S- . ; Ii u II I I . en a:: I(.) LLJ a:: < c::: _, (.) - I- -en C ::::, ct ••• ._ ~ a:: ct :c z (.) ct 0 c.:, t- ct z == m · 0C LLJ ...I 0 0 :::c (.) en 34 �Universities and colleges within comnuting distance include: Lake Michigan College Southwestern Michigan College Western Michigan University/WMU Continuing Education Michigan State University Continui~ F.ducation Center Andrews University Notre Dame University Indiana University of South Bend Saint Mary's College FIRE Fire department services are provided for Pipestone Township by a department composed of Pipestone Township, Berrien Township, and the Village of Eau Claire. The fire station is located ion the village (Map 16). by a volunteer force consisting of 22 men. Eighteen of these men have taken the State of Michigan's 66 hour Fireman's Training Program. rating for Pipestone Township is 8. It is manned The current insurance Funding for the department is under an agreement where the Village provides the building and its maintenance and the two townships provide the manpower and equipnent. The Fire Department's current equiµnent inventory includes the following vehicles: (1) (1) (1) ( 1) (1) Pumper, 750 gallon capacity, 750 gal./min. discharge Pumper, 750 gallon capacity, 500 gal./min. discharge Tanker, 1,500 gallon capacity, 250 gal./min. discharge Mini-pumper/rescue truck, .250 gallon capacity, 250 gal. /min. discharge Jeep grass fire fighting rig (on loan from Michigan Department of Natural Resources) RJLICE The Township's police protection is provided by the Berrien County sheriff's Department and the Michigan State Police. HOSPITALS The nearest hospital for the majority of Pipestone Township's residents is Berrien General Hospital, which is approximately two miles south of Eau Claire. In addition, residents have available Mercy-Memorial Medical Center, St. Joseph; 35 �Mercy Hospital, Benton Harbor; Lee Memorial Hospital, ~ i a c ; and Conmunity ( Hospital in Watervliet. These are all full service hospitals offering a full range of in-patient and out-patient services. LIBRARY Pipestone Township contributes funding to the Eau Claire District Library. This facility is located in the Village of Eau Claire. (Map 16). RECREATIONAL The only public recreational facility in the Township is a public access site on Black Lake that is owned and maintained by the Michigan Department of Natural Resources. Privately owned recreational areas include Pipestone Creek Golf & Tennis club and Indian Hills Golf Course. TOWNSHIP PROPERTY The Pipestone Township Hall is located one-half mile west of M-140 on Naomi Road. This building is used primarily for Township meetings (Map 16). Other property owned by the Township includes three cemeteries. These include the Eau Claire Cemetery, which is almost at capacity, the Shanghai Cemetery, and the Shanghai Memorial Cemetery. These last two cemeteries contain adequate space to meet the Township'~ needs for the forseeable future. I I •. 36 �~" " 1 f--==-=-~],F-=-+~ :=-..::::-=r-- r-- II F~~a~rl.-,,~ t .t= f-1 u J .- .l.C !!! w ,--- :,,, - ij • □ ' - ~ -- ,.. ,fie J d - L• rl e• ~ll,. II J.I •~I uU LJU ~ ,--' ", ~J~ ~ I L ,n ~ , - - - ~ .Ill ,- ~r I .~ ~LL .----c=·u ,11=---;----yl.J7_!1 r--- ~~t-,u ~.--~-11, ,r----·7... D - • r---- ~ - .--- ·. I'< ~ J N l'C ~ llr R [ ~ :--=:: f== 'rl\~~ FU ' - I "l ~ ~ & \ , !ii!M•1 , L.._ "' I I -r--- -- I ~ t .&; 0. 'M ! n ,: :Ii " '.- r---- II f--J ll I! ~ =- ·~ wil ... Ir- . lr-------i _ l~ i - ,., -IL , • • l)()O' 0A Tt fr P'tlOToawffl Al'tl, IN4 If--.- -- ' Id 1 1 l ..,_ JC] .. It--,- L I - = I: PFESTONE TOWNSHP COMMUNITY , t--r---r- _/ )lylf----L I !" ~ r--,-- - • t=~;~__:_+Ilr~J----:~..11!7_,,.~C-7 LL J - - I ~ Ir--- - , • lhr-'r-~ - r--~ r-_ -_ - 'T_- _ II Jd; ., 1-J I ' ~ _£~ \I • ~r--_-_-_ 1-1 - ,- 1 l__!--..L.L-L....L-J,....Jal!,,,J,,,a._,~.a '![ll!H :;;;:! !• 1~~~-1 [_ ,- K ,_, l ' , - I IJ. ·1 lb-='L-.f--r--~ - 1l-r- . - r - r - 7 - -,v 0 . I -~ • • • -\} • L , - ---., • j' l_ - . ,- - .. µ 1 t--~, J h7 n ~~ ,u r---- ·111r' .. . - \. L...l µ ,-, •1r---, 1 r----11 r------11 r----, ~ 11 ~ ~" ;:; ' ) ' - .... ll µ I r--nr-- - D. J I ~ , [",. □ J • ~ ~-,1 r:--- W L J--f:::::=~11 w - . ..... "" 11 I" I "-- r F~ ~N. ~~ □ .U. I _ ,/ I / ' ~.,- I• lr-11 J.lL - - J 11· ~ 1u II ~-~·---7 . i, l ,~ . I I~ ~-.--- .-. £ , "' • .. ~ r- l ~ '.J t---- _ - --j - -- lf I t' I V ?:/i" I -• •~ C I j ,- f .-- -3- 11---,-, r- A , J. " ~--7"~.-TJ ~ ~ /' ' - I_ = I =" ~ ( -' ), p 1 '• II -- J I p HJ-,- I I - ,-- r-- II ,---, •= r----1~ I .--- . I 111 II::::--,- l ,.J ~ - , ,- ,~, r- .J ' I ~--1 1~--, [ I ·--.___' . . ., ._ ~ t( \= _Jr-------i..1: _. - ..LI _. r--. .c ·- ~ ..... ~ -- ___....., __....,.. ......., ,.u .. FACILITIES 1. FIRE DEPARTMENT 2. EAU CLAIRE DISTRICT LIBRARY 3, PIPESTONE TOWNSHIP HALL 4. EAU CLAIRE CEMETERY 5. SHANGHAI CEMETERY 6. SHANGHAIMEMORIALCEMETERY 7. PUBLIC ACCESS SITE :;) ~ 3: ► "tJ .. en i �VI FOPULATION One major factor that needs to be taken into consideration during any type of planning for the future of Pipestone Township are population trends. Analyzing these trends can provide direction when planning for cocmrunity develoµnent. It can assist in trying to reach a balance between growth and efficient develoµnent. Projected population levels relate directly to land use. Population levels will also detennine the demand for convnunity facilities and governmental services. The following tables offer an examination and comparison of Pipestone Township's population trends over the pa.st three decades. Projections for future population levels are also provided. TABLE 2 FOPlJl.ATION GROW'IB: 1950-2000 BERRIEN COON'I'Y PIPESTONE TOWNSHIP Population Count Year Change In Number Percent Change Population Count - 115,702 Change In Number Percent Change 1950 1927 1960 2197 270 14.0 149,865 34,163 29.5 1970 2437 240 12.2 163,875 14,075 9.4 1980 2364 -73 -3.0 171,276 7,041 4.5 2050 1990 (projected) -314 -13.3 169,000 -2,276 -1.3 2150 2000 (projected) 100 4.9 176,000 7,000 4. 1 * * * SWMC/Provisional Population Projections - 1986. 38 �TABLE 3 1970-1980 POPUI.ATION CHANGE Number of Persons *Lincoln 2,513 *Oronoko 2,279 Coloma 969 Watervliet 860 Hagar 855 Royalton 533 *Baroda 499 *Berrien 397 Buchanan 389 *New Buffalo 295 Chikaming 251 *Three Oaks 151 *Galien 115 Bertrand 110 Bainbridge 95 Benton 86 Lake 66 M>i.pestone -58 Weesaw -174 Scxius -244 Niles -249 *St. Joseph -310 *includes villages or parts of villages within the township 39 --- - - - -------------- �TABLE 4 1970-1980 PERCENTAGE CHANGE IN PORJLATION % Watervliet 35.6 *Oronoko 26.9 *Baroda 23.0 *Lincoln 22.8 Coloma 22.1 Royalton 21.1 Hagar 20.9 Buchanan 12.2 *New Buffalo 11.4 *Berrien 10.2 *Galien 6.9 Chikaming 6.2 *Three Oaks 5.2 Bertrand 4.9 Bainbridge 3.4 Lake 3.1 Benton Niles .5 \ -1.9 11*Pipest~· 'h'f '. -:.2:4 . *St. Joseph 4 "-- -3.0 Weesaw -7.4 Sodus -9.7 *includes villages or perts of villages within the township 40 �TABLE 5 1970-1980 PERCENTAGE CHANGE IN roPULATION ; *Lincoln 422.4 *St. Joseph 207.6 Coloma 135.8 Niles 129.7 *Oronoko 127.2 *New Buffalo 119.0 Buchanan 115.8 Royalton 115.4 Hagar 98.1 Watervliet 91.0 Chikaming 85.6 Bertrand 76.5 *Baroda 71.1 *Berrien 70.3 Lake 54.5 Bainbridge 31. 2 *Galien 29.4 Benton 26.0 *Three Oaks 23.3 SPipestooe 22.r Weesaw 13.2 Sodus 8.0 ~ *incltxies villages or parts of villages within the township 41 �TABLE 6 roruLATION DENSITY - 1980 PERSONS/ACRE Weesaw .09 Bertrand .11 Bainbridge .13 *Galien .13 *Berrien .13 Buchanan .17 Sodus .17 Lake .19 *Three Oaks .20 *New Buffalo .22 *Baroda .23 Royalton .27 Chikaming .31 Watervliet .36 Hagar .38 Coloma .43 *Oronoko . 49 Niles .54 \ Benton .91 *Lincoln 1.14 *St. Joseph 2.23 Berrien County .46 *includes villages or parts of villages within the township 42 �TABLE 7 roPULATION CHARACTERISTICS - 1980 PIPESTONE TOWNSHIP BERRIEN COUNTY AGE Total Persons 2364 Under 5 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 64 years 65 to 74 years 75 years and over 163 167 222 259 178 317 302 299 230 131 96 3 and 4 years 16 years and over 18 years and over 21 years and over 60 years and over 62 years and over 50 1758 1648 1515 328 283 Median 30.9 % of Total 6.90 7.06 9.39 10.96 7.53 13.41 12.77 12.65 9.73 5.54 4.06 2.12 _ 74.37 69.71 64.09 13.87 11.97 171,276 % of Total 13,126 14,087 15,192 16,445 14,189 26,376 18,982 17,472 16,641 11,367 7,399 7.66 8.23 8.87 9.60 8.28 15.40 11.08 10.20 9.72 6.64 4.32 5,080 125,468 118,595 109,557 26,301 23, 157 2.97 73.25 69.24 63.97 15.34 13.52 29.5 RACE White Black American Indian, Eskimo, Aleut Asian and Pacific Islander Other 2128 180 11 98.31 1.01 .60 2 .08 43 43 144,007 24,817 593 822 1,037 84.08 14.49 .35 .48 .60 �TABLE 8 HOUSING CHARACTERISTICS - 1980 ( \ PIPFSI'ONE 1™NSHIP HOUSING BERRIEN COONTY ~ ! 987 100 68,758 100 Vacant, seasonal, migratory 161 16.31 3,342 4.86 Year-round 826 83.69 65,416 95.14 Owner-occupied. housing units 625 75.67 42,463 64.91 Renter-occupied. housing units 145 17.55 17,813 27.23 56 6.78 5,140 7.86 Total housing units YEAR-ROUND Vacant housing units Median Value owner-occupied 31,900 33,900 \ 44 �The 1980 census count for Pipestone Township, according to the U.S. Census Bureau, was 2364. This was only 36 people less than was projected. 1980 the Township's population decreased by 73 persons. From 1970 to A slight decrease in population is projected to continue throughout this century. These tables indicate a rather stable population. pressures for residential developnent in the near future. This will reduce This will pennit the majority of the Township's land to remain in agricultural production. Even though population trends do not indicate the potential for strong developnent pressures there is still a need to direct what growth does occur. Sound community developnent can lower the demand for governmental services and truces required to support them. 45 �VII TRANSroRTATION ( OOAD SYS'ID1 The highway and road network in Pipestone Township provides two basic functions, moving traffic and providi~ access to property. Both of these functions are important and can best be accomplished by developing and maintaining a system of roads providing for varying levels of service. These levels of service can be classified as follows: 1. Highways designed to accoovnodate the movement of heavy volLUT1es of traffic through the Township. 2. Arterials strategically located and improved roads designed to carry the major traffic movements within the area. 3. Collectors 4. Local - designed to collect and distribute traffic between local streets or areas and the arterial streets and highways. primary function is to provide access to property. Examples of these classifications incltrle: 1. Highways M-140 and ~-62. 2. Arterials Naomi Road and Old Pipestone Road. 3. Collectors 4. Local - Black Lake Road and Hochberger Road. Townhall Road and Keigley Road. Pipestone Township's road system, as classified by the Berrien County Road Commission, is illustrated on Map 17. State highway M-140 runs the entire length of Pipestone Township in a north-south direction and M-62 runs~along the southern border from Eau Claire to the county line. These are the only two major highways in the Township. remainder of the roads are under County Road Commission jurisdiction. consist of a combination of paved and gravel surfaced roads. miles of Pipestone Township's roads are still gravel surfaced. 46 The These Approximately 22.5 �r·( . ' i--- ' '' +-H~~fi1f 1~· r·~:::r .., hi - l •--, I l Ill ~u ~I . l- t- _rb ' ' ■ t:::l r., ' i -+-t---,- t~ r1 . .. -~-1.s. ..•••, ....... ••••• ~ b,_' .. L........ J --t-1 .............., = ' II! I ~ 1E 11,_[l ~ ·Mrt ~ ~-T- I, I-- c a ,_ - 1ft U ~lllff4"tffi t: r. I LL I ~ I--' Ill ·~ .l!'-----L-~ ~ I I .. M ~ ·--r- IIZ I LJ I I ~ ~ u-...C-~ . l:1.J ... n r--T ll J -------- ~-r- -- ----•· ~ £T ii)-~-~ "'-A. 111 tic , Lm... PIPESTONE TOWNSHIP , . . . 1000' OAU IX' l"ltOT~ Al'tt, 19M ~ ~ ............... .,........_... ..... _....nea ~ 1.UI. ROAD , _____ STATE HIGHWAY -•- • - • - PAVED PRIMARY ROAD SYSTEM ••••••• .... PAVED LOCAL ROAD u1111111111111 GRAVEL LOCAL ROAD ,f::;,, ~ 3: ,,.....> .... �Private motor vehicle is the principal means of transportation for Pipestone Township residents. With limited public transportation options available and a dispersed population, private motor vehicles will remain the predominate form of transportation. AIR TRANSPORTATION There are no airports in Pipestone Township. Commercial air service is available at Ross Field in Benton Harbor and at the Michiana Regional Airport in South Bend. The Doi.,ragiac Municipal Airport, Dowagiac; Watervliet Airport, Watervliet; Jerry Tyler Memorial Airport, Niles; and Andrews University Field, Berrien Springs; all provide general aviation service. RAILROAD There is no rail service directly available in Pipestone Township. Passenger and freight service are both available in Niles and Dowagiac. 48 �VIII ECONCMIC BASE A townships economic structure needs to be taken into consideration during the land use planning process. planning. This is due to its close relationship to physical the intent of this chapter is to provide basic infonna.tion about Pipestone Township's economy. The labor force, industries, and tax base will be briefly described. LABOR FORCE The 1980 U.S. Census listed Pipestone Township's civilian labor force at 1,062 persons 16 years and over. The following table breaks this county down by sex and compares it to Berrien County's total 1980 labor force. TABLE 9 CIVILIAN LABOR FORCE (Persons 16 years and over) PIPESTONE TOWNSHIP o/. of BERRIEN % TOTAL COUNTY TOTAL Ma.le 617 58% 44,750 58% Female 445 42% 48,825 42% 1980 Civilian Labor Force TOTAL 1,062 of 77,575 The above figures sho~ that the Township's labor force in 1980 was 1.37% of the County's total labor force. declined. to 74,300. By January, 1986, the County's labor force If the Township retained. 1.37% of this total it \..lould indicate a labor force of 1,018 in 1986 for Pipestone Township. a 4% decrease. This represents The current Michigan Employment Security Commission's projections state that the areas labor force is not expected. to change significantly over the next few years. The occupations of this labor force and the industries they are involved. in are listed in the following two tables. 49 �TABLE 10 1980 - cxx:t.JPATION (Fmployed persons 16 years and over) PIPF.STONE 1™NSHIP CXXJNTY muNT CXXJNT MANAGERIAL AND PROFESSIONAL SPECIALTY CCCUPATIONS: Executive, Administrative, and Managerial Occupations 45 Professional Specialty Occupations 80 TECHNICAL, SALES, AND ADMINISTRATIVE SUProRT CCCUPATIONS: Technicians and Related Support Occupations 31 Sales Occupations 65 Administrative Support Occupations, Including Clerical 157 SERVICE CCCUPATIONS: Private Household Occupations 7 Protective Service Occupations 9 Service Occupations, except Protective and Household 92 FAR.MING, FORESTRY, AND FISHING CCCUPATIONS 131 PRECISION PRODUCTION, CRAFT, AND REPAIR OCCUPATIONS 118 OPERATORS, FABRICATORS, AND LAOORERS: Machine Operators, Assemblers, and Inspectors 93 Transportation and Material Moving Cccupations 75 Handlers, Equipnent Cleaners, Helpers, and Laborers 24 50 BERRIEN 4.9 8.6 6,393 8,048 9.2 11.6 3.3 7.0 1,603 6,663 2.3 9.6 16.9 10,273 14.8 .8 1.0 355 1,038 .5 1.5 9.9 7,728 11.1 14.1 2,218 3.2 12.7 9,267 13.4 10.0 9,670 13.9 8. 1 3,405 4.9 2.6 2,681 3.9 �TABLE 11 1980 - INDUSTRY (Fmployed persons 16 years and over) PIPESTONE TOWNSHIP COUNT AGRICULTURE, FORESTRY, FISHERIES AND MINING CONSTRUCTION MANUFACTURING: Nondurable Goods Durable Goods TRANSPORTATION ca1MUNICATIONS AND aI'HER PUBLIC tJrILITIES WHOLESALE TRADE RETAIL TRADE FINANCE, INSURANCE, AND REAL ESTATE BUSINESS AND REPAIR SERVICES PERSONAL, ENTERTAINMENT, AND RECREATION SERVICES PROFESSIONAL AND RELATED SERVICES: Health Services &lucational Services Other Professional and Related Services PUBLIC ADMINISTRATION BERRIEN COUNTY % <XX.JNT ! 131 36 14.1 3.9 2,450 3,140 3.5 4.5 67 272 42 7.2 29.3 4.5 5,023 19,065 2,108 7.2 27.5 3.0 10 40 110 16 9 1.1 4.3 11.9 1.7 1.0 1,607 2,025 10,988 2,595 2,138 2.3 2.9 15.8 3.7 3.1 24 2.6 2,375 3.4 48 44 5.2 4.8 4,413 6,855 6.4 9.9 55 23 5.9 2.5 2,295 2,265 3.3 3.3 The class of worker as identified by the census is identified in Table 12. TABLE 12 CLASS OF WORKER (Employed persons 16 years and over) PIPESTONE TOWNSHIP COUNT PRIVATE WAGE AND SAlARY WORKER FEDERAL GOVERNMENT WORKER STATE GOVERNMENT WORKER LOCAL GOVERNMENT WORKER SELF-EMPLOYED WORKER UNPAID FAMILY WORKER 723 6 23 55 105 15 51 % 78.0 .7 12.5 5.9 11. 3 1.6 BERRIEN COUNTY COUNT 55,889 793 1,317 6,287 4,665 391 ~ 80.6 1.1 1.9 9. 1 6.7 .6 �Income averages for Pipestone Township are lower than the County average. Median household income is approximately 95% of the County's and median family income is approximately 85% of the County average. TABLE 13 INcaiE AVERAGES PIPESTONE TOWNSHIP BERRIEN COUNTY MEDIAN HOUSEHOLD INca-IB $15,452 $16,274 MEDIAN FAMILY INcx:ME $16,274 $19,166 The place of work for members of the labor force is identified in Table 14. TABLE 14 *PLACE OF WORK -- STATE AND COUNTY LEVEL (Workers 16 years and over) COUNT % Work in County of Residence 645 80.1 Work outside County of Residence 107 13.3 2 .3 51 6.3 Work outside State of Residence Not Reported *This infonna.tion obtained on a sample basis 1980 Census. 52 �Pipestone Township has no single large employer. activity is very limited in the Township. Commercial and industrial Most residents work and shop in the ( nearby Twin-Cities urbanized area. TAX BASE Residential and agricultural properties provide the largest portion of the tax base for Pipestone Township as the following table indicates. Together they account for 91.8% of the Township's equalized valuation. 1986 Real Property REAL TABLE 15 TABLE 16 PROPERTY VALUATION Valuation as Assessed Valuation as Equalized 101 201 301 401 601 Agricultural Commercial Industrial Residential Developmental $10,286,700 $1,164,500 $ 737,700 $11,275,500 $10,239,775 $ 1,154,069 $ 737,700 $10,953,571 800 Total Real $23,464,400 $23,085, 115 1986 PERSONAL PROPERTY VALUATION Valuation as Assessed Valuation as Equalized 51,484,400 $1,484,400 The Township levied 8.1225 mills against the 19854 valuation and distributed it as follows: General County Township County College Special Voted Drug Abuse Special Voted Township 5.4250 .9675 1.3300 .2000 .9675 (mills) (mills l (mills) (mills) (mills) The mileage levied for school operations depended upon which district the property was in. Eau Claire School District Benton Harbor School District Dowagiac School District 31.5015 34.6673 28.4500 53 (mills) (mills (mills ) �TABLE 17 1975 - 1986 OOlJALIZED ~PERTY VAWATION Year Real Property 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 $ 9,321,348 $ 9,602,610 $ 9,945,450 $11 , 418 , 285 $14,856,712 $18,414,578 $20,903,113 $24,256,596 $21,904,255 $22,935,038 $24,205,597 $23,085, 115 Personal Property $ 937,350 $ 723,196 $ 727,900 $ 834,850 $ 923,853 $ 951,250 $ 962,900 $1,393,400 $1,507,050 $1,452,850 $1,146,300 $1,484,400 Total $10,258,698 $10,325,806 $10,673,350 $12,253,135 $15,780,565 $19,365,828 $21,866,013 $25,649,996 $23,411 , 305 $24,387,888 $25,351,897 $24,569,515 Percent .65 3.36 14.80 28.78 22.71 12.91 17.30 - 8.72 4.17 3.95 - 3.08 As these property valuation figures indicate the Township's tax base is relatively stable. With the general trend of agricultural land values remaining constant or declining in value the Township cannot anticipate an increase in its ta'< base . This will restrict the amount of public services that can be provided by the Township . 54 �IX EXISTING LAND USE A field inventory of existing land use was completed for Pipestone Township in May, 1986. This inventory recorded what appeared to be the actual use of each parcel of land throughout the Township. After recording the use of each parcel of land on section maps, the data was transferred onto a Township 1:::ase map (Map 18). Total acreage within each classification was then calculated and recorded (Table 18). It should be noted that the acreage figures given are estimates for working purposes only, and are not to be represented as being precise land measurements. The classifications used for this inventory are outlined below. Residential use includes single family, multi-family, mobile homes, and generally all kinds of housing except temporary farm labor housing. Commercial use includes wholesale and retail sales and services as well as personal business and professional services. Industrial use includes all forms of product processing and manufacturing. Public and Semi-Public use includes governmental property and operations, schools, churches, and cemeteries. Recreational use includes golf courses, camps and other similar for-fee activities. Agricultural and Vacant use includes land which appears to be actively farmed or operated for agricultural purposes including appurtenant structures, \ and land that does not appear to presently have any active use. Transportation use while not actually mapped as a use category is included in the tabulations and encompasses all roads and highways. Water includes lakes and ponds of 5+ acres. this category due to their varying widths. 55 Streams were not included in �r ----------------------------------------------------------------------------------------,, ~ PIPESTONE TOWNSHIP L""- 1• ■ IOOO' DA l! r1I rttOTOlltU'tff A,11. 1114 ~ ...... - ,..........,.....,.__.WIN .- IAU EXISTING LAND USE ■J"iilllJ RESIDENTIAL (:::::::::::::::::::::) COMMERCIAL - t~:}Mfsi!f}·M INDUSTRIAL RECREATIONAL ~ PUBLIC AND SEMI-PUBLIC AGRICULTURAL OR VACANT t1l 0) i: ► "'0 . ..... co �TABLE 18 EXISTING LAND USE Acres Residential % of Total 889 3.9 Corrmercial 34 .2 Industrial 7 Public and Semi-Public 30 .1 751 3.3 20,271 88.7 Transportation 675 3.0 Water 193 .8 22,850 100.0 Recreational Agricultural and Vacant TOTAL The primary purpose of this land use survey is to provide basic data on land characteristics and the activities that are occupying land in Pipestone Township. This will assist in detennining if there is a mix of land uses that might lead to future conflicts of use. It will also assist in evaluating the interrelationships between various land uses, such as: housing to shopping, housing to transportation routes, etc. To put these land use tabulations into the proper perspectives, they will be compared with general percentages of land use for all townships within Berrien County and for the County as a whole. figures is the Berrien County Land The source for the Township and County Use/Cover Inventory - 1982. 57 �TABLE 19 ( <XNPARISON OF LAND USE . ACRES ~ ACRES ~ ACRES % Residential 889 3.9 27,402 7.7 33,332 9.0 Convnercial 34 .2 2,943 .8 4,458 1.2 Industrial 7 2,347 .7 3,534 1.0 315,704 88.5 320,297 86.3 30 .1 751 3.3 Agricultural & Vacant 20,271 88.7 Transportation 675 3.0 Water 193 .8 Public & Semi-Public Recreational .8 2,401* .7 3,128* 5,795 1.6 6,451 1. 7 22,850 100.0 356,592 TOTAL *does not include county and local roads 100.0 371,200 100.0 Residential Development: Pipestone Township has proportionately less residential develoµnent than Berrien County, 3.9% compared to 9.05, and proportionately less than the other townships, 7.7%. The majority of the residential development is large lot rural residential scattered throughout the Township. There are currently no subdivisions in the Township. Commercial: Commercial land use in Pipestone \Township covers approximately 34 acres, or .2%. This is considerably less than the County's 9.0% and the township's .8%. This commercial use consists primarily of a2ricultural oriented businesses located along M-140 and several small businesses such as bcxiy shops. very little general retailing business. 58 There is �MAP19 C z<( I. I ...I I 1- II ...I <( a:: II :::> ...1 :::> I , S:2 I 0::: c., <( LIJ -:Eac..:: en 1- ,z L&J ~ L&J L&J c::: C!J <C C z <C ...I ~ c::: <C LI.. . <C• Q. I 59 �Industrial: Industrial land use covers approxinately 7 acres or only .03% of the Township. Therefore, the impact of industrial land use is almost negligible. Public & Semi-Public: There are approximately 30 acres or .1% of Pipestone Township used for public and semi-public purposes. Cemeteries, churches, and schools account for the majority of this category of land use. Recreational: This use covers 3.3% of Pipestone Township and consists of approximately 751 acres. Two golf courses and a large private camp account for the majority of this acreage. Agricultural & Vacant: At 20,271 acres or 88.7%, this is Pipestone Township's largest land use. It is higher than the County at 86.3% and slightly higher than the townships as a whole at 88.5%. Map 19 indicates which of this land is considered prime agricultural land according to the Berrien County Development Plan. Map 19 also indicates which parcels have approved' P. A. 116 of 1974, Farmland Agreements. These agreements ensure that this land will remain agricultural for at least ten (10) years from the signing of the agreement. Currently there are approximately 4.616 acres of farmland in Pipestone Township enrolled in this program. Transportation: The 675 acres or 3.0% of land used for transportation in Pipestone Township includes road rights-of-way for county roads and state highways. 60 �Water: There is approximately 193 acres of water in Pipestone Township, or .8% of C. . Lhe total land use. This is primarily comprised of Brush Lake, Rowe Lake, Black Lake, Jarvis Lake, Little Black Lake, and Mud Lake. Areas of the Township that contain private small lakes and ponds were included in this category only if they were five acres or larger in size. \ 61 �CHAPI'ER X Stff1ARY; GROffl-1 roLICIF.S; RECXM-1ENDATIONS The Pipestone Township Planning Conmission has prepared this General Oevelopnent Plan to guide future developnent in Pipestone Township in an orderly fashion. The following is a suuma.ry of the previous chapters in this General Oevelopnent Plan. The policies and recommendations for future development are based on this infonnation. NAWRAL FEATIJRES: Pipestone Township's soil pattern is dominated by the Riddles-OCkleyOshtemo and Pella-Kibbie soils associations. well drained and poorly drained soils. diverse. These include a combination of both The topography of the Township is The northwest portion, the southwest corner, and the eastern edge of the Township display the most relief. is generally flat or slightly rolling. The east-central portion of the Township There are no large lakes or rivers present in the Township. Significance The soils and topography that are best suited for agricultural use are also the most desirable for residential development. these areas are identified as prime agricultural land. Portions of Without natural limitations to development it becomes necessary for the Township to develop guidelines to insure that the development that occurs can coexist with agricultural pursuits. This will limit the negative impact upon agriculture which is a primary industry and major portion of the Township's economic base. lJfILITIES: Munic ipal water and sewer are currently not available in any portion of Pipestone Tot,nship. Electric and telephone service is available throughout the 62 �Township. Natural gas service is available only in limited areas adjacent to the Village of Eau Claire. ( Significance With the low rate of growth projected for Pipestone Township there should be no need in the near future for municipal utility services. Both existing and new developnent can be serviced by on-site systems if it is directed to appropriate areas and adequate lot sizes are required, This will provide for protection against groundwater and surface water pollution from individual septic systems. CCMMUNITY FACILITIES: Most students in Pipestone Township attend the Eau Claire Schools. protection is provided by a volunteer fire department. Fire Police service is provided by the Berrien County Sheriff's Department and the Michigan State Police. Significance Pipestone Township's low population density has resulted in a low demand for public facilities and services. This is fortunate for the Township because its rural character makes it difficult to provide services at reasonable costs. FGPULATION: Pipestone Township's 1980 census count was 2,364. This represented a \ population loss of 3% between 1970 and 1980. This reduction is expected to continue through 1990 with a slight increase predicted between 1990 and 2000. The projected year 2000 population is 2,150 which is about the same as the Township's population was in 1960. At .12 persons/acre Pipestone Township's density is the third lowest in Berrien County. 63 �Significance With an nticipa.ted decrease in population the quantity of growth should not be a problem in Pipestone Township. The Township can easily What needs to be watched is the accolTITIOdate additional develoµnent. quality and location of developnent. This can minimize any conflict between residential develoµnent and agricultural land use. TRANSroR'I'ATION: Pipestone Township's local road system is basically meeting the needs of local vehicular traffic. Adequate north-south highway access is available. East-west highway travel is available but limited. service are available in nearby communities. Passenger and frei~ht rail Commercial and general aviation services are also available in nearby communities. Corranercial and general aviation services are also available at numerous airports located near the Township. Significance With a stable or slowly declining tax base, maintenance of the existing road system will be the primary concern of the Township. Upgrading of the numerous gravel - roads throughout the Township will be very costly. Pressure for upgrading will increase as residential development occurs along these gravel roads. ECONO.'IIC BASE: ThP. majority of Pipestone Township's residents are employed outside of the Township. This makes the Township heavily dependent on adjacent communities for providing employment opportunities. The ta'C base of the Township is centered in agricultural and residential land uses. 64 �Significance The viability of the industrial base in adjacent communities is an ( issue for Pipestone Township. its residents. It represents employment opportunities for The reliance on residential and agricultural land for a tax base means the Township needs to encourage quality residential development in areas that require minimal municipal services and will not adversely impact prime agricultural land. EXISTING I.AND USE: Approximately 88% of the Township land use is classified as agricultural or vacant. This is clearly the predominate land use in the Township. Residential land use is approximately 4%. This is the second largest use. It is comprised of a mixture of farmsteads and single-family residential dwellings scattered throughout the Township. There are few areas of concentrated residential developnent in the Township. Private recreation land use is the third largest category at 3.3% . .. ,!. • Significance Through proper planning and zoning future development can be appropriately guided to conserve the Township's primary assets, agricultural land, and residential development. GROWI'H POLICIES Planning and zoning in Pipestone Township should: \ Guide residential, commercial, and industrial land use toward non-prime agricultural lands. - ~laintain the low density, rural character of the community. - Require lot sizes that are adequate in si~e to help prevent earth, groundwater, and surface water pollution, as well as to encourage aesthetically pleasing residential areas. 65 �RECXM-!ENDATIONS The following reconmendations have been prepared to guide develoµnent in Pipestone Township. These reconmendations should be implemented through the distribution of economic activities and population densities in a manner that keeps with the natural characteristics and growth policies adopted within this General Development Plan. These recorrmendations indicate the general types of land use to be encouraged in various sections of the Township. The actual use of individual pa.reels of property is regulated by the Pipestone Township Zoning Ordinance. The zoning ordinance and subsequent amendments will assist in guiding future development toward the desired land use pattern as portrayed by the Future Land Use (Map 20). This map illustrates the recommended land use patterns which implement the development policies of this plan. It is emphasized that the future Land Use Map, shown on page 68, is not a. zoning map. Res iden t.ial, Low density residential use is projected for the northwestern area of the TownshiR~ Additional residential developnent is anticipated with large lot/single family dwellings being the predominate fonn. Multi-family development is currently very limited and will probably remain so. Commercial The Village of Eau Claire serves as the commercial center for the majority of the Township. The only other identifiable convnercial area in the Township is in the vicinity of the M-140 and M-62 intersection. This area consists of several large scale corrmercial and light industrial uses. - development is anticipated to continue in this area. 66 This pattern of �Industrial The limited number of industrial enterprises in Pipestone Township are currently scattered throughout the Township with no one area serving as an industrial focal point. On the future land use map two areas have been targeted for future industrial develoµnent. boundary of the village. municipal water and sewer. this area. The first is the area adjacent to the north This area has the best potential for being serviced by Natural gas and access to M-62 is also available to The second area is primarily for light industry and is along the southern portion of M-140. Recreational An increase in recreational land use is most likely to occur through expansion of existing facilities. The locations of the existing recreation=ba.sed businesses are conducive to expansion. Impact on other types of land_JJses would be minimal. -1,- .. ==--~ ' =. ;,__ _ .J The zoning map which will be prepared as,,. pa.rt of the... revised/2oni~ ' ... ,. ' . ' . ordinance will be a device to assist the Township iin implementing this-plan.-· The -~-- .. - - 1 . t! - _ _ .,,,,. ·----- zoning ordinance and map, like this general developnent plan, should be evaluated and examined periodically to keep pace with changing conditions. The zoning ordinance should be flexible enough so as not to cause ~r~~sonable hardship on property owners. At the same time, it must be strict enough to control indiscriminate, incompatible developnent and serve as a guide to orderly, well planned land use. ( . 67 - �~ 11 r ·t ;1,· . 1 1 • ,. 1I' " 1 , ~l- 1 '1< ti· ., ,., I I I II I' -.---.-1 "" • ~ PIPESTONE TOWNSHP fjl.. II I t• • IOOO' OAT[ t, l'ltOTOIIIN'tff Al'tt. 1994 ~ ....................... ................ ,.. u.u PROJECTED FUTURE LAND USE tit,,: i~~ii~~, 71 ti I 11 LlLNI (:;:;:::;:;:;:;:::::;:;:::::::::;:] r.::·.: ;;:··. \. .~.:..~·.·J RESIDENTIAL ----~ '~ } I t• t- • ·-' • .J• COMMERCIAL/INDUSTRIAL ►, " 11 -RECREATIONAL ' 1 , r,d -t--- Ii AGRICUL TUR-AL C7) (X) 3::: )> "ti N 0 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Pipestone-Twp_General-Development-Plan_1987 Creator An entity primarily responsible for making the resource Pipestone Township Planning Commission, Pipestone Township, Berrien County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1987-02-0 Title A name given to the resource General Development Plan for Pipestone Township Description An account of the resource The General Development Plan for Pipestone Township was prepared by the Pipestone Township Planning Commission with technical assistance from the Berrien County Planning Commission and was adopted on February 9, 1987. Contributor An entity responsible for making contributions to the resource Berrien County Planning Commission (consultant) Subject The topic of the resource Master plan reports Pipestone Township (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d207c4889f134b83359418cb6032f379.pdf 89749151f2be502926b08217df004e17 PDF Text Text RO KO TOWNSHIP comprehensive plan . �ORONOKO TOWNSHIP Berrien County, Michigan BOARD OF TRUSTEES Robert C. Feather, Supervisor Alex Miskiewicz, Clerk Robert H. King, Treasurer David Schug Robert C. Pagel Richard Schinkel David Ladd PLANNING COMMISSION Ernest Hildebrandt, Chairman Myrtle Mc Nally, Secretary James Calderwood Scotty Hanson Robert c. Pagel V. E. Garber Charles Paarlberg This Comprehensive Plan has been compiled from material developed for the Lake Chapin regional planning area by: WILLIAMS. LAWRENCE & ASSOCIATES, INC. Planning Consultants Don C. Shafer, Project Planner Technical Assistance Provided by: BERRIEN COUNTY PLANNING COMMISSION Charles Eckenstahler, Planning Director Michigan Professional Community Planner (Reg. No. 550) Brian W. Sodt, Assistant Planning Director Aaron L. Anthony, Assistant Planner �TABLE OF CONTENTS Page Adoption Resolution Endorsement by Township Board Preface Introduction i iii iv vii SECTION 1. Natural Features 2. Existing Land Use 3. Housing 4. Thoroughfares and Transportation 5. Community Facilities 6. Economic Factors 7. Goal Formulation 8. General Development Policies 9. General Development Plan 10. Capital Improvement Program 1 12 20 27 43 59 78 84 91 107 Bibliography 123 Appendix CHARTS AND MAPS l. Oronoko Township Soil Survey Map 2. Soil Factor Map for Septic Tank Absorption 3. Soil Factor Map for Natural Drainage 4. Soil Factor Map for Dwellings with Basements 7 8 9 10 �CHARTS AND MAPS (continued) Page 5. Flood Hazard Area - Map 11 6. Existing Land Use - Map 15 7. Existing Land Use, 1969 - Chart 16 8. Existing Land Use, 1974 - Chart 17 9. Existing Land Use Comparison of Acres Developed - Chart 18 10. On-site Sewerage Disposal Applications - Chart 19 11. Building Activity - Chart 19 12. Condition of Structures - Map 25 13. Condition of Structures - Chart 26 14. Lake Chapin Regional Traffic Volumes-Map 37 15. Thoroughfare Classification System - 16. Existing Transportation Map 39 - - Chart - 40 Map 42 19. Educational Facilities and School Districts 20. Educational Facilities 38 Map 17. Existing Transportation Conditions 18. Traffic Conflict Points - - r1ap Chart 54 55 21. Township Water Distribution System - Map 56 22. Wastewater Collection System - Map 57 23. Park & Recreation - 58 Inventory and Analysis - Chart 24. Land Cover Map 72 25. Land Use Cover Classification - Chart 73 26. Agricultural Land Cover - Map 74 27. Agricultural Land Cover Tabulation 2 8. Agricultural Land Use Comparison - 29. General Population Characteristics 30. General Development Plan - Chart - Chart 75 Chart 76 - 77 Chart 105 �CHARTS AND MAPS (continued) 31. Comparison of Percent of Total Area - Chart 106 32. General Fund Revenues, Expenditures and Equity - Chart 116 33. Projected Assessed Valuation and Bonding Capacity - Chart 117 34. Schedule of Funds Estimated to be Available from the General Fund and Comparison with Past Trends - Chart 118 35. Capital Improvement Program - Chart 119 �PREFACE �ORONOKO TOWNSHIP PLANNING COMMISSION ADOPTION RESOLUTION for the ORONOKO TOWNSHIP COMPREHENSIVE PLAN WHEREAS, the Township Rural Zoning Act, Act 184 P.A. 1943, as amended, stipulates the provisions of a township zoning ordinance should be based upon a plan designed to promote the public health, safety, morals, and general welfare, to encourage the use of lands in accordance with their character and adaptability and to limit the improper use of land, among other things; and WHEREAS, the Township Planning Conmission Act, Act 168 P.A. 1959, as amended, requires the planning conmission shall make and adopt a basic plan as a guide for the development of unincorporated portions of the township, and such plan shall include the planning commission's recommendations for the physical development of the unincorporated area of the township; and WHEREAS, Oronoko Township has participated jointly with the Townships of Royalton and Berrien, and the Village of Berrien Springs in the Lake Chapin Regional Planning Commission, and undertook extensive planning research from 1969 to 1976, and WHEREAS, the Oronoko Township Planning Commission has prepared such a basic plan for the purpose of encouraging and guiding orderly and efficient future growth and development of Oronoko Township from the materials prepared by the Lake Chapin Regional Planning Commission; and WHEREAS, in accordance with Act 168 P.A. 1959, as amended, notices of public hearing have been duly published and on January 22, 1979 a public hearing was held at the Oronoko Township Hall for the purpose of making public explanation of the proposed comprehensive plan and receiving public conments and recommendations regarding the plan; and WHEREAS, the Oronoko Township Planning Commission has given due consideration to public comments presented at the hearing, a public record of which is on file with the township clerk: BE IT THEREFORE RESOLVED, the Oronoko Township Planning Conmission hereby approves and adopts the Oronoko Township Comprehensive Plan, dated January 22, 1979 as the plan required by the aforementioned state legislative acts to encourage and guide future growth and development of Oronoko Township in an orderly manner. BE IT FURTHER RESOLVED, the information pertaining to Oronoko Township contained in the following Lake Chapin Regional Planning Commission reports: -Soils and Their Limitation for the Lake Cahpin Region, February, 1970 -Physical Factors for Planning the Lake Chapin regional planning area, June, 1971 and revised June, 1974 -Economic Factors for Planning the Lake Chapin regional planning area, April, 1972 -Preliminary Land Use Plan for the Lake Chapin regional planning area, February, 1974 -Interim Comprehensive Plan for the Lake Chapin regional planning area, December, 1974 -Comprehensive Plan for the Lake Chapin regional planning area; Volume I, Volume II, June 1975, Volume III, are incorporated herein by reference and made part of the Oronoko Township Comprehensive Plan. i �ORONOKO TOWNSHIP PLANNING COMMISSION Page 2 RESOLVED ON THIS 22 DAY OF JANUARY, 1979, AT A REGULAR MEETING OF THE ORONOKO TOWNSHIP PLANNING COMMISSION ACCORDING TO THE FOLLOWING VOTES OF THE PLANNI G COMMISSION MEMBERS: Yes James Calderwood X V. X E. Garber Shirley Hanson X Ernest Hilderbrand X No Absent Myrtle Mc Nally X Charles Paalberg X Robert C. Pagel X rriest Hilderbrand, Chairman Oronoko Township Planning Commission nship Planning ;; �ORONOKO TOWNSHIP BOARD ENDORSEMENT RESOLUTION FOR THE ORONOKO TOWNSHIP COMPREHENSIVE PLAN WHEREAS, the Oronoko Township Planning Commission has been established pursuant to the Township Planning Commission Act, Act 168, P.A. 1959, as amended; and WHEREAS, in accordance with provisions of the aforementioned act, the planning commission has prepared a basic plan, known as the Oronoko Township Comprehensive Plan, dated March 13, 1979, to encourage and guide orderly future growth and development in the township; and WHEREAS, hearing, township township the planning commission has given proper notice of public and held a public hearing on January 22, 1979, at the hall, a record of which is on file in the office of the clerk; and WHEREAS, the Oronoko Township Board has been kept informed of the preparation of the basic plan, has been represented on the planning commission responsible for preparation of the plan, and had representatives in attendance at the public hearing. BE IT THEREFORE RESOLVED, that the Oronoko Township Board hereby endorses the preparation and adoption of the Oronoko Township Comprehensive Plan by the planning commission and, further, endorses the content of the plan and its policies and recommendations regarding orderly and efficient future growth and development in Oronoko Township. RESOLVED ON THIS 13 DAY OF MARCH 1979. ea er, Supervisor Oronoko Townsh.i p Oron ;;; �PREFACE In 1968, Oronoko Township became aware of developmental pressures for scattered and uncontrolled commercial, residential and other types of development. At that time, the Township deter- mined it in their best interest to develop a land use program to manage and promote sound future growth and to enhance the general prosperity of the Township. Several adjacent munici- palities, namely Berrien and Royalton Townships and the Village of Berrien Springs, indicated they were experiencing the same situation. In order to secure professional olanning assistance, Oronoko Township united with their neighbors to form the Lake Chapin regional planning area. Lake Chapin Regional Planning Commission was formed in 1969 by joint agreement between the Townships of Berrien, Oronoko and Royalton and the Village of Berrien Springs. Over the ensuing years, a series of planning studies and land regulations have been prepared by the Commission for adoption by each participating municipality. A Regional Comprehensive Plan was prepared as the culmination of over five years of planning effort and was recommended by the Regional Commission for adoption by each participating municipalitv. Mr. Don c. Shafer, a Michigan Professional Community Planner, with William S. Lawrence & Associates, Chicago, Illinois acted as the Regional Planning CornMission's planning consultant during this period. iv �In 1977, the Oronoko Township Planning Commission began to com- I pile these planning studies into a brief and concise freestanding II publication for adoption purposes to meet the legislative intent of the Township Planning Commission and Township Zoning Acts. To accomplish this task, the Oronoko Township Planning Commission secured the staff services of the Berrien County Planning Commission through its local planning assistance program to consolidate and condense the variety of information developed over the five-year period into this document, The The intent of this document is to summarize and incorporate the pertinent regional planning data addressing Oronoko Township by reference, into the Comprehensive Plan. Credit should be given to Mr. Don Shafer, as many of the materials contained within this plan are the results of planning studies completed under his supervision. As with any planning process, analysis of new information affecting the basic assumptions of the plan should be considered and revisions of the plan made ~ccordingly. During the compila- tion of material into the Oronoko Plan, the following items have been analyzed: 1. Revised population projections issued by the Michigan Department of Management and Budget for Berrien County and minor civil division projections prepared by the Berrien County Planning Commission, August 1977; V �2. Environmental Protection Agency, Section 201, Waste Water Treatment System Facilities Plan for Oronoko, Berrien and Pipestone Townships and the Villages of Berrien Springs and Eau Claire; 3. The Federal Flood Insurance Program; 4. The projected growth of Andrews University developed from discussions with University representatives. In light of these items, the Comprehensive Plan map dated February, 1974 has been reviewed and selected changes incorporated. vi �INTRODUCTION �INTRODUCTION The Oronoko Township Planning Commission functions in accordance with the provisions of the Township Rural Planning Commission Act, Act 168, Michigan Public Acts of 1959, as amended. Pursuant to the duties and responsibilities set forth in that enabling legislation, the Township Planning Commission has prepared this comprehensive plan: :to plLomo:te. :the public. he.a.Uh, J.iafie.:ty, and ge.ne/l.a.l we.lfiaJt.e. ofi :the. ,lnha.bU:a.n:t-6 ofi OILonok.o Town-0/up; :to e.nc.oWta.ge. :the. Me ofi ILUou.Jtc.u ofi :the. Town-0/up in ac.c.olLda.nc.e. will :the.AA c.haJt.ac.:te.Jt and ada.p:tabili:ty; :to avoid :the. ove.Jtc.Jtowding 06 land, bl.L,{,,tding-6 olL people.; :to luJ.ie.n c.onguuon ofi public. ILoad-6 and J.i:tll.e.e.:t-6; :to fiauli:ta:te. p1Lov,i_,6ion fio//. a J.itj-6:Ce.m ofi :tJtanJ.ipoJt:ta.;tLon, J.iewage. fupo.6al, J.iafie. and ade,qu..a,te, wa:tef/. J.iupply, f1.e.c.f1.eauon and othe.Jt public. implLoveme.n:t-6; and :to c.onJ.iide.Jt :the. c.ha.Jtac.:te.Jt 06 :the. TownJ.irup and m .6 u.U:a.bili:ttj on J.iuc.h fiac.:to//..6 a.6 6OIL paJt.tic.u.la.//. Mu Judg e.d in :te.Jtm-6 :the. :tJtend in land and popu.la.uon de.ve.lopme.n:t. With the adoption of the Oronoko Township Comprehensive Plan, the Township will be provided with a Basic Land Use Plan and Policy; the written documentation necessary for justification of any land regulatory devices administered by Oronoko Township. This plan will also consolidate and set forth those future development policies which the Oronoko Township Planning Commission feels should be achieved by the year 2000. vii �1 NATURAL FEATURES �NATURAL FEATURES INTRODUCTION Gathering information on the physical nature of the township is one of the first steps in any planning effort. , The physical characteristics to be considered in the study include the nature of streams and rivers that drain the surface; the characteristics of slope and relief that determine a landscape; the deposits of clay, sand, and rock that underlie the surface of the land; the soil that supports the economy; the sources of ground water that supply the water needs of the community; and potential impoundment sites for future reservoirs. The role of the physical environment in the development of an expanding area is becoming increasingly important as the population grows and land becomes commited to urban uses. The United States has only recently begun to realize there is no such thing as an inexhaustible supply of environmental resources. Furthermore, we have discovered that there is even a limit to our supply of land suitable for urban development in proper locations. It is difficult to convince people that all land is not the same, that land has physical characteristics which are often more important than geographical locations in planning future development. However, the close relationship that becomes evident between geographic factors and the physical aspect of an area's development strongly influence the conclusions and recommendations within this plan. 1 �GEOGRAPHIC LOCATION The Township of Oronoko is located in the central part of Berrien County. This area is almost directly across Lake Michigan from the City of Chicago and lies approximately twenty miles north of the Indiana State line. The St. Joseph River flows in a south-north direction and forms the eastern boundary of the Township. This general geographic location can be viewed as particularly strategic, as evidenced by the growth of the Chicago Metropolitan Araa into the third largest in the United States. The tremendous industrial complex, business development, and transportation network of the Chicago area have effects that influence development in communities many miles away including Oronoko Township. GEOLOGY The general features of the land surface were formed by glaciers that occupied the area some 12,000 to 15,000 years ago. Thus, the area owes its existance, evolution and present \ physical structure to geological forces which shaped Michigan during the ice age. As glaciers advanced and retreated, the particular rolling topography of the Township was left behind. CLIMATE The Township climate is influenced to some extent by the prevailing winds from the west which are cooled in the summer 2 �and warmed in the winter as they pass over Lake Michigan. Average temperatures in the Township range from 29.4° in January to 74.4° in July. Temperatures seldom as 16° in winter or as high as 90° in summer. go as low The growing season is approximately 184 days with mean annual rainfall of 33 inches. This moderate climate is ideal for the im- portant fruit-growing industry in the area. SOILS Many engineering problems associated with land use for urban development originate with soils in their natural state. Properly interpretated soil survey data has proven an effective tool in the solution to many of these problems. In 1976, Oronoko Township was soil mapped as part of a joint Berrien County Planning Commission and U.S. Department of Agriculture, Soil Conservation Service, Soil Survey program. *(l) Map 1 is a reproduction of the soil map for the Township. Maps 2, 3 and 4 are adaptability factor maps for various proposed land uses. These maps clearly illustrate areas both adapted and not adapted for urban-type uses. What is the value of a general survey to cities, villages and townships within Berrien County? *(l) A soil survey, although Oronoko Township Soil Survey, special advanced report July 1976--available for review at the Township Hall 3 �general, should help the Township in planning the overall general development. For example, on the basis of a survey if an extensive area of the Township is shown as poorly adapted for a residential subdivision development, the Township under these conditions would be well advised to zone that land for uses and densities compatible with the soil limitations. Likewise, those land areas which are not suited for on-site sewage disposal systems if planned for residential development should be supplied with municipal sewage systems. A soil factor map is a general picture of the soil conditions and general adaptability of a particular parcel of land. More specific detail would require an investigation of each specific site, possibly requiring on-site test borings and soil analysis. GROUND WATER The overall economic welfare of the Township depends to a great extent on the availability of water for its farms, industries and municipalities. Although large quantities of water are available from La\e Michigan and various streams, most water supplies are obtained by wells that tap underground resources. The availability of ground water depends on the nature of the earth materials beneath the surface. Any ground supply, whether for small domestic needs or for large requirements of a municipality or industry, can be obtained only where suitable 4 �geological conditions exist. Fortunately, Oronoko Township lies in one of the important aquifers within Berrien County which is capable of producing an adequate water supply for most uses. FEDERAL FLOOD INSURANCE In 1968, Congress passed Federal Flood Insurance legislation to allow the sale of federal subsidized insurance to property owners within flood prone areas in authorized municipalities. To secure this authorization, the Township adopted certain zoning and building restrictions to discourage future development within locally identified flood prone areas. Expected in 1979, is the detailed flood insurance administration engineering study defining the exact limits of flood hazard areas within the Township. In the meantime, flood prone areas have been defined from the best available information and future development limited to compatible uses. (Map 5) Upon completion of the Flood Insurance Administration Flood Insurance Study, Oronoko Township will be required to regulate development below the 100-Year Flood Elevation (1% annual probability of flooding) by zoning and building regulation. Also, an annual report of building activity in the flood prone area will be filed with the Federal Flood Insurance Administration to continue the Township's designation and ability of residents to purchase federal subsidized flood insurance. 5 �WATER IMPOUNDMENT SITES In the Lake Chapin physical factors publication, the water impoundment-sites for Oronoko Township were identified. These are Lemon Creek, consisting of fifteen acres; Hollenbeck and Ryan Drain of twenty acres and Grey's River of 20 acres. These sites offer the potential for future open space or recreational uses. \ 6 �MAP ·7/ 1 , 1 -- ~-~s::~~~'1;~fif=r--ff.ff&q~~F5~5ftr~~R~~if:~fi-7-~J..1,;j~---+-~q_--,,L,~:.2::~~~~-· !'. ~~ ,.1'1 SOIL SURVEY MAP 1976 SOIL SURVEY BERRIEN COUNTY PLANNING COMMISSION U.S. SOIL CONSERVATION SERVICE 7 �MAP 2 SEPTIC TANK ABSORPTION c:=i SLIGHT LIMITATIONS MODERATE c=J LIMITATIONS 8 - SEVERE LIMITATIONS 1976 SOIL SURVEY BERRIEN COUNTY PLANNING COMMISSION U S. SOIL CONSERVATION SERVICE '.ti �MAP 3 I J NATURAL DRAINAGE WELL MODERATELY WELL SOMEWHAT POOR 9 - POORLY 1976 SOIL SURVEY BERRIEN COUNTY PLANNING COMMISSION U.S. SOIL CONSERVATION SERVICE �DWELLINGS SLIGHT LIMITATIONS WITH BASEMENTS C=:J MODERATE LIMITATIONS - SEVERE LIMITATIONS 1976 SOIL SURVEY BERRIEN COUNTY PLANNING COMMISSIO~ U.S. SOIL CONSERVATION SERVICE 10 �MAP 5 -i <t w a::: <t 0 a::: <t N a::: <t ~ ...~· 0 ,0 .~·•'~· i 0 9 LL j f ., N ! L ~- I ~~~1l "'•.- L_~~~ ... ~ -!J- .• L ! I 1 r 0 l. '' ., ., I_ IO !1 ... I ;;; J • 11 :::,...-----7 YOOIIYI �a 2 EXISTING LAND USE - I- �EXISTING LAND USE INTRODUCTION The land use survey is an inventory of land, classifying like uses into groups, such as residential, commercial, industrial, vacant and community services. The purpose of the land use survey is to establish current and accurate data on the use, location and amount of land in the township. This data can then be utilized in analytical studies, assist in the formulating of the community goals, establishing planning alternatives and be used in the comprehensive planning process for the township. LAND USE In 1969, all of the existing land uses were recorded in map form and also calculated as to the number of uses, square feet, acres, percent of total corporate area and percent of developed area within the township ( see Map 6). portrays the inventory data. Chart 7 At the time of the existing land use survey, the most predominant uses were agriculture and vacant land which amounted to 51.4% of the total township area. The second most extensive use recorded was occupied by orchards, amounting to 18.7% of the total township area. Wooded areas covered 9.1% of the township. Residential land uses including farmsteads, single-family, two-family, multi-family, seasonal dwellings, migrant workers 12 CI �dwellings and mobile homes amounted to 4.9% of the total township area. Of the total, 2.6% is for single-family uses. The total developed area of Oronoko Township amounts to 14% of the total area. In September of 1974, the Oronoko Township Planning Commission updated the existing land use map which was prepared in 1969. Chart 8 portrays and compares the land use changes for this period. A portion of Chart 8, "Change 1969 to 1974 of the Total Area," indicates where changes occurred during this period. LAND USE COMPARISON One of the major values of the existing land use survey is that it provides data for the township which can be compared to other similar areas. Through this means, one can draw comparisons to determine how rapidly the area is developing and how well services are provided to the residents. Since the municipalities of the Lake Chapin regional planning area have undergone the same existing \and use inventory, the Physical Features for the Lake Chapin planning area report supplies the data needed for this comparison. Charts 7, 8 and 9 have been developed from this report. It is easily infered from this data that Oronoko Township has developed urban characteristics to a greater extent than its neighbors, although total developed land is less than one other township. 13 �It is evident by the general recognition of the population that the Village of Berrien Springs and the surrounding urban area is the central urban community within Berrien County. UPDATE AND ANALYSIS The Berrien County Planning Commission has gathered information to further substantiate the growth potential of the township as part of the planning commission's continuing population studies. Oronoko Township ranks second consist- ently for on-site sewerage disposal applications for the past several years. Chart 10 shows the statistics for the six top ranked townships within the County. Information supplied by the township building inspector concerning the number of building permits issued and the number of dwelling units constructed also reinforces the trend of urban-type development over the last several years. 14 (Chart 11) �~ ; r ;ir-r~~$)jj;.~ 'kf,, ·.: ~~ ORO' T QL-,..jQ TQ:\\ "'\.~CH IP ,,.I, ........... ·.."''~:. .~'1:·.···:."·... ;: : ·-: : : : : -s:.l. '-L - ·~···· •.. ;; 1~ , ' . . '..__J · ···· . t 0 L - · - ( :-'---,_. .ii:/\ :. :._:)(?\~{)::.:: BERRIEN COUNT' 'IIC'HIGA''"1 ,:,:•:•:•:•:•:•: "~ . :•:•:•:•:•:•: ~ I'\~ r; ,,,.,. ---- -.,,,~ l I1 '\ ~, ...,. I II :_ ,,~ . ~ ~ -~~., · -~ s / 'lT r :" .. . ~- ~ ::::l f J.' °fT~-------::r- - - - -,.-- J L _ - ;:JAi½ifiit \iiJ.t0};\k ~,:i•:'\ 1 1 :\ ~ ....~ .:.. •·.·. ··-~- ~~::~ cl, -· ·• . ... \....: _) · ~~T§ ·v\: . ,··.•:··"I:vr~~·--·w:•:. . ~·..:-~:• . .. • .. ,. l ~·,-,•,• • ·,., \: ,,.·.---:Y\:-:-::{i . ,1,.,,i;1 <" •• , • , . ,· ' · ..... •• • · 1 }~ . 1) / ✓Y . I 1 :~ 1 f / ,,,.- ' EXISTI'.\G L ~'.\D Lr SE ; (~ .. • ~ ~ · ;: ~ . n·r - - rr:-:-.-:-:ir---=, .-,_ ·.-. r· ~« , ; -:-\, ,. . . , ------.. ;,.-, ; ' . } '. ' T....----, .. '. ·;•:•:•:~~({rJ!!ljJ'J ,,.,.,..,..,.J!filli] I ~ ...:....;.-,: ~' ~ ~~ - ·---w ~ -~ ' ll..- .. ,. ~~•/ .J . -~·c·- ;:-►,✓ t''" - v:L~i~,, ~/1 1 I- ~ 0 I 1.'. __,_,_____,,---"l 5'::_,, ~ ·~ • ~ .. . ; ,::-!:>\-. • '• ~ 1..:J ro ' !\ II .-.-., ,:.:,:, 11 •I "!P?: • ...... ,A'[ I ~ 4e ..- ♦ - ►:f.:·. t.,\ ( ' ,,.IL,. 'J} fj e " ~ ;;:;" [ ,:.;::.;j . Llf;.;.}:::·"" Qr• :•:•:•'..' ~ ; ~ - . .... - ___, V vc-: 0 LE =AMILY T - I. C ~AM IL Y • s ~ .-. ·.'.\ ~ • • ·: ·.• , '•-: ;-:•:•:,. diilliilif. .:.•1;~❖;-:: . ,;,.,..... •· . :-_ _.J I.. ~ ~ . ~:s '. dJ :J.- <l OWE U INGS TRA IL ER PARKS 0 " 1CE - oM"•v:: SERVICE o q 1ENTEO ~.,Ar-.. .; F"ACT U RING ~ l-fT GE', EqAL ~ANUFACTURING C.; ARRY Pc 9 LiC SCeOOL S 8 PUBLIC BUILDINGS =-uBLtC ~U ASi • ~ ~~ ~ --G YOR<ERS o LER .. ~:L ESALE 8J llllll. "'-i~ s - PAF-K S 8 REC REATIONAL ~ AREAS ~U ELI C ::!:I -c:i,' -.¥(;0 0£ 0 A R[A ~ MARS>i CE ,..ET ERY C AGR ICULTURAL 8 ~ ~ ORCHARDS VACANT VI NEYARDS ; " . ; .i~ ~ ~ ~ 1111 ffl Bw1L01 ~ GS • o- AOc .. _ ~""i ~~:·=~ .. Q . -......7a ~ -- ------ S, ,.__ GL E F"A1AILY ~ a~.~.~~"-' -:",.~·· ,:i. '•:;:; 0 . .• '1 (~ ¼::::: ~. --=t LJ-~ ~ ~AG \' C:=J -qo i ~~ ~ ~ ·~);. •,:-L... ,.-~~.:.f ',.,;:.". -..·~. (P1i T~ ~4iiiiii:Jj .... ,. . ~Li.~ -~, 0·: ~~ .· ~ ~~t•:•:: sil ,~ -:S,:.,,_ <c ~MSTEACS ~ 5: A S: '.AL DWE LLI NGS 1 • LE ~E~D ~ \' ~ • A~ - ·( "l~!iili ~--.f- l ,f I'[ " s II ...,.';\,f~; ,,....:-..!J I - ,, I I j1 _) ;,' -........._.....//, , ~1" 7' ' · -... ', . ~~,ollf ~ i!l#ri~-rut -= / p\ ', ,--~ ' ji JI ;p' I ~1,1. : ' :X.:.; fr:;~g =, ' .'.; '.· ' .. _y,,;;; ••. ., ' ✓--j/' ~~•::;).::;il_~ . ""' :_. ::':'.·.) •:' "•:•:•:• ...;.;.}<}1F-- t -~Mf . . f~ u .V .· . :. ~ - - - -- ~ - - ~~~.,,..:u,;.:.:..:.x.w.- ·, ;:,·:,:•• :.·:,"-'\'•l•··· .............5;..~,::1:,~::1;c"1; ~ ' • ,\....--,J ~ 7 I\. • d I r"! _ ., 50.,lltC[ ... l> s L.IIWfllCHCC a ASSOC rl(LD SUltVE'r . -0 (J) NOVEMBER 20 , IHI • PLANNING ~ CONSULTANTe WM. S. LAWRENCE & ASSOCIATES, INC. �CHART 7 EXISTING LAND USE (In Acres) 1969 Uses Farmsteads Farm Buildings Single Family Two Family Multiple Family Seasonal Dwellings Migrant Worker Dwellings Tra i 1ers Tra i 1er Parks Number of Uses Acres Square Feet Percent of Total Percent of Developed 211 13 898 38 16 295.4 24.8 561 .6 24.3 26.8 18,520,000 1,080,000 24,470,000 1,060,000 1,170,000 1.4 .1 2.6 .1 .1 10. 1 .8 19.3 .8 .9 19 27 17.9 14.7 780,000 640,000 .1 .1 .6 .5 Retail-Office-Service Whol esa 1e Auto Orientated 29 6 7 22.9 9.2 8.7 1,000,000 400,000 380,000 .1 .8 .3 .3 Light Manufacturing General Manufacturing Quarries 3 5 13 4.8 28.7 99.6 210,000 1,250,000 4,340,000 .1 .5 .2 1.0 3.4 3 7 9 72.0 887.0 39.2 3,140,000 38,640,000 1,710,000 .3 4 .1 .2 2.5 30.3 1.3 1,982.3 127.2 11,225.0 4,082.6 397.4 629.5 86,350,000 5,540,000 483,288,450 177,840, 000 17,310,000 27,420,000 9. 1 .6 51.4 18.7 1.8 2.8 Pipeline R.O.W. Power Company Railroad R.O.W. Street R.O.W. 788.6 34,349,750 3.6 Incorporated Area 459.8 20,030,000 2.3 2,926.2 133,139,750 (13.4) 21,830.0 950,918,200 100.0 Public Schools &Buildings Quasi-Public Cemeteries Parks Wooded Areas Marsh Areas Agriculture &Vacant Orchards Vineyards Water Total Developed Area Total Area 1,392 16 26.9 100.0 �CHART 8 EXISTING LAND USE (In Acres) Updated September, 1974 Change 1969--1974 Total Area -0 S,... Ill Q) Q) .0 Ill ::, :::, Farmstead Farm Buildings Single Family Two Family Multi pl e Fam i l y Seasonal Dwellings Migrant Worker Dwellings Trailers Trail er Parks Retail Office Service Wholesale Auto Orientated Light Manufacturing General Manufacturing Quarries E 4O Q) Ill :::, z Ill Q) .µ ro a, S,... ::, u Q) CTl.l.. cc V) Q) .µ C: r-- a, 4- ro U S,... O .µ 0 Q) I- c... .µ Cl.. C: 0 Q) r-- u Q) + 2.0 +72.6 +18.9 + 3.2 +11.4 +43.8 +10. 7 + 2.9 +11.2 + 2.7 +23.7 19 27 17.9 14.7 779,700 640,300 .l .l .6 .5 32 6 9 25.8 9.2 11. 4 1,123,800 400,700 496,600 .l .l .8 .3 .4 3 5 13 4.8 28.7 99.6 209,100 1,250,200 4,338,600 .1 .5 .2 .9 3.3 3 7 9 72.0 887.0 39.2 3,136,300 38,637,700 1,707,600 .3 4. l .2 2.4 29.2 1.3 1,982.3 127.2 11,068.6 4,066.0 397.4 629.5 82,349,000 550,800 482,148,200 l 77 , 11 5, 000 17,310,700 27,421,000 9. l .6 50.7 18.6 1.6 2.8 796.9 518.6 34,713,000 2,030,000 3.7 2.4 26.0 3,040.4 13.9 100.0 21,830.0 100.0 Total Developed 1,485 17 C: + 5.6 2.9 .2 .l Rail road R. a. W. Street R.O.W. Incorporated Area O') S,... 9.9 .8 20.9 1.4 1.0 Wooded Areas Marsh Areas Agricultural &Vacant Orchards Vineyards Water Power Company Pipeline R.O.lJ. Q) Q) u 4- cc Q) 13,111,600 1,080,300 27,625,800 1,881,800 l ,306,800 .l Q) .µ C: > S,... Q) 301.0 24.8 634.2 43.2 30.0 l.4 Ill a.. Cl 215 13 1,035 92 27 Pub l i c School & Buildings Quasi-Public Cemeteries Parks Total Ill Q) S,... (J s.... o ro Q) .c: a.. u -156.4 - 16.6 -1.4 - .4 + 8.3 +58.8 +l.O +ll .3 �Chart S EXISTING LAND USE COMPARISON OF ACRES DEVELOPED (As Percent of Total) Lake Cha~in Region Uses Farmstead Farm Buildings Single Family Two Family Multiple Family Seasonal Owe 11 i ngs Migrant Worker Dwellings Trailers Trailer Parks Oronoko Berrien Royalton 2. 1 .1 2.5 .1 .1 1.4 .1 2.9 .2 .1 1.8 .1 1. 7 2.8 .1 3.8 .2 .1 .1 .1 .2 .1 .1 .5 Retail Office Service Wholesale Auto-Oriented .2 .1 .1 Light Manufacturing General Manufacturing Quarries .1 .1 .2 .1 .5 .4 2.3 .1 .3 4. 1 .2 .8 .1 .3 3.4 .1 6.6 .4 58.6 14.5 2.0 4. 1 .9 .6 50.7 18.6 1.6 2.8 4 • fi 63.5 12.9 2.3 6.3 6.7 1. 0 61. 9 10. 0 2.5 1.8 .2 .1 .1 .1 3.7 .4 3.8 4.5 4. 1 2.4 1. 2 12.7 13.9 9.2 Public School Quasi-Public Cemeteries Parks & Buildings Wooded Areas Marsh Areas Agricultural & Vacant Orchards Vineyards Water Power Company Pipeline R.O.W. Railroad R.O.W. Street R.O.W. Incorporated Area Total Developed .1 .1 .1 .1 16. 1 �Chart 10 ON-SITE SEWERAGE DISPOSAL APPLICATION RECEIVED BY BERRIEN COUNTY HEALTH DEPARTMENT MUNICIPALITY 1975 1977 (6 months) 1976 LINCOLN 82 58 ORONOKO 79 24 HAGAR 61 21 NILES 52 19 ROYALTON 38 30 COLOMA 38 23 Chart 11 BUILDING ACTIVITY 1973 1974 1975 PERMITS ISSUED DWELLINGS UNITS CONSTRUCTED 42 62 37 1976 1977 (9 months) 136 124 47 40 �3 HOUSING �HOUSING INTRODUCTION Every community has a unique image which is reflected by its physical facilities, its people, its institutions and its public and private leadership. Oronoko Township is concerned with improving the township's physical, social and economic environment. These character- istics are important for a community as it competes with other areas throughout the State for new industries, businesses and residences. The type, quantity and quality of housing within any area plays an important role in demonstrating the community's image and living desirability. A housing unit as defined by the Bureau of the Census, refers to any house, apartment, flat, trailer or room in a hotel which constitutes a single or separate living accomodation for any person or household. A 1970 field survey found that Oronoko Township had 85.0% of its housing in a standard condition. HOUSING SURVEY The field survey was conducted with each structure being evaluated from the exterior and placed in one of the following categories according to apparent condition: (Map 12). �Standard--Structures which have no defects or only slight defects which are normally corrected during regular maintenance. Conservation--Homes classified in this category contain slight defects such as slight damage to porches or steps; small cracks in walls, plaster or chimneys; wear on floors or door sills; broken gutters or downspouts; and/or lack of paint. For practical purposes, these homes are considered to be in standard condition. Deterioriated--Structures which need more repair than would normally be provided during regular maintenance. These structures contain defects which must be corrected if the unit is to provide safe and adequate shelter. defects are: Examples of these holes, open cracks, rotted, loose or missing materials over a small area of the foundation, walls or roof; unsafe porch, stairs or railings; several broken or missing window panes; some rotted or loose window frames or sashes that are no longer rainproof; broken or missing risers, balusters, or railings of outside staircases. Such defects \ are signs of continued neglect which may lead to serious structural deterioration or damage if not corrected. Re- habilitation is necessary to restore such structures to good condition. This may involve repair, renovation, conversion, expansion or remodeling for reconstruction. 21 �Dilapidated--Structures which do not provide safe or adequate shelter and in their present condition endanger the health, safety, or well-being of occupants and surrounding areas. Such housing has one or more critical defects; or has a combination of intermediate defects in a sufficient number to require considerable repair or rebuilding, or is of inadequate original construction. open Examples of critical defects are: holes, ~racks or rotted, loose, or missing materials (clapboard, siding etc.), shingles, bricks, concrete, tile or walls, roof or chimney; substantial sagging of porch, walls, or roof; extensive damage by storm, flood or fire. inadequate original construction are: Examples of shacks and huts, structures with make-shift walls or roofs or built of packing boxes, scrap lumber or tin; structures lacking foundations; cellars, barns, sheds, garages, or other places not originally built for living quarters and inadequately converted to such use. Redevelopment is necessary for structures of this type. The defects are so critical and/or widespread that the structure should be extensively repaired, rebuilt, or removed. NEIGHBORHOOD BOUNDARIES There are several acceptable methods available for delineating neighborhoods in the township. A neighborhood may evolve because of its people that are similar inhabitants with like ethnic, social and economic traits. 22 �It may come into existance because of geographic areas such as rivers or railroad gradings or expressways which set an area out from other parts of the township. A neighborhood might be bound together by the contiguity of physical patterns, that is, age, condition and utilization of structures. NEIGHBORHOOD ANALYSIS A neighborhood analysis is the first step in establishing a program for providing decent living conditions in a suitable environment. Such an analysis consists of examination and assessment of the housing and environmental conditions of each neighborhood within the township. The Physical Features for the Lake Chapin planning area recorded the type and extent of housing deterioration on a neighborhood basis and attempted to reveal the underlying cause of such deterioration. Oronoko Township had the greatest number of standard housing units in the Lake Chapin regional planning area, 1,142 or 85.0% of the total township units. There are 143 conservation structures (10.7%); 51 deteriorating structures (5.8%); 7 \ dilapidated structures (0.5%). Chart 13 shows the data for all the Lake Chapin regional planning area for comparison purposes. Although the percentage of the housing is considered sound, the number of units in the deteriorating stage within the total Lake Chapin regional planning area is large enough to merit 23 �close observation and to seek methods to improve the structural deficiencies. RECOMMENDED PROGRAMS There is an obvious need for the continued assumption of responsibility for work on housing by some organization. Local planning commissions, housing authorities, and other governmental bodies are important in working on many aspects of the area's development, including housing. Practically every aspect of housing touched upon in any report deserves further thought, research, and consideration. Since the outlook is for an increase in housing assistance from state and federal government, the outlook is for an increased public awareness and need for action in housing. It is believed that the absence of an overall organization, such as a county housing council will lead to increased balkanization in housing efforts in the area with a corresponding waste of effort and resources at best and competing and conflicting actions by individual groups at worst. Oronoko Township should consider availing itself of the various state and federal resource programs currently available for use when, in the determination of the township, a particular neighborhood warrants housing rehabilitation activity. 24 �r-:----=------ ,114C - j, r - l:!"""t, ORONOKO TO\i\1NSHIP I I BERRIEN COUNTY , I l\IICHIGAN •a i _. .. - .., • • r . -- I " ~l".\ LEGEND ~---- -fl \c'-""°'" j • U1 . ~ 1p \ j ,~. JI tI -,, t I I I I I I I I I ' \... JUlY 1910 CONSERVATION CJ C=:::J DETERIORATING ~ DILAPIDATED - STANOARO ..,I ~ I I I I CONDITION OF STRUCTURES 50.JlitC[" Ntrif S _AWR["IC( & ASSOC "lEl..tSI..RVE Y .a i C -~ ,d) !I (:) 0 ~ II' • ~ -I r r , , 0 ■ I 1, • II • ~'7;---~ ·-•~---·--A....-..._4-----------Jt--- • 1 · , ~" {1_____:__ 1: )> " "·"-c~---~~\ \ ~ PLANNINC CON.ULTANTS WM . S. LAWRENCE & ASSOCIATES, INC. r\i �CONDITION OF STRUCTURES Ro.talton Twp. No. %Twp. f.c . Berrien Twp. %Twp. Oronoko Twp. No. %Twp. Berrien Springs No. %Vi 11 age Region No. 586 80.8 680 79. l 1142 85.0 602 84.0 3010 82 . 6 Conservation Structures 94 12.9 97 11. 3 143 10.7 95 13.2 429 11.8 Deteriorating Structures 38 5.2 46 5.3 51 5.8 17 2.4 152 4. 2 8 1. 1 37 4.3 7 .5 3 .4 55 1. 5 726 100.0 860 100. 0 1343 100. 0 717 100,0 36~6 l 00. 0 Standard Structures Dilopidated Structures Total Structures %Region N 0-, () :::r p, Ii rt I-' w �4 STREETS, THOROUGHFARES AND TRANSPORTATION �STREETS, THOROUGHFARES AND TRANSPORTATION INTRODUCTION A major determinant of the Township's land use pattern is the circulation system along which people and goods are moved. The various residences, businesses, industrial establishments, and places of assembly serve as a basis to and from which people and goods are moved about. This movement must be planned for, since robtes of movement become fixed land use patterns as well as determinants of other land uses. The land use plan and circulation plan are inter-related and are needed in projecting the area of development both present and future. A township in Michigan may not have control over streets and/or highways but with the development of private property, which is guided through implementing tools such as local zoning ordinances, subdivision regulations, capital works programs and thoroughfare planning, future local streets can be developed under supervision of the township. Such thoroughfare plans are important, and local recommendations are considered by highway agencies. STREET FUNCTIONS In order to appreciate the findings and understand the controversial recommendations, the citizens of Oronoko Township should be aware of certain basic facts about streets. These are sometimes obvious, but often they are not consciously recognized: 27 �1. The function of a street is to allow movement of vehicles from one place to another. All streets and highways should be designed and built with this objective in mind. 2. Another function of a street is the provision of access or the ability to get off of the street to reach a certain destination. STREET CLASSIFICATION The definition of street functions naturally leads to the subject of street types. than others. Some streets carry larger volumes of traffic In just a few cases, a street carries only the traffic directly generated by its abutting land uses. A street which connects large areas of population must serve the functions of traffic movement as well as traffic access. Within a given block, the vast bulk of this traffic is going or coming from other blocks, areas of town, or even other cities. This type of traffic street is called by various names such as arterial major route, main highway or thoroughfare. \ Major routes vary somewhat in their characteristics; design, capacity, surface construction and volumes of traffic carried. 28 �There is a second type of street that must also be considered; this is a minor street. abutting properties. It has a primary function of serving Except for dead end streets, such routes always carry some non-local traffic. Nevertheless, proper planning of location, alignment and even traffic controls can be used to minimize undesirable through traffic. TOWNSHIP STREET RESPONSIBILITIES Townships in Michigan normally have no jurisdiction over improvement of the streets. If the township accepts this concept, then only annual maintenance programs can be initiated. If a study of the local streets and thoroughfares clearly indicate a need for not only annual maintenance but for wider streets and rights-ofway, then such recommended programs certainly will assist in supporting either short or long-range circulation needs and should be presented to the proper State and/or County highway agency. Traffic can best be accomodated by developing a few streets with wide pavement and direct alignment and with traffic control devices arranged to filter traffic flow on principle arteries. These streets are the ''major streets" and a great majority of the communities traffic can be accomodated on a major street system consisting of 20% or less of the total street mileage. With the great majority of the traffic on a few streets, the remaining streets (mostly residential in nature) can be improved with a narrow and less expensive pavement. 29 �TRAFFIC FLOW On the traffic volume map (Map 14) the flow of traffic is shown on every dedicated and improved street within the township for a 24-hour period. Counts are shown on the map as well as a scale width line that pictorially illustrates the most traveled streets within the township. Traffic volumes are important in providing needed data to be used in designing and updating existing roads in order to develop an efficient highway network to move people and goods. Traffic volumes assist in establishing classification of streets and each classification warrants various pavement widths, pavement types, etc. If traffic volume is heavy on local streets, and the pavement type is not of a quality that will handle such use, maintenance programs may have to be scheduled more frequently. The traffic counts taken in 1969 by the Berrien County Road Commission and the Michigan Department of Highways vary from 30 to 4,400 vehicles. It is evident & Transportation that the most traveled route in the Lake Chapin fegional planning area is U.S. 31-33 with traffic volumes of 7,300 to 7,400 occurring in a 24 hour period. Other heavily traveled roads are: Shawnee Road from west of Berrien Springs to Baroda Township varying from 1,570 to 1,760 vehicles; Red Bud Trail Road from Buchanan Township to Shawnee Road varying from 2,020 to 2,120 vehicles; Shawnee Road to 30 �Lemon Creek Road with 1,900 vehicles and US-31 and US-33 carrying 1,600 vehicles. Snow Road between Red Bud Trail and Berrien Springs corporate limits has a traffic volume of 1,430 vehicles which decreases to 500 between Red Bud Trail and Terre Coupe Road. Other roads in the township vary in volume from 80 to 700 vehicles. FUNCTIONAL HIGHWAY CLASSIFICATION Highways and roads in Michigan are classified as to thei~ predominant function and service characteristics. This classification represents an essential element in highway administration by providing a framework for projections of needs, construction and financing at each level of government. In classifying highways functionally, it is necessary to establish criteria to identify the primary function they serve and the degree to which they serve more than one function. The application of this criteria will result in the grouping of highways and streets into three broad classifications - arterial, collector and access. Since the enactment of Act 51 of the Public Acts of 1951, Michigan has had a classified road network based on three broad categories, which are as follows: 1. State trunkline highways generally represent the majority of the arterial network; 2. County primary roads and city major streets generally comprise the majority of the collector systems; 31 �3. County local roads and city local streets in general account for the local category. Classification of the State trunkline highway system is a continuing process that is updated annually. Revisions to the County and municipal classified systems are made on a periodic basis. However, it will be necessary for the local unit of government to further subclassify these systems on a more specific basis grouping together those streets and highways of similar design, construction and operation. In accordance with this legislative act, Michigan roads and streets are separated into three jurisdictional systems - State, county and municipal. The assignment of highway facilities performing a similar service or function to a single and proper jurisdictional level is based on responsiveness to public interest. When a highway problem is statewide in impact, the proper response to the public interest should come at the State level. However, in instances where highway problems are predominately local in impact, the county road commission or townfhip will be more thoroughly familiar with such problems and more directly and conveniently responsive to the public interest. The Thoroughfare Classification Map (Map 15) shows roads in the township that are identified as regional arterial, local arterial, primary collector, secondary collector and local access. The following are brief explanations of the functional classifications: 32 �REGIONAL ARTERIALS Regional arterial highways interconnect and augment the statewide arterial highways, forming a continuous highmobility network of highways which will efficiently serve major travel in all areas of the state. A primary function is to interconnect major population and economic activity centers not served by statewide arterial highways. These highways also provide service to other large areas of special interest and recreation areas which generate or attract a substantial amount of traffic, occasionally subordinating directness of routing in order to perform this secondary function. However, they offer a high degree of trip continuity either along or as an extension of the Statewide Arterial System. LOCAL ARTERIALS Streets in this classification provide service to trips of moderate length at a somewhat lower level of travel mobility than the major arterials. They distribute travel within geographic areas which are smaller than those identified with the higher systems. Local arterials include those facilities which serve a secondary arterial function at the local level, placing more emphasis on land access than the higher systems and offering a lower level of traffic mobility. They also provide service between smaller cities and connect these cities with the higher arterial systems. 33 �They should not, however, penetrate identifiable neighborhoods. PRIMARY COLLECTORS (COUNTY ROADS) These roads function primarily as collector-distributor roads for relatively large areas. These also provide service between minor population and economic centers within the county. Traffic mobility and trip continuity are not as essential as on local arterials and serving through traffic may not be a major consideration. Access controls are not provided on these routes thereby permitting a high level of service to adjacent properties. These streets may also serve secondary traffic generators such as schools, parks and areas with high population densities. SECONDARY COLLECTORS The prime function of secondary collector roads and streets is to provide traffic service between local roads, streets and higher classified routes. Traffic served will essentially be generated from a relatively small _area or a specific traffic ~ttraction. In residential arras, these facilities should be designed to discourage commercial and industrial, as well as through traffic. Ease of access is a major consideration in the design of these streets. Route continuity is of limited importance since traffic will utilize these routes for only a small portion of their total trip. 34 �LOCAL ACCESS STREETS AND ROADS Local access streets (urban areas) primarily differ from residential streets in that they may possess a somewhat higher degree of trip continuity and provide service within specific land uses, such as parks and various institutions. Local access roads (rural areas) provide access to homes, farms and other low intensity land uses. These routes are usually the remaining section or quarterline roads and not rural subdivision streets. Traffic desires are local in nature and thus these roads do not require trip continuity for an extended length. STREET CONDITIONS In the Michigan Highway Needs Study dated 1969, the streets within the township were evaluated and the information for principle streets is shown on the Existing Transportation Map (Map 16). The streets on the map are identified as to right-of-way width, pavement width, pavement surface type and pavement conditions Noted on Map 18, Traffic Conflict Map, are individual intersections within the Lake Chapin regional planning area where accidents have occurred in the past resulting in property damage and fatalities. RECOMMENDATIONS It is recommended that the State and/or County Highway Agency be made aware of the traffic conflict points, the conditions of the existing transportation system within the township and also any 35 �and all improvement projects deemed advisable by the township if they are not already familiar with them. Through this means, Oronoko Township will have insured proper input for road improvements and continued maintenance by the proper road agency. 36 �MAP 14 L. \l(E CHAPIN REGIONAL MAlJ VOLUMES TRAFFIC OCTOa[R l.Cl[NO I I I I I I i •• I I ttTO - .. ...... .... .... ,.. ...... 0 fOOO TO ,...._ .... Q \ r1;1otlOiH.1 'Hi\JJte}JJP V!;J;IJHJ IOWtl;HJp ~ I ., I I I I I I ~"'------1 __ j PLANNING CONSULT ANT ■ WM . S. LAWRENCE & ASSOCIATES, INC. 11 37 W MA.D190N CHICAGO. ILLINOIII •o•o• �ORONOKO TOWNSHIP MICHIGAN a i ·11 '. : ~ I / !I I i: t! 11 ,~ j I I ' I -~ I I I II \\\\ ~-\ \ \•·. ~ \ u \\.. \\ \ \ ·1 10 ~ \ \i ,3 ., I I I . ·I ~- \ . , ..,... ii. I t'\ ..... I' .:, d) \ 'i ~ " o CLASSIFICATION SYSTEM / ❖/~1 •. ~ fURUMY ~ LEGEN) RECUONAL AATEAW.. llOtOUGHfARES ~ l..OCAL ARTEJIIAL THOROUGHFI.R£S _// ~ E=J E3 PR°'AltY C0U.£CTOIIS SECONDARY COLLECTOflS AU 011iERS - LOCAL ACCESS I I I •I ~ O~· ··I .,1. !' --·•-C..,~ . . ~ 3: )> .-,c...,. .,.... - ., - " "ti (JI a ~ " ' -PL.1,.NNINO --~ CON ■ ULT.A.N'T ■ t WM . S. LAWRENCE a. ASSOCIATES, INC. _c-_1,1...1.r:_.a...no.._LL.L tl'Ul...LII a...neoa �ORONOKO TOWNSHIP i_ -- j i I BERRIEN COUNTY , i1 : - MICHIGAN 'J I j ~-~. - 'PJ w= ~ ,. I I ii i ~~---I I I I I I I I I • " = .......... ~ ~ EXISTING TRANSPORTATION I I L£GE~ ~ HlZllU. -OW WDTN --.. ~ I I ,-~ CIIIIOITQ ~--lfT '"ln'N I ,tj ! I I I ~ ________ , .... ,- ~L" ._ , w= ·1 -----. - ... I ; u M~ ~ ..,.at fllUTfD Mal:L ..mtrT......,,a,w-ccc.~ti·a--=-n - laCD ~ ..,..,.illClOltCICWCMlC • ..:aOtt --· I 11.ACltMK tt"Ofl llCJIIIII ~ C-T OUIIHID tm..-lNCLII Cf»CtUfl OIi - I !MMCP" CP!AIIKW C:Srr~ •~lff- .C,IMaffC~~ ~1 . c. ,~-.-0-- - ' " l t M M C I : ~ ~ » -- a • ~ . c n •, fCN« ,wu1.-: -- ~ <MIOCIII..... TMMI U"-ont...urGl,lllllURICM <:!:, I JI - fl i V r-· I ► VOITl11O011H,,...__,......__....,... I I 5 I ~ )> "'0 ~ \- wzm .. r m a ~ " PL.ANNINO -~ CON8ULT ANT8 1 WM . S . LAWRENCE a. ASSOCIATES, INC. �EXISTING TRANSPORTATION CONDITIONS ORONOKO TOWNSHIP .,::.. Pavement Width In Feet Pavement Conditions R.O.W. In Feet Street Surface Pavement Type Grange Road Bituminous Surface, Treated Gravel 12-20 Good-Poor Some Resurfacing Needed 66 Snow Road Mixed Bituminous Surface On Gravel 16-22-24 Good-Fair 25% or More Deterioration 66 Mt. Tabor Road Bituminous Surface, Treated Gravel 20 Fair-25% Deterioration 66 Shawnee Road Mixed Bituminous Surface On Gravel 20 Good-Fair 25% or More Deterioration 66 Lemon Creek Road Mixed Bituminous Surface On Gravel 20-22 Good-Aug. Maint. 66 Hinchman Road Mixed Bituminous Surface On Gravel 20 Poor-More than 25% Deterioration 66 U.S. 31 Mixed Bituminous on Concrete,Brick or Black Base 22-24-48 Fair-25% Deterioration 66 Tudor Road Bituminous Surface, Treated Gravel 20 Poor-More than 25% Deterioration 66 Chapin Lane Bituminous Surface, Treated Gravel 20 Poor-More than 25% Deterioration 66 Ferry Street Mixed Bituminous on Brick, Concrete or Black Base 24 Good-Aug. Maint. 82 Bituminous Surface, Treated Gravel Poor-More than 25% Deterioration 66 0 & 33 (') ::r Pl Ii Kephart Lane 20 rt I-' -..J �(Continued) .i::,. I-' EXISTING TRANSPORTATION CONDITIONS ORONOKO TOWNSHIP Street Surface Pavement Type College Avenue Bituminous Surface, Treated Gravel Maple Street Bituminous Surface, Treated Gravel Grove Avenue Mixed Bituminous On Gravel Walnut Street Mixed Bituminous On Gravel Pavement Width In Feet Pavement Conditions R.O.W. In Feet 22 Good-Aug. Maint. 66 18 Poor-More than 25% Deterioration 40 18 Very Poor-Resurfacing Needed 20 16 Poor-More than 25% Deterioration 20 (") ::r Pl Ii rt I-' -..J �MAP 18 L~,\l(E C~HAPIN REGIONAL MAP TRAFFIC CONFLICT POINTS .j t I I.. I Q \ ,IJJIAJJII '/OllfflSl.lJI PLANNING CONSULTANTS WM. S. LAWRENCE & ASSOCIATES, INC. 12 42 W MADISON CHICA.CO . ILLIN018 •o•o• �5 COMMUNITY FACILITIES �--COMMUNITY F.i1.\..'ILITIES PUBLIC SCHOOLS Almost all of Oronoko Townshi~ is served by the Berrien Springs School District with Mars Strcl·t Elcment<lry, Sylvester Elementary, Berrien Springs Middle School and Berrien Springs Senicr High schools. These schools are administered by a school district governed by an elected board. Map 19 shows the school district boundaries and the location of all educational facilities, both private and public. Chart 20 provides descriptive details for each. In April 1971, a questionnaire was sent to each superintendent to gather school plant and site information. on the 1970-1971 school year. All data is based From this material, the following paragraphs are presented: MARS STREET ELEMENTARY SCHOOL The Mars Street Elementary School is located within the community of Berrien Springs. The structure was originally built in 1952 with additions constructed in 1956 and 1968. The existing physical plant consists of twenty-four classrooms, an auditorium/gymnasium, and various supplemental spaces. The school site is approxi- mately 12 acres and provides 8.5 acres of general play area as well as parking for fifty automobiles. The design capacity is 660 students and the present enrolment is 560 with a student/teacher ratio cf about 28:1. 43 �BERRIEN SPRINGS MIDDLE SCHOOL Berrien Springs Middle School was constructed in 1975 to replace the outdated Junior lligh school built in 1928. In school year 1976-1977, il s e1ved 534 8th grade children. 6th - It has a student/teacher ratio of 22:l. BERRIEN SPRINGS HIGH SCHOOL The Berrien Springs High School is dlso located in the community of Berrien Springs, and is the only public high school located within the region. The physical plant was built in 1960 and an addition was constructed in 1968. The existing structure contains twenty-six classrooms, an auditorium/gymnasium complex, a library and art, music, science and vocational classrooms as well as various supplemental spaces. The school site is approximately 30 acres and provides a baseball diamond, football and soccer fields, tennis courts, 15 acres of general recreation space and parking for 400 automobil~s. The design capacity is 650 students and the present enrollment is 540, with a student/teacher ratio of 18:1. Enrollment has been increasing steadily since 1965-1966 with 457 students at the present peak. Three hundred and twenty students are transported to and from school at public expense. The school plant is in excellent condition and the core facilities are such that they would permit future expansion. 44 �S YJ.VES'l'E R ELr:m:NTJ\RY SCHOOL Sylvester Elementary Schoo l has shown a steady increase in enrollment, opening in 1965 with 490 students. Four hundred students are transported to and from school at publi c expense. The school plant is in excellent condition, however, the core facilities are such that they would not permit future expansion. During April 1974, just three (3) years after the original questionnaire, data was received from the Mars Street Elementary School which depicts possible changes. There appears to be a difference of the designed capacity of the school which varies from 660 in 1971 to 650 in 1974. As indicated in the recent questionnaire, the capacity of the facility is 650, therefore, the designed capacity has been reached with the April, 1974 enrollment of 650. The enroll- ment in 1971 was 560 and in April of 1974, it was 650 or an increase of 90 students in the three (3) year period. In 1971, there were 400 students transported to and from school at public expense and this demand has now increased to 575, or an increase of 175 students which exceeds the number of new students. As noted above, the core facility would not permit future expansion, therefore one portable classroom was obtained for an additional teaching unit. 45 �In April 1974, updated statistics were requested using the same qu e stionnair e as originally submitted in April 1971. The only comparable data is that in April 1971 there were 540 students, as of April 1974 there were 550 students, or an increased enrollment of ten students. The designed capacity for the facility in 1971 was indicated as 650 students, as compared to 600 in April 1974. The number of students transported to and from school at public expense has increased by five (5) students. SCHOOL PLANNING STANDARDS General school planning practice calls for school sites as follows: Elementary school - 5 acres plus 1 acre for each 100 pupils Junior High School- 15 acres plus 1 acre for each 100 pupils High School 25 acres plus 1 acre for each 100 pupils - The Michigan Department of Education recommends that an additional five acres be added to the approved basic size. Even if these standards are followed, many of the school sites do ~ not meet the minimum standards. PAROCHIAL SCHOOLS To fully comprehend educational facilities of the area, one must look at private and parochial schools which serve the students of the Township. It is difficult to determine to what degree each serves the students of the township, but it is important to understand that parochial and private schools do decrease the burden on the public school system. 46 Parochial �schools serving the township include: E.B. Garrett S.D.A. Elementary School, City of Benton Harbor A.V. Elementary School, Berrien Springs S.D.A. Elementary School, Berrien Springs ANDREWS UNIVERSITY Andrews University moved to Oronoko Township in 1901. The University gained North Central Association of Colleges and Schools accreditation in 1922 and the Graduate Studies and Theological Seminary transferred onto the campus in 1960. Andrews has 192 teaching facility which, with a current enrollment of 2784, is a 14.5:1 student/teacher ratio. The physical plant consists of 36 buildings on 1587 acres along the St. Joseph River. The buildings include residence halls, apartments, two gymnasiums and an olyrnpic-size pool. Other facilities are a lighted football field, softball diamonds, tennis courts, and track areas. The campus also contains a two-division day school encompassing preschool through 12th grade, the Ruth Murdoch Elementary (preschool through 8th and Andrews Academy (grades 9 through 12). SPECIALIZED EDUCATIONAL FACILITIES Located in the township are two specialized learning facilities which service the County. Gateway Sheltered Learning Center serves 65 people through rehabilitation programs. It has a design capacity of 100 persons and is located on a 4 acre site. The Blossomland Learning Center is a special education facility, scheduled for opening in July 1978 with an initial enrollment of 250 students. 47 �The center is designed to serve 300 students and is located on a site of 18 acres. FUTURE SCHOOL REQUIREMENTS It was concluded, after analysis of population projections and future residential growth trends, that one additional school would be needed in the Berrien Springs School District as well as continued maintenance and expansion of existing physical plants. PUBLIC UTILITIES Public utilities are those facilities, whether owned by a municipality or private corporation, that provide water, sewer, gas, electricity or communication services to the Township. Oronoko Township is provided with such services by the IndianaMichigan Electric Company, Michigan Power Company, Bell Telephone Company, private suppliers, and the Village of Berrien Springs for water in certain portions of the towns,hip. \ 48 �l WATER SYSTEM The Village of Berrien Springs supplies municipal water to the areas shown on Map 21. Several problems have been noted with the Village supply system and improvements will have to be completed prior to extending the system to serve a large number of subdivisions or other uses. Andrews University maintains its own water system which is capable of meeting anticipated future needs. SEWER SYSTEM Only a small portion of the Township is presently served by a municipal sewer system as shown on Map 22. Treatment is provided by the Village of Berrien Springs Waste Water Treatment Plant. In November 1977, the Berrien Township EPA 201 Plan of Study Area Report was presented to the Township. This report analyzed the sewer system needs for the Township for the ensuing 20-year period. Map 22 shows the service areas for 1978 and the future 1998 service area. This report further states that the 49 �collection system would connect with the Village of Berrien Springs treatment plant. SOLID WASTE DISPOSAL Oronoko Township is one member of the Tri-Township Landfill Authority which operates a state licensed sanitary landfill located on Dean's Hill Road in Berrien Township. The site has a projected life span of twenty or more years. Individual residents collect and transport trash to the location. PARKS AND RECREATION There are only a few existing parks and recreation facilities in Oronoko Township, most of which serve Township residents. Using a general "rule of thumb" standard of 1 acre for each 1000 population, in 1970 Oronoko Township should have had 85 acres of land for this purpose. Educational sites can be utili~ed for certain recreational purposes and can be used to meet these standards. Generally, such sites are in a central location to serve school age children and have excellent potential to provide this dual capacity. Six parks and recreation types are defined in the Lake Chapin regional planning area report accompanied with development standards. These are: play lot, neighborhood park and play- ground, playfield, community park, recreation center and regional parks. )$ 50 �Play lot (0.25-2A Minimum}--The play lot, sometimes referred to as a tot lot, is one of the facilities most needed in built-up areas; yet it is the facility which is least often provided. This play area is designed for r e sidential sections where there are a number of pre-school children. in the interior of residential blocks, They are generally located multiple-family develop- ments, or in a corner of a playground, and contain simple play apparatus, as well as benches for adult relaxation and supervision. Neighborhood Park and Playgrounds (SA Minimum)--The neighborhood park or playground serves a broader range of age and activity levels than the play lot. The playground is developed for inten- sive play primarily by children of elementary school age. The park is designed for passive recreation by all ages within the neighborhood. They should be orientated to serving only the immediate neighborhood needs. Playfields (10A Minimum)--A playfield is a recreational area which provides facilities for teenagers and adults which are not ordinarily available at the neighborhood park and playground. The playfield usually contains a neighborhood park and playground, and space for field sports and possibly allpurpose buildings. A large off-street parking lot is essential. Community (Township) Park (40A Minimum)--The community park and the playfield are sometimes combined and sometimes developed separately. A typical size community park would be around fifty 51 �acres. Typically, it should include special facilities for unique community-wide uses such as a swimming pool, major athletic fields, picnic areas, and a bandshell. Recreation Centers--Recreation centers provide indoor areas to serve all age groups with leisure time activities of a social, educational, or recreational nature. They are generally de- veloped in connection with other civic buildings or within the larger Township-type park. For neighborhood recreation centers, schools can and should be utilized whenever possible so as to avoid duplication of facilities. Regional Parks--A regional park, which should not be less than 100 acres, should be located within 45 minutes or an hour's driving time from the segment of the population which it serves, The number and distribution in the Region should be based on this requirement. These large regional parks should be located with as much scenic value and natural beauty as possible. The prime purpose of these areas should be to separate urban develo~ ments and to enhance the livi~g environment and to preserve space in its natural form for the inhabitants of the urban areas to enjoy. The regional parks should include facilities for picnics, hiking and nature study, fishing, boating and in some locations swimming and other recreational facilities usually participated in on a day's outing. The regional park should also be the location for public golf courses. Shelters and restroom facilities and parking should be conveniently located throughout the area. 52 �PARK AND RECREATION RECOMMENDATIONS Based upon the above analysis of the public open space and recreation areas available and the listed standards for park and recreation development, the following recommendations are made: A park, forest preserve, or conservation district should be established that would serve the Lake Chapin region as a whole. The function of this body would be to receive donated land or to acquire fee or less-than-fee interest in land suitable for active recreation use or to be held and managed for future recreation use. Prime resources for this would be wooded areas and the areas adjacent to water courses such as the St. Joseph River. The responsibility of this body would be to provide regional rather than Township facilities. Working within the administrative framework of the Township, the township should consider the establishment of or at minimum the reservation of land for, Township parks and playgrounds in urbanizing portions of the Township. The combined development of school/ park sites for this purpose should be encouraged. Individual neighborhoods, should be encouraged to develop local tot-lot facilities on vacant land. Such small parcels are scattered thr9ughout the built-up areas of the Township and could be secured by either purchase or lease. The concept of small play lots on leased land with well-designed, portable equipment would permit a variety of spaces for use within a neighborhood at minimum expense. Major natural assets such as the St. Joseph River and Lake Chapin should be utilized as the nucleus of a major recreational area administered at the county or state level. Such a facility would serve as a major asset for additional quality development within the Township if proper planning and adequate zoning and development standards are adopted and rigorously followed. 53 �LAKE SHORE SCHOOL DIS T_R_ l £ T 1 - _...J .r , r 7, •oo/J• ro..,..,•..,_ 6 .. ., 2 3 4 5 'e+ -~ - ~ - 7!? I' 7 8 '- 10 9 I r 7 L ,, .-!~ r 11 . ® l, . . '- ~ ' ~, - ---. l r- -- - - • .. , .... ... 1r - ~- 1 -- " . - I -· '• .,; ~',, 16 •• . ' ,. 'L ;j 1:1 .. . 30 ....... ~-- .:' 1,J )· ./I " . ••• • ® """' ,~,~ 13 -=~- -,.., .- l 29 2e '- -..., r - -.!!!. ~.. l ~ : ~ _;1- : • fl.~~-~· - ' 32 JL . _J L -~ -~ r 33 .,. . .ot 1 :L .J '\' 34 11110 &0 I , • ,· L ~i•l I ' I ,.. ~ . ., . :i~ ; !C ~··· -- t: t;'· :f'· / __ ,.,.,-'-_____ / I --~ - ,I I _, I 1,.: - I ~"r◄ 1 /, 27 - ~0•9 · • -- 24 1 ,& . © ~(i) ., """~ '""" ,... - / (!) )) 1' / . 23 22 , 1 -,--~ I · ' ♦(/'a, - ~ -, ; ' (..,_..,__ 21 ' . , :,:., ERR I-·EN' s PRINGS ::· . B SCH OOL i DISTRICT ,_ 20 ~ I ~ I! - ! 17 . • • ·~" 18 '•...__i-;_. //.~ JI r j= EDUCATIONAL FACILITIES AND SCHOOL DISTRICTS 3: .,,J> • J I <D ' •tr...... RIVER VALLEY SCHOOL DISTRICT •uc11,uu... BUCHANAN SCHOOL DISTRICT fO•" '"'" �EDUCATION FACILITIES SYMBOL 1 2 SCHOOL GRADES CAPACITY ENROLLMENT 1970 1971 1976 SITE AREA GYM -- POOL - Marrs Street Elementary K-3 700 646 496 700 llA 1 0 Sylvester Elementary 4-6 550 560 438 660 12A 1 0 650 30A 1 0 100 4A 300 18A 3 Berrien Springs Middle School (Replaced Junior ijigh in 1975) ---- --- --- 534 4 Berrien Springs High 9-12 550 540 625 5 Andrews University --- --- 2,788 6 Gateway Rehabilitation Center --- --- 65 7 Blossomland Learing Center ---------- --- --- 250( 1 ) (1) Anticipated 7/78 Enrollment U'I U'I () ::,Ill 11 rT tv 0 �MAP 21 I \ . '. ' ' ;r:f --- 1._, .,, ,, . ./I -., ' l.. r ,. I JL I; I I I -- I ~~. ll.-,"'> ;II ,' \ . .t,,.; 1 I ,_ I I I - t. •.::-..~ I I ... j ~-- 56 -st ! . . t~ < • - I I Ii I I l -; r· - - .J �MAP 22 ~ w I(/) >(/) z 0 I- u ,, w _J _J \ /'/ , , 1- .......... u V, (0 z .; (0 I ' \ \:·' ,.., '6 / j ~ ...... , '¾ > , -- ., - ~-~'>--.'" ' , ·~ . ~ .... lt; n:: '•• z <£ I n:: <l: w u <l: w n:: <( w u > n:: > n:: w (/) w (/) 0 ' ... . "'. <( w w Ll>.JL~•• ~ ' CD I'- en co en en I- J ~ w I(/) ; D~ r----r r '/ ., N n "2 ..:. "' 0 N i O> Cl) "' "' I . a, 0 "' N ; . : . .,0 O> f 57 �PARK AND RECREATION - STANDARD MINIMUM SIZE (ACRES) TYPE -- Play Lot INVENTORY AND ANALYSIS LAND AREA TO MEET STANDARDS (ACRES) EXISTING CONDI'i'IONS (ACRES) 0.25-2 10 ( 1) 5 15 ( 1) Playfields 10 20 (1) Community (Township) Park 40 40 11(2) -- 140( 3 ) 85 151 Neighborhood Park and Playground Recreation Center Regional Parks DEFICIENCIES 29 -----100 TOTAL 29 (1) Provided by School Sites () (2) Township Park ::,- (3) Oronoko Lakes Camp Ground rt Ill 11 (\J w 58 �1 6 ECONOMIC FACTORS �ECONOM I C FACTORS INTRODUCTION An adequate understanding of the primary factors of both the demographic and economic characteristics within the Township is essential to any planning effort. It is pointless to propose an elab- orate physical plan and detailed land allocation without first determining whether the proposals wi ll increase the well being of the residents in the area. Likewise, it is unwise to plan for the township without relating the township to the surrounding region and the County, In order to make a reasonable forecast and gain a better overall view of economic and population trends in the township, it will be necessary to analyze the development of Berrien County and the role of the township in that development. In a technical sense, economic studies have two purposes, A principal concern is to provide materials about the local economy that will assist the community in arriving at a series of appropriate goals and objectives. The second purpose is to provide quantitative estimates of future employment and population. In order to achieve these objectives, this chapter is divided into two sections 7 the Population Base Analysis which describes past population growth in the area and outlines its potential for the future, Also discussed are such important demographic character- istics as age/sex distribution of the population, number of households, occupational backgrounds, family income, and geoqraphic 59 �distribution of the population. The Economic Base Analysis describes overall trends within the township's economy and outlines the labor force and its concentration in various enterprizes. No one person or any group of persons can forecast the future exactly, or project specific economic and demographic characteristics over long periods of time~ It is possible though, to identify broad future trends by analyzing the past and present forces which have already affected, or could reasonably affect, the development of the township. Estimates of future developments lose certainty in projection due to the length of the projection time span simply because conditions change. Long term forecasts should, therefore, be reviewed period- ically in light of new development. In the Lake Chapin Area Physical Factors for Planning report, an indepth analysis of both the economic and population base was made. Projections were based on data prepared by the Berrien County Planning Commission in 1968 and 1969 for Berrien County. \ Recently, the Berrien County Planning Commission in cooperation with the Southwestern Michigan Regional Planning Commission and the State of Michigan, Department of Management & Budget completed revised population projections for the County and local municipalities. To best serve the intent of the comprehensive planning process, these population projections have been incorporated in 60 �this final comprehensive plan document and substantially update the economic and population base studies contained in the Lake Chapin regional planning area reports. ECONOMIC BASE The Physical Factors for Planning report extensively analyzed the economic trends of Berrien County in relationship to the regional area and the township, This analysis primarily relied upon the Regional Economic Trends study completed by the Berrien County Planning Commission in 1969 1 Because this analysis is outdated, reliance upon this information would not correctly portray the present economic conditions of the State of Michigan, Berrien County, Lake Chapin regional planning area or Oronoko Township. In 1976 and 1977, the Berrien County Planning Commission, as part of the Berrien County Overall Economic Development planning effort, completed detailed analysis of the economic conditions within the County. Rather than repeating this material, the reader is referred to this report to answer any questions related to the economy of the area. It is assumed that Oronoko Township will parallel the economic growth or decline within the local market in a similar fashion as the other municipalities which comprise Berrien County. AGRICULTURE Agriculture in Berrien County and Oronoko Township is an important 61 �economic element. The agricultural sector can basically be summed up by stating that farms have become larger, fewer and more mechanized. It is anticipated that this trend will continue. The number of farms in the United States has been declininq although Michigan has declined at a somewhat lesser rate; from 1950 to 1970. .86% each year During this period, the number of farms in the United States decreased approximately 47% as compared to a State average of 46%. On the basis of an overview analysis of the agricultural trends in Berrien County, it can be immediately seen that farms are becoming fewer, larger in productive acreage and more capital intensive. Fruit production within the County is a major economic activity. In 1974, Berrien County farms sold over $7,000,000 in market vegetables, and $18,451,000 in fruits, nuts and berries. At present, more than one-third of the fruit sold in Michigan is produced in Berrien County. \ For the past twenty years, Berrien County has ranked in the top one hundred counties in the United States in a considerable number of agricultural products. The production and sale of fruit and vegetables are more important to the economy of Berrien County than wheat, oats, corn, or hay. From the trends indicated, it appears that the amount of land tilled for production of fruits and vegetables will continue to 62 �increase along with the dollar volume of income brought into the County. Farmers grow these "specialized crops" because of the prospect of high income per acre, the seasonability of income, the possibility of reducing risk, and the increasing net returns from the cropping system as a whole. New plan- ning in an effort to update the agriculture inventory, a review of land use mapping developed from 1977 aerial photography was undertaken. This photography was flown in June and land cover was interpreted from infra-red transparancies by ten-acre units. Map 24 shows the land use cover prepared from this photography. Explanation of each classification is contained on Chart 25. Map 26, by the use of shade patterns, shows various agricultural land classifications. Charts 27 and 28 contain the tabulation in acreage figures of each of the land cover classification. Further, statistics developed from the 1969 and 1974 land use inventory are presented to allow comparison. Inferred from the maps and charts is the fact that Oronoko Township has consistantly maintained 14,700 acres in agricultural production. It is safe to state that one of the main economic elements of Oronoko Township and subsequently Berrien County is the Townships intensive agriculture operations. No discussion of agriculture in Oronoko Township would be complete without some mention of wine and wine vineyards. Recently, several news articles have reported on awards granted to local wine operations. This single economic attribute, 6J b J �the geographic location to Lake Michigan, complex soil types, length of growing season and moderate temperatures make Oronoko Township one of the most beneficial areas for wine production in the State of Michigan. It is anticipated that in the future that Berrien County, especilly Oronoko Township, will become the wine capital of Southwestern Michigan with the potential of supporting fifteen new wineries in the County and $40-50 million dollars of business. This potential raises the possibility of tourism and mixed use land developments to reserve prime vineyard land while encouraging tourism and other types of developments. Such developments can be adequately controlled by the Township by use of their planned unit development provisions of the Township Zoning Ordinance. Adequate information is available to the Township to help justify and encourage such developemnts. In such cases the Township should analyze soils information, land use trends, \ public utility capacity, transportation access as primary determinates on a large scale rather than on a site-by-site basis to insure the coordination development of the total area. ANDREWS UNIVERSITY ECONOMIC IMPACT 64 �ANDREWS UNIVERSITY Andrews has a current budget of $24,000,000 and has operated with gains since 1953. At present, approximately 1500 students are employed with annual earnings of more than $2 million. Student employment opportunities are in campus industrial, business, service and academic departments. The University also employs 449 non-teaching administrators and staff. Already ranking as one of Oronoko's larger employers, the University is currently studying the feasability of expanding some of its facilities. It is anticipated that future expansion of the University will result in the creation of some job opportunities and expand Lhe University's already major economic role in Oronoko Township. It is not clear at this time what the full impact of Andrew's expansion will be as the University has not finalized its plans. However, there are some eight areas under consideration for expansion by 1985 with expected results being increased enrollments, more housing and facilities being stressed. 65 z C �POPULATION BASE Consideration of population trends are of demanding importance in the plan for development of an area. To arrange for the efficient and socially desirable accommodation of people requires a knowledge of past trends and present population distribution of the size and general geographical location of the people in the future. The potential future population size can be useful in determining space requirements for land use categories and for community facilities. The population composition will identify the future population as to age and sex, as well as project the space requirements for residential uses, industrial areas, and other facilities within the community. These various land uses and facilities will be located according to the population distribution. During the period 1940-1970, Oronoko Township experienced its greatest population growth. This growth can be attributed to development in and arounq the Village of Berrien Springs. Oronoko Township experienced a 32.6 percent increase in population between 1960 and 1970 with the population growing from 6,397 to 8,482. However, Berrien Springs lost two persons during the ten-year period for a decline of 0.1 percent. Statistics indicate Oronoko Township is growing more· rapidly than Berrien County as a whole. The future growth of Oronoko Township will certainly be a component of population change for Berrien County. 66 �Recent Michigan Department of Management and Budget projections forecast a year 2000 estimate of 189,400 persons in Berrien County. This figure is considerably lower than the 250,000 projection prepared by the Berrien County Planning Commission in 1972. In the fall of 1977, the Berrien County Planning staff reevaluated the earlier figure in ligh~ of the more recent State projection. The staff then disaggregated the County total to individual municipal units. On this basis, the County projects the following figures for Oronoko Township, including the Village of Berrien Springs PROJECTED POPULATION Oronoko Township 1980 1990 2000 9,500 10,500 11,625 These figures should be revised and, if appropriate, the plan updated as the State projection for Berrien County changes. URBAN-RURAL POPULATION In terms of where the population resides, Berrien County remains essentially rural in character, with the vast percentage of the land being used for agricultural purposes. However, a look at the 1970 urban-rural distribution figures for the county reveals significant increases in the urban population. Berrien County had a population of 163,875 in 1970 and a density of 282.5 persons per square mile. 67 �Approximately 76,000 persons, or 46.4 percent of the total population, were classified as urban in 1970. Of this figure, 21,091 persons resided in urbanized areas (i.e., Benton HarborSt. Joseph) and 54,921 resided in "OTHER" urban areas. There were 87,863 persons living in rural areas, or 53.6 percent of the county's total population. Also, 13,132 persons were living in places of 1,000 to 2,500, and 74,731 resided in "OTHER" rural areas. RESIDENT POPULATION DISTRIBUTION: 1970 Berrien County, Michigan 1970 Total Population Urban Percentage 163,875 76,012 46.4 Urban Areas More than 2,500 Percentage 27.7 "Other" Urban Percentage }4,921 2.3 Source: 21,091 Rural 87,863 Percentage 53.6 Rural non-farm 13,132 Percentage 14.9 "Other" Rural 74,731 Percentage 85.1 Number of Inhabitants, 1970 Census of Population, U.S. Department of Commerce AGE COMPOSITION OF THE POPULATION The Bureau of the Census of the United States Department of Commerce estimated the median age of the residents in all the counties in Michigan as of 1970. 68 Figures for Berrien County, �the three townships in the Lake Chapin Regional Planning Area, and the Village of Berrien Springs are given in the following table. MEDIAN AGE OF POPULATION: 1970 Berrien County and Lake Chapin Regional Planning Area Berrien County 27.9 Berrien Township 27.8 Oronoko Township 24.1 Village of Berrien Springs 29.8 Royalton Township 27.3 Source: U.S. Department of Commerce, Bureau of the Census, 1970 The age characteristics of the population are important for various planning purposes, such as forecasting the need for school facilities, for estimating the size of the work force and for predicting the demand for facilities for the aged. The breakdown of the population of the county is given as follows: 1. Under 5 years: The pre-school age children who will most immediately be entering school, 2. 5 to 11 years: The elementary school age · children who have critical educational needs, 3. 12 to 17 years: The junior high and high school groups, also with important educational needs, 4. 18 to 24 years: The young adults who are exceptionally mobile, influenced by college, marriage, initial vocational jobs, etc., S. 25 to 49 years: The prime adult population who constitute the main portion of the work force, 69 �6. 50 to 64 years: The leadership group of the community who generally hold major decisionmaking positions within the community, 7. 65 and over: The retired group who have important health care needs. AGE TREND OF POPULATION Berrien County, Michigan Age Group Under 5 5 to 11 12 to 17 18 to 24 25 to 49 50 to 64 65 and over TOTAL 1960 1970 1980* 17,552 23,040 16,014 13,707 48,371 19,261 13,533 15,004 24,250 20,557 17,006 48,714 23,718 15,134 14,062 27,834 25,355 19,911 51,799 26,920 16,866 149,865 163,875 182,747 Source: U.S. Department of Commerce Michigan Population, 1960-1970, No. 1 State Resource *Wm. S. Lawrence & Associates, Inc. The figures in the above table show moderate increases in all age groups except for one; the five and under age group. The number of residents in the county age 65 and over is increasing (1960 \ to 1970). The county will continue to be called upon to fulfill the special educational needs of the young, but must also be prepared to meet the housing and medical needs of the elderly in the county. Special emphasis should be placed on the needs of those persons who lack the financial capabilities to provide these goods for themselves. 70 �The figures in Chart 29 represent population components and characteristics of the Oronoko Township considered in this report. An analysis of the information presented in the tables reveals almost equal distribution of males and females in the area. A large percentage of the population is under 18 years old. In 1970, there were 515 non-white persons residing in Oronoko Township. This constituted six percent of the population total for the year. 71 �MAP 24 .0::: L&J ~ 0 0 z <( _J --"' ... -~ ../ ~· . ,,..... 0 ,. ) :. \J , "' ~ / / ':. ,-;_. ) . .,.. �Chart 25 LAND USE COVER CLASSIFICATION* LEVEL 1 CODE 11 12 13 14 17 18 19 2 4 5 6 7 CLASSIFICATION Residential Commercial, Service and Institutional Industry Transportation, Communications and Utilities Extractive Active Construction Open Space Agriculture Forest Land Water Wet Land Barren For Agriculture (only) LEVEL 2 c:::J - 211 212 220 230 280 290 Cultivated Crop Land Hay, Rotation, and Permanent Pasture Orchards, Bush-Fruits, Vineyards, and Ornamental Horticulture Confined Feeding Operations Inactive Land Other Agriculture *Based on Michigan Land Use Cover Classification System See Appendix A for listing of classifications 73 �MAP 26 w er ::> 1Vl z <t ~- a:: ~ > 0 1- w u z w z <t ~ 0 er w er v,·=> L&J 0 z z _,< rr- _, en < a:: ::J ~ ::J 2 a:: <t _J a.. 0 er u 0 z <t _J 1Vl w er fr 0 0 z w _J ~ <t 1- w ~ < a.. 0 z <t z· er ~ z >W I-~ 0:U 5=> u. i= , er w er IO ~ ~I 0 (II _J l- Vlz ~ -~ I- o ~w 5::> ~- I<t uz a: er u er I <t~ 00 I (.!) - 0 ID N N N 0 C\I N ::> ::> u er ~ er w I l- o I 0 ~ d �1977 AGRICULTURE LAND COVER TABULATION CODE -...J U1 - CLASSIFICATION 2 Agriculture ACRES 14701.4 211 Cultivated Crop Land 7276.6 212 Hay, Rotation and Permanent Pasture 2106.9 220 Orchards, Bush-Fruits, Vineyards and Ornamental Horticulture 5246.3 230 Confined Feeding Operations 280 Inactive Land 290 Other Agriculture 4 Forest 6 Wet Land 71. 6 4095.3 224.7 () ::r n, 11 rt tv ~ �AGRICULTURE LAND USE COMPARISON (in acres) Agriculture Orchards and Vineyards Sub Total Wooded Marsh --.J °' Sub Total Grand Total 1969 1974 11,225.0 11,068.6 (156.4) 9455.1 (1613.5) 4,480.0 4,463.4 {16.6) 5246.3 782.9 15,705.0 15,532.0 (173.0) 14701.4 1,982.3 1,982.3 0 4095.3 2113.0 127.2 127.2 0 224.7 97.5 2,109.5 2,109.5 0 4320.0 · 17,814.5 17,641.5 CHANGE (173.0) 1977 19021. 4 CHANGE (830. 6) 2210.5 1379.9 () ::r Ill 11 rt N CD �Chart 29 GENERAL POPULATION CHARACTERISTICS Oronoko Township 8,482 Population Total Sex Male Female 4,170 4,312 White Negro Other 7,967 Median Under 18 Over 65 24.1 30.9% 7.3% Race 344 171 Age 2,390 Households 3.18 871 Number per household In group quarters Source: General Population Characteristics (Michigan) 1970 U.S. Department of Commerce 77 ■ �7 GOAL FORMULATION �GOAL FORMULATION INTRODUCTION The most important portion of the Comprehensive Planning process is the preparation of goals. p1toc.e..6.6 a.nd 601tm :the. 6na.mewo1tk. Gow M.e. :the. c.01tne/L6:tone. 06 :the. p.lanru.ng 60Jt pub.Uc. a.nd ptlva.:te. de.c,L6ion ma.fu.ng. Ea.c.h goa..l .6W 60/t:th c.eJt:ta..,<,n a.c.hie.vable. end Jte..6uLt6 whic.h w-i.,U ac.:t a.6 a. gui.de. 601t all 6u.:tuJte. p1toje.c.:t de.c,L6ion.6. Once goals are established for specific objectives, the individual projects, can be prepared for subsequent implementation. Goals are prepared at several levels of government; state, multi-county regions, county multi-township regions and the local municipality. Each level prepares goals which ultimately affect each resident of the Township. Goals become more abstract at each higher level of government, but still affect the decision making ability of the local municipality. Affecting Oronoko Township are goals of the State of Michigan, Southwestern Michigan Regional Planning Commission, Berrien County and the Lake Chapin regional planning area. The goals of the Lake Chapin regional planning area, have been I prepared and recommended for adoption to the Township. Because these have a significant effect on the Township they have been incorporated herein for adoption. 78 �Individual goals for Oronoko Township follow listed by several subject headings. LAKE CHAPIN GOALS In the report, Physical Features for the Lake Chapin r .egional Planning area, a series of general development goals were presented and ultimately accepted for the Lake Chapin regional planning area General Development Plan. A series of specific goals were also prepared according to specific subjects and accepted for use in the Lake Chapin regional planning area. The goals of the Lake Chapin Comprehensive Planning Program are: Be.n e. 6ic.1.a..t Envhto vune.n.t To c.l!.e.a..te. a.n e.njoya.ble., he.a.1,th6u1, c.ohe.11.e.n.t, a.nd wol!.ka.b.te. e.nvhto nme.n.t 6ol!. .the. 1!.Ulde.n.:t6 o6 :the. La.k.e. Cha.pin Regional Me.a.. Expand Oppotc.tu.n.l:Ue1> To e.xpa.nd oppol!..tun.l:Uu 601!. wol!.k.,i,ng, !>hopping, a.nd 11.e.c.1!.e.a..t.lng wUh,ln. .the. 11.e.gion. Ec.onom.lc. PMilion To 011.deJte.d Gil.ow.th To e.n.l>Ul!.e. .:t.~ de.ve.lopme.n.t de.w.lon.l> Me. ma.de. In :the. pl!.opeJt l> e.que.nc.e., ho :tha..t mol!.e. !>:tl!..lnge.n.t de.ve.lopme.n.t c.on.tl!.oll> Me. no:t ne.e.de.d. Va.11..le..ty o 6 To al.tow :the. de.ve.lopme.n.t 06 a. w.lde. 11.a.nge. o,6 l!.Mide.n.t.la..t :ttjpe6, .to me.e..t :the. ne.e.dl> o-6 a. Va.l!.,{,e..tlj o 6 po.te.n.t.la..t c.ilize.n.l>. Living Alr.e.a.1.:, ma..ln.ta..ln ol!. .lmpl!.ove. :the. l!.e.gion 'l> c.ompe..tilive. e.c.onomc. pol>ilion. Tl!.a.n6 pol!..ta..t.lo n. Stjl>.te.m To Ae1>.the..t.lc. Valuu To a..ld in. :the. be.a.ut,[6,lc.a.tion a.nd 11.e..te.ntion 06 a.e1>:the..t.lc. valueJ., 601!. :the. .lmpl!.ove.me.n.t 06 Uving c.ondilion.l> :thl!.ough hound de1>lgn a.nd c.on.l>eJtva.tion. de.ve.lop a. br..a.Mpol!..ta..t.lon l>ljl>.te.m wlih,ln :the. l!.e.gion wh,lc.h w.lU. l>eJtve. a. c.omple..te. 11.a.nge. 06 po:te.n.t.lal a.nd e.w:t.lng land Uh e6 • 79 �-------------------=-~- -El-i..mina.:te. Blight To w.mina.te. a.U. a.ht. poliu..tlon, wa..:t.eJt poliu..tlon a.nd otheJt .l>ouJtc.e,t, 06 e.nv,<1tonme.n.t.a.l bUgh:t. ' Ta.x. Equd:y To pltomo.te. g.1tea..teJt e.qud:y 06 tax. buJtde.n a.mong p!topeJt.tlf tax. pa.lfeM c.on.:oubu..tlng .to the. 1:,a.me. goveJtruneinW c.o.6.t6. GoveJtn.me.n.t Co 01tcUn.a.tio n To e.nc.ouJta.ge. .the. c.oo.JtcUn.a.tion 06 a.c.tiviliv., a.mong a.U. le.vw 06 goveJtnme.n.t, .to Jte.du.c.e. poUc.y c.on6Uc..t6 a.nd e.nc.ouJta.ge. the. be.t.teJt a.ppUc.a.-t<.on 06 pu.bUc. 6u.nd6. Ade.qu.a.c.y 06 Fa,c.JJ.),,;tj_v., .6 eJtvic.v.,, pa .Uuv., To c.aNuJ ou..t in a. c.001t.cUna.:te.d 6Mhion the. poUue.6 1:,e..t 60Jtth ott developed M a tr.e.-6u.U 06 .the. Comptr.e.he.ntiive. Pla.n. Gu)_de. Ve.velopme.n.t Ta ptr.ovide. a. 1:,LUtable. Comp.1te.he.ntiive. Plan 6oil. .the. U-6 e. a6 .the. Planning Comml.61:,ion a.nd .tawntihip boa.Jtd6 in a..t.te.mp.tlng .to gu)_de. de.ve.lopme.n.t e.66olt.t6 w-<-thin the. Jte.gion. To p.1tovide. the. highe.-6.t level 06 pu.bUc. 6a.~v., a.nd a.t the. lowv.,.t poMible. peJt c.a.pita c.0.6:U,. Since each of the goals has a direct impact on Oronoko Township they are also accepted as part of the goals of the Township Comprehensive Planning Process. ORONOKO TOWNSHIP GOALS LAND USE GOALS 1. 1 Ta p.1tovide. 6otr. a. c.omple.te. Jtang e. a6 pote.n.ti..a.l land Tawntihip. 1. 2 Ta inti uJte. .t.ha.t the. U-6 e. a6 the. land w.U:hin the. Townti hip la.nd U-6 v., ou..ttiide. W botr.deM . 1. 3 To a,t,l:iuJte. .t.ha.t 6u..tuJte. de.ve.lopme.n.t 06 the. la.nd wlli not a.dveMellf a.66e.c..t a.dja.c.e.n.t tt6e.6 • 1. 4 To a..t.te.mpt to de.ve.lop a. logic.a.£. ha.Jtmonlf be.:tule.e.n va.Jt-<-ou..6 land w.l:thin the. TOWM hip. 1. 5 To p1ta.te.c..t the. p1topeJt.tlf Mgh.t6 06 the. i~cUv-<-du.a.l to the. e.x:te.n.t :tha.t the.y do not hnpinge. upon the. ptr.opeJtttj JUgh.t6 06 otheM. 1. 6 Ta plte.-6 eJtve. a.g.1t,tc.u.liuJr,a1. land6 in k.e.e.ping w.U:h l:i oil c.ha.Jto.c..teJL,t.6.tlc.!:, mo.6.t 1:,u)_;table. 0atr. 6(1/Utl,l.ng 1:,0 the. land may ~Jtovide. ~eJtma.ne.n.t ~pe.n 1:,pa.c.e. a.nd c.on.tlnu.e. in W impa.Jttan.t e.c.anorru.c. tr.ale. ~n the. 1te.g~on. 80 L U-6 e.-6 w-<-thin the. tr.e.la..te.6 .to tt6e.6 �POPULATION GOALS 2 .,l 2. 2 To deteJr.min.e an. optimum population. -6ize 6otr. the Town.-6hip, and to gi.u.de devei.opmen.t .towevtd .that end. To in.-6Wte .that all c);uzen.-6 o 6 .the Town.-6hip have .the oppotr.tu.n.liy to make 6u..U. u.-6 e o6 pu.bUc. 6auUtie-6 an.d -6 etr.vic.e-6 • To in.-6Wte that no c);uzen. 06 the Town.-6hip human a.n.d uvil tr.,i_g ht-6 • 2. 4 To ma.in.tun. a. well. bala.n.c.ed Town.-6 hip whic.h c.a.n. -6 etr.v e .the ne.e.d-6 06 people. 06 all a.ge-6. 2. 5 To en.c.ou.tr.a.ge .the. a.c.tive., c.on.-6:ttr.u.c.tive pa.tr.ilupa.tion 06 a.ll tr.e-6iden.t-6 in. the. p.la.nn,,i_n.g ptr.oc.e-6-6. ,[,6 de,ptr.,i_ved 06 w 2. 3 HOUSING GOALS 3. 1 To M-6Wte .that all peMon.-6 tr.ega.tr.d..te-6-6 06 tr.a.c.e, c.olotr., otr. c.tr.ee.d ha.ve. equ.a.l oppotr.tu.n.liy to -6ec.Wte hou.-6ing 06 thw c.hoic.e. 3. 2 To en.c.ouJta.ge the devei.opmen.t ofi a. va.tr.,i_e,;ty ofi hou.-6.lng type-6, at va.tr..lou.-6 ec.onom.lc. levei.-6 a.nd at va.tr.,i_ou.-6 .ln.ten.-6ilie-6, wh.J..eh c.an ,6a;tu,~y the need-6 6otr. a. va.tr.,i_e,;ty 06 Ufie -6tyle-6 and Uv.lng e.xpe,tr.,i_e.n.c.e-6 wLthJ.,n the. c.ommu.n,,[,ty. 3.3 To devei.op hou.-6.lng c.ode-6 whic.h ptr.ovide .the. a.c.c.ep.table m.ln.imu.m -6.tand.aJr.d-6 6otr. hou.-6.lng, and to ma.k.e ava.,[la.ble infiotr.ma.tion and edu.c.a.tion to .tho-6e de-6hlng to bu.y, tr.en.t, otr. tr.eha.bil.l.tate. hou.-6.lng u.n.U:.6 within .the .town.-6/up. 3. 4 To tr.evie.w, and tr.evi-6 e. ifi nec.e-6-6a.lr.lJ, aLt c.ode-6 a.nd otr.dina.nc.e-6 whlc.h a66ec..t the building a.nd ma.in.tena.nc.e 06 -6:tlr.u.c..tU/te-6, to .ln.-6Wte .tha..t .they .ln.c.otr.potr.a.te .the mo-6.t modetr.n, e66iuen.t, and ec.on.omic.a..t methoclo ava.,[la.ble. TRANSPORTATION GOALS \ 4. 1 To de.vei.op a tlr.a.n.-6potr.ta.tion netwotr.k. within .the Town.-6hip .to -6etr.ve a c.omplete tr.a.nge 06 po.te.n.,U,ai_ land u.-6e-6, .to -6etr.ve foe.al an.d .ln.tetr.na.l tlr.a.n-6potr.ta.tion n.eed-6, and .to devei.op an ex..tetr.na.l -6 y-6.tem Unk.,i_ng .the. Town-6hip with c.e.n.teM 06 ac.tivliy, c.ommetr.c.e, and employment in .the. tr.egion. 4. 2 To c.ha.nnei. maj otr. ttr.a.6 Mc. volu.me-6 on.to a umlie.d nu.mbetr. o fi ptr.,i_n.upa.l -6:tlr.ee.t-6, and .to fuc.ou.tr.a.ge. la.tr.ge. tlr.a.66ic. volu.me-6 6tr.om pa..-6-6.lng .thtr.o u.g h tr.e-6.lde,n.,U,ai_ a.tr.e.M • 4. 3 To a.void ne.edle-6-6 du.pUc.a.tion. 06 tlr.a.n-6potr.ta.tion. 6ac.,[U.t,[e,,6, and whetr.e. po-6-6-lble tr.edu.c.e .the. a.mount 06 land de.voted .to tlr.a.n-6potr.a.t.lon -6 IJ-6 t e,m,6 • 81 �4.4 To ~educ.~ no..u.e a.nd tUJt po.le.u.:ti..on_by ln,lt.la,t.i,ng a.nd/oJt ,t,u.ppoJttlng leg.u,la.,ti_on. a.t :the -0:ta.te a.n.d YILLUon.a.l levw p1tomoting :the development a.nd U6e on poilu;U.on c.ontJt..ol de1Jic.u, a.nd a.t :the loea.l level, by p1tomoting :the development 06 pubUc. bu.nne1t zonu between. -0:tlt..ew a.nd a.dja.c.ent la.n.d U6U. 4. 5 To _in:te.g~e. tlt..a.Mp~~on. n~netio~ :th/tough innovative duign, wh1eh pll.ov-i..du 601!. ,e;mpll.oved CAJtc.ula.tion. a.nd a.ttention .to a.u.thetie-0. COMMERCIAL GOALS 5. 1 To d..u.c.oWta..ge .the development 06 c.ommeJte-i..al. U-Oe..6 1n -0c.a.tte1ted loc.ati.on6 Mound .the Jteg1on a.nd ,i.n Me.M whe1te .they would c.a.U-Oe d..u.ll.uption to ex.16.ting chtc.u.la.tion pa.tteJtn6. 5. 2 To pJtov-i..de. 6oJt the. 01tde/t.f..y a.nd -0y-0tema.tic. de.velopme.nt 06 c.omme1tc1.a.i. a.c.tiviliu wh1c.h pll.ov-i..de. .6pe.c.,Lai, .6 e11.v.lc.u to h-lgh-in:te.Mliy ll.U-i..den.tia.l development Me.a.-6 developed un.deJt a. pla.n.ne.d u.n.1:t de.velopment Oll.cli.na.nc.e., a.t a.n a.ppJtoplt-i..a.,te. .6c.a.le. a.nd loc.a.tion wit.fun .6u..c.h Me.M. 5.3 To .lMuJte. that e.xi.6t1ng nu.ghboJthood.6 a.nd c.ommun.1:ty .6hopp1ng Me.a.-6 ll.ema.1n Jte.a.-6 ona.bly c.ompa.c.t, a.nd p1tov-i..d.e .6 eJtv-lc.e. wit.fun .the. .6 c.o pe o6 a. nelghboJthood tlt..a.de Meet. INDUSTRIAL GOALS 6.1 To p1tomote. :the development 06 a. we.U-de6,lned 1ndU-Otlt..1a.l Meet within the Towtt-0h1p, whl.c.h would peJtmit a. Jte.a.-6ona.ble. c.onc.e.ntlt..a..thm ofi .lndU-Otlt..la.t development .to Jte.Ueve. :ta.x. buJtdett-0 on .lncli.vidu.a.l home.ownelt.6 by .6 p1teetcli.ng the :ta.x ba..6 e.. 6. 2 To en.c.oWta..ge. the. de.velopme.n.t 06 .6pe.c.1a.l JtUeMc.h-oJt.len.ted oJt otheJt Ug ht 1ndu.6:tlt..1a.l U-O u wh1c.h c.ou.ld c.ompleme.nt Jta.the11. .tha.n c.omp.vte with neMby in.du.6:t:Jua.1.. de.ve.lopment. COMMUNITY FACILITIES GOALS 7. 1 To p1tovide the. highu:t ..e.~v~ 06 c.omT7!un1:ty na.~u ~h _a.n e.mpha..6..u. on .the. loc.a.tion 06 6a.c.1Utiu, qu.a.lliy 06 -0e1tv-<.c.e a.nd tim,uig 06 impll.OV e.ment. 7.2 To p1tov1de. adequate. c.ommu.n.1:ty 6a.c.1Utiu without du.pUc.a.:Ung eUow by o:theJt gove11.nment bocli.u. 7.3 To a.Uow no ma.jolt de.velopme.n.t 06 .6c.hoo~ olt c.omm~n.1:t!f 6a.c.1Utiu 1n the. Towtt-0h1p without pJtope!t a.nd e.66ective. c.001tcli.n.a.,ti_on. on pla.tt-0 between. the. a.ppJtopltiate. le.ve.l-6 06 gove/1.n.me.n.t. 82 �7. 4 To de.vei.op all public.. 6acilJ.tiu and ,HJtvic..u a.:t. .:the .lowu.:t po.t..6ib.le pelt c..aplia expencU:twte wfui.e. pJz.ovhu.ng J.i e.1tvic..u and 6acilJ.tiu whic..h wlU. ade.qua.:t.ei.y J.i eJtve. .:the. in.:te.nde.d pWtpo.6 e. and be. 6Jz.ee o6 exc..U.6ive main.:tena.nc..e c..0-0.:t. 7.5 To make majolt public.. expe.ndi.:tWtu ac..c..01tcli.ng .:to a c.a.plial imp1tove.me.n.t.f, pi'.a.n and budge..:t whic..h u.:ta.bwhu pJz.iotr.,Uy and .6c..hedulu 601t 6ive !feaJz.J., in advanc..e, bMe.d upon pJz.oje.ilioM 06 need and u.:tima.:t.ed 1teve.nuu. 7. 6 To pltovide. 60ll. c..onJ.ieJtva.:ti.on and e.66eilive. Me 06 na.:t.wc..a1. i'.a.ndf.ic..ape. qu.a..U;Uu • 7. 7 To pJz.ovide a haJz.mon.ioM 1tei.a.:ti.0Mhip be;twee.n na.:t.wc..a1. i'.a.ndf.ic..ape and man ' -6 M e6 o6 .:the. i'.a.nd. 7. 8 To p,r..ovide 7. 9 To u.:ta.bwh a .61ft:..:te.m 06 1tec..Jz.e.ationa.l 6acilJ.tiu and p1tog1tam.6 J.iu66iue.n.:t .:to mee..:t .:the. ne.e.df.i 06 .:the Jz.Uide.n.:t-6 06 .:the. TownJ.ihip. 7.10 To pJz.omo.:te. .:the. high quaU.:ty 06 e.duc..a.:ti.on .6e.1tvic..u 066e.1te.d wlt.hin .:the TownJ.i hip. 7. 11 To de.vei.op pall.k and o.:theJt 1te.c..1te.a.:ti.ona.l 6acJ..,V.;tlu, bMe.d upon a. hieJta.Jtc..hy 06 MU ne.e.de.d by vall.ioM ei.e.me.n.:t-6 06 .:the TownJ.ihip. ,6a.:t.J.,f., 6ailion 06 .:the. people' t:. ou.:tdoolt 1tec..1te.a.:ti.on nee.df.i. \ 83 �7 8 GENERAL DEVELOPMENT POLICIES �' I �GENERAL DEVELOPMENT POLICIES INTRODUCTION Policies are adopted courses of action used in pursuing goals. Again policies are adopted at all levels of government and ultimately effect residents of the Township. The policies developed for the Lake Chapin regional planning area, are incorporated herein with the Oronoko Township Policies, because on thw. L>.,[gru.nic.a.n,t .bnpa.ct on the. townMup. It is the intent of these policies to set forth the principles and precepts to guide those who are responsible for implementation of the goals. Each policy serves as an independent statement of the general intentions of Oronoko Township and thereby serves as a guide to the decision making on the part of township officials and the public. LAKE CHAPIN POLICIES AU. de.vei.opme.nt L>ha..U. c.omply wLth the. -ln-te.n:t, -ln not the. le.tteJt, on 1te.gula.tlonL> u:ta.bwhe.d by the. TownL>h-lp Boa.ltdl> to guhle. a.nd dhr..e.ct the. de.vei.opme.n,t wUh-ln the TOWnl> h-lp. Re.zon-lngL> L>ha.U not be. glta.nte.d u.t'li.e.L>L> the. pote.n:Uai. -ll> L>hown to be. -ln a.c.c.01tda.nc.e. on the. Comp1te.he.nL>-lve. Pla.n a.nd the. Zon-lng 01td-ln.a.nc.e.. w.lth the. ,ln,te.n,t Ve.vei.opme.n,t p1r.opol>W wh-lc.h tend to p1toduc.e. undu-l!te.d e.nne.c..t.L> to the. pubUc. he.a.Uh, L>a.ne.tY, <!onve.ru.e.nc.e. a.nd ge.ne/l.a.l wei.na.1te. will not be. pe.tun,l.tte.d. Authe.t-lc. c.onL>-ldeJta-ti.onL> .6uc.h M a.1tc.hlie.ctu.Jta1. L>tyle. a.nd a.ppe.a.1tn.a.c.e., -0-lte. duign de.vei.opme.n-t on open L>pa.c.e. a.nd the. Uke., will be. ma.jolt 6a.ctoM -ln the. a.c.c.e.p~nc.e. on a.U de.vei.opme.nt a.nd 1te.de.vei.opme.n,t p1top0-0a.ll> both pubUc. a.nd plt-lva.te.. 84 �Regula.tony me.MUil.ei.> and p1toc.eduJte1.> will be neviewed and moclloied in nec.ogn,,i;tlon oo .the nee.d6 oo c.on.tempotuVr.y -0-ltu..a..:ti.on6 and .the need .to pltopvity c.o~ol hu.c.h -0Ltu.a..:uon6; .the developmeM poUc.y will no.t. be ~id a.nd inolexible, but nwhen -0ha.U li be hifuMimina..tely pMmiMive. I.t. -0ha.U be a. genMa.l poUc.y oo .the Town6hip BoMd .to e.nc.ouJta.ge a.nd extend c.oopMa..tion .to new developmeM pltopohW. Howeven, .the weloMe Oo the. ge.nMa.l pu.bUc. a.nd the iMeM oo .the Comp1tehen6ive P.la.n will be oo p~My impoua.nc.e. null Spec.ia.l attention will be given to pltovicllng the c.liizen6 oo the negion wlih c.omp1tehe.n6ive a.nd timely inoonma..tion on a.U Mpe.c.u oo .the Comp1tehen6ive Plan, new developmeM p1topo-0a.lh, zoning a.nd at.hen 1tegu.la..to1ty me.MWte.6 a.dop.t.ed by the. Town6hip BoMd. The Tciwn-0hip -0ha.U pltovide a.nd ma.iMa.in a c.omple.te -0et oo poUc.y -0.ta.tementl.i, phy-0ic.a.l p.la.n-0 and developmeM p1tog1ta.m -0.t/ta..tegie.6 .to -0Mve M a nelevaM and pU!tpMeou.l 1te0Menc.e .to guide pltiva..te and pu.bUc. development W-Lth1n. :the Town.6hlp. ORONOKO TOWNSHIP POLICIES HOUSING POLICIES 10. 1 High -0.ta.ndMd-O oo Jte6iden.tia.l developmeM will be Jtequ.ilted and pnomo:ted :th/tough .the Comp1tehe.n6ive P.la.n a.nd :the planning pnoc.u-0. 10.2 In the iMMe.6:t oo developing a cllve.Mioie.d hoMlng -0u.pply, a ba.la.nc.e. be,twe.en high a.nd low va.lu.e. home.6 will be -0ought wlih the. Jte6Mva.:tion .t.ha..t lowen va.lu.e hoMing .t,ha.l,l no.t. bec.ome -00 e.x.:te.n.6ive. M :to pla.c.e. an undue. Mna.nc.ia.l buJtde.n on the lac.al .ta.x.. bMe.. 10.3 Ab-0en:te.e. own~hip oo ne.n.ta.l hoMing, c.ommenc.ia.l and indMWo.1 e.n.tenpw e6 -0ha.U be. fuc.ouJta.ge.d. 10. 4 Citize.n-0 -0ha.U be. e.x..pe.c.te.d .to ma.in.ta.in .thw home.6 .to meet .the. minimum -0.ta.ndMd-O .6e.t by appltopltia..te 1te.gula..to1ty age.nc.iu. 1o. 5 AU :type!.> Oo hoMing will be pe.nmli.te.d, pltovided ea.c.h i-0 pltOpWY loc.a.:ted ac.c.olting .to .the C(imp1tehe.n-0ive. Plan, and the. -0lie. pla.n.6 a.rid -0:tltuc:twr.al. qua.lay Me in a.c.c.oJtd wlih :the. hig hu.t. 0e.Mible. -0:ta.ndaltd6 · 10.6 App1topltia..te 1te.ha.billia..tion me.MUil.ei.> will be -0.tuclle.d, and io 6eMib£~ undM:ta.ken, will MhuJte. ma.iMe.na.nc.e 06 :the e.~ilng hoMing .t,u.pply .ut good c.oncllilon. Su.l:ta.ble -0.ta.ndMd-O 601t .t,.t/tu.c.tuJte a.nd IJMd ma.bite.na.nc.e will be. developed and e.n601tc.ed. 10. 7 The Town.6hip -0ha.U Jte.qu.ilte :the Jtemova.l 06 va.c.a.n.t on aba.ndoned -0:tltuc.tU/l.e1.> whic.h Me deemed a. ha.zMd :to c.liize.n hea.Uh on -0a.6et.Y, a1 C.Oh:t .to .the. ownen Oo Jte.c.oJtd, io hu.c.h -0.tltuc.tuJte1.> c.anno:t be b1tough1 up .to ac.c.e.p.ta.ble. .6.ta.ndMd-0 wlihin a. Jte.Mona.ble peltiod oo lime. 85 �COMMERCIAL POLICIES 11. 1 Bou.nd.aJr..lu 06 c.ommeJtchtl Me.al.> .6hill be. we..U. de.-6,-lne.d .60 M to plte.ve.n,t ,iJ1Xlr.utiion. in-to adja.c.e.rit land U6U, and the. own.e1t mutit p!r.ov,i,.de. p1r.o pelt .6 c.1r.e.e.nln.g to pJr.u e1r.v e. the. e.w.:Un.g a.uthe..:Uc. va.lu.u o6 adjac.e,n,t p1r.ope!t.:Uu. 11. 2 While. .the. Town..6hip 1r.e.c.ogn.,i,.zu the. n.e.e.d 6oJr. a .6.t.Jr.on.g c.omme1r.chtl bMe. in. oJr.deJr. to ma,i,.n,ta.,i,.n. ..i.:t6 e.c.on.omic. we..U. bung a.n.d to .6uppon;t th/tough .ta.xu .the. n.e.c.U.6MlJ pubUc. .6eJtvic.u and J.mp1r.ove.me.n..t..6, li be.Ue.vu .that 1.iuc.h de.vel.opme.n,t muti.t be. p!r.opeJt.1.y Jr.e.gu..e.a.te.d .to in.6wr.e. c.on.6oJr.man.c.e. wlih .the. in,te,n,t 06 .the. Comp!r.e.he.n.6ive. Plan.. 11. 3 fo;tU/l.e. c.omme1tchtl de.vel.opme.n,t 1.ihill be. ba1.>e.d upon. .the. c.on.c.e.pt 06 an. irite.gJr.a.te.d butiin.UJ.i c.e.rite1r., de.vel.ope.d ac.c.01r.din.g to a 1.ipe.c.i6ic. .6lie. plan., and juti.:U6ie.d by an. e.c.on.omic. ana.ly1.ii.6 06 .the. Me.a to be. J.i.e/1.ve.d. 11. 4 No Me.a wlihin the. Town.6hip .6hill be. 1te.zon.e.d to c.ommeJtchtl utie., unlU.6 the. p!topM e.d .6lie. loc.a.:Uon. ha.1.i be.en. j U-6.:U,6,[e.d by an. adequate. mMke.t 6e.a1.>ibiUty 1.i.tu.dy, whic.h in.c.1.u.du tho.6 e. 6ac.toM whic.h wug h a.ga,i,.n.,6.t a loc.a.:Uon. whlihin one. 06 the. pJr.ue.nil.y zoned c.ommeJtcua.l Me.a.6, a.n.d i.6 in. c.on.6oJr.ma.nc.e wlih the ,ln,ten,t 06 .the. Comp1r.e.he.n.6ive Plan.. 11. 5 CommeJtcua.l u.ta.bwh.me.n..t..6 will be expec.ted to ac.hleve. a. high .6.ta.n.dMd 06 ma,i,.ritenan.c.e. a.nd 1tepw. The. qua.Uty 06 building and lan.d.6c.a.pe du,i_gn., .the. p1tope1t 1.ito1ta.ge 06 .t.Jr.Mh, :the ma,i,.riten.an.c.e. 06 :the yMd, :the c.on..t.Jr.ol 06 n.oi.6 e, Ught, a.n.d odoM, an.d ma.n.y o.t.heJt 0a.c.toM will be c.on.6,i,.de1ted J.mpoJr..ta.n,t .to .the a.c.c.ep.ta.n.c.e 06 pJr..opo.6e.d c.omme1tcua.l devel.opme.n..t..6. 11. 6 The. e66ec.t 06 pJr..opo.6ed c.ommeJtchtl devel.opmen..t..6 06 .the exi-6.:Ung a.nd pJr.opo.6ed :tJr.a66ic. c,,l.,r,c.u.la..:Uon. pa.tteltn.6 will be c.on.6ide1ted. PJr..opo.6ed c.ommeJtcua.l devel.opmen..t..6 will n.o.t be a.c.c.ep.ta.ble., whic.h in. the opin.,i,.on. 06 the Plann,ln.g Commi.6J.iion will ha.ve a.n a.dveMe e66ec.t upon the. .6!fJ.ite.m. INDUSTRIAL POLICIES 12. 1 Exc.el.lenc.e 06 .6lie and buil.din.g duign. will be a. 6a.c.to1t in. judging induti.tJuo.i. devel.opme.rit pJr..opoJ.ia.l-6. 12 . 2 Pe1t60Jr.man.c.e J.i.ta.n.dMd.6 will be. U6e.d to judge ill in.dU-6.tJuo.i. pJr..opo.6a.l.6, a.n.d no in.duti.tJuo.i. de.vel.opme.rit pJr..opo.6a.l will be a.c.c.e.pted whic.h would Jr..Uu.lt in. w olL wa.teJt pollu.;t,lon., e.xc.uJ.iive. n.o,lJ.,e, odoM, OIL in. any wa.tJ a.dveMel.y a.66e.c.t .the. Town.6hip. 12. 3 Spe.cua.l e.mpha.1.ii.6 will be. given. .to developing ILU eM~h-o)r.,le~e.d ,6a.c.J.LU),,u whic.h Me. dui.gn.e.d a.n.d 6u.nc..:Uon. .to pJr..ov,i,.de. .6 eJtv,<..c.U, p1toduw, ~Jr.. .tec.hn.ology a.,lme.d at p1Lovidin.g an.6Welt.6 to .6pec.ia.l .6ocua.l a.n.d en.vilton.me.rita.l pJr..oblem.6. 86 �TRANSPORTATION POLICIES 13. 1 The. Townf.ifup 1te.c.ogn,i,ze1, tW w .toe.al. tlta.nf.ipoJt:ta.;U,on 1.>y1.>tem1> mU6t be. c.o nf.i..Utmt wUh the. ov e.Jt-a.i..t ne.e.d-6 o6 .the. c.ounty, and W-i.11. c..ontlu..bute. what U c.an 06 U-6 JteooUJtc.eo a.nd plann,i,ng a.e:toU;ty towa.1td6 the. Jteoolu:ti.on 06 tlta.nf.ipoJt:ta.;U,on p1toblem6. 13.2 Non-.toc.a.1. automobile. tJr..a.66ic. will be. e.nc.oUJta.ge.d .to ~ z e a. 1te.la.uve..ty .6ma.1.l numbe.Jt o~ .tho1tough6a.1teo Jtathe.Jt .tha.n be a.1..towe.d to Ulie. woJt -0bte.e.t-6 :thJtough 1teoide.~ a.Jte.a.-6, whlc.h a.Jte. deoigne.d p~a.Jtily .to '->e.Jtve. a.dja.c.e.nt 1teoide.~ p1topeJtty. 13. 3 Ea.c.h 1.>bte.e.t w,i,ll be. c.laMi6ie.d a.nd de.ve.lope.d a.c.c.01tding to pltinupa.1. 6unc.tion M a.1>1.>igne.d in the. Comp1te.he.nf.iive. Plan. 13. 4 P~a.Jty 1toa.d e.ntlta.nc..eo a.nd, to .the. extent 6e.a.-6ib.te., a.1..t majOlt 1toa.d6 will be. given bte.a.trnmt -00 M to pltovide. ide.ntUy, and p1toduc.e. a. good v..uua.1. imp1teo.6ion to 1teoide.n:t6 a.nd v..uUoM. 13. 5 PubUc. 1.>.tlte.e.t-6 a.Jte. intended to .6e.Jtve. .the. 6unc.tion 06 moving bta.66ic. a.nd not M pa.Jt/ung -6pa.c.e.; M .6uc.h, e.a.c.h individual 6utUJte. la.nd Ulie. '->ha.i..t be 1te.quilte.d .to pltovide. 066--6.tlr.e.e.t pa.Jtlung .6u66iue.nt 601t Lo., ne.e.d-6. 13. 6 Lia...uon w,i,ll be. developed a.nd ma.in:ta.ine.d wUfun the. Town1>hlp a.nd othe.Jt gove.Jtnme.nta.1. unw, 1.>uc.h M S.ta,te, a.nd County Highway Ve.pa.Jttme.n:tl.i, a.nd o:the.Jt bta.nf.ipoJt:ta.;U,on pla.n.nin.g a.genueh, w COMMUNITY FACILITY POLICIES 14.1 The. .toe.won 06 ill pubUc.. 6a.uU:t.ieo W-i.11. be, ba.1>e.d on the Comp1te.he.nf.iive. Plan. 14. 2 The. qua.1.ity 06 -6e.Jtvic.eo a.nd f,a.uU:t.ieo will be. bMe.d upon :the. n.e.e.d-6 06 the. a.Jte.M -6e.Jtve.d, the. -6ize. a.nd .type. of, population. 1.>e.1tve.d, a.nd will be. .6c.a.1.e.d wUhin .the. Townf.ifup c.a.pa.c.Uy .to pa.y 601t :the. f,a.uU:t.ieo. 14. 3 The. Townf.ifup will e.n,oUJta.ge. .the. ~za.tion of, -0btuc..tUJteo and 6a.uU:t.ieo a.1.Jte.a.dy p1tovide.d by the. Sc.hool V..ubtic..t-6 c.hUJtc.heli, a.n.d -60 6oJtth to imple.mmt the.ill. 1te.c.1te.a.tion a.nd c.ommunUy 6a.uU:t.ieo planf.i • 14.4 The. Townf.ifup will c.001tdinate. a.1..t pla.nning e.660'1.t-6 wUh tho-6e. of, :the. Sc.hoo.t V..u:t.Jtic..t in a.n e.6f,oJtt to a.c..fue.ve f,uU c..oopeJtation, mutua.1..ty be.ne.f,iua.1. goa.1.-6, a.nd e.c..onomic.-6 to the. :ta.xpa.ye.Jt-6, 14. 5 PubUc.. ,6a.uU:t.ieo a.nd .6eJtvic..eo .6uc..h M poUc..e. a.nd fiilte. p1totectlon, ]:a.ltk.6, playg1tou.nd6, a.nd the, Uk.e. will be. pltovide.d whe.Jte. theJte ~ a.n a.c..tu.a.1. ne.e.d 601t .6u.c..h .6e.Jtvic..eo, in a.c.c.01tda.nc.e. wUh .the u.ni,601tm .6e.t 06 .6:t.a.nda.Jtd-6, a.nd .te.mpe.Jte.d by .the. -6ound judgement 06 the. gove.Jtnin.g body. Vu.plic..a.tion 06 6a.uU:t.ieo p1tovide.d bq ~theJt .te.v~ 06 goveJtnmen.t oil. by pltivate. oJt .6e.mi-pltivate. -<..n.te.Jteot-6 w,i,ll be. a.voided. 87 �14.6 Alt public. 6a.cJ.Li.:tlu w-lll be. de.vel.ope.d .6tandMd6 11..uuW.ng 611..om :thaltough .6tudy Re.quut-6 6011.. in.tita..llalion 06 6a.cJ.Li.:tle1> g1r..oup.6 will not be. a. c.o~olling 6a.c.:t.01r.. c.on6lic.:t with :the. pUlr..p0.6e. and intent 06 14.7 Plr...iowy will be. given :to :tho.6e 6a.cJ.Li.:tlu in demand by :the la.Jr..gu:t numb~ 06 people.. 14. 8 Whene.v~ p0.6.6ible utility line-6 w-lU a.void d.i-611..Upting air.. in6'1...inging upon ewting alt de1>.ignate.d open .6pa.c.e. pM/u,. a.c.c.011..cUng :to a.c.c.e.p:te.d by quaU6,le.d p1r..06e1>.6io~. by .6pe.cial. int~e1>:t i6 .6uc.h a. 1r..e.que1>:t .i-6 in :the. Comp1r..e.he.n.tiive. Plan. PARKS ANV OPEN SPACE POLICIES 15. 1 Plan, c.001r..dinate., devel.op, and op~e. an open .6pa.c.e .6y.6:tem :tha.t mew lac.al open .6pa.c.e. nee.d6. The. .6y.6:tem .6hould be. bMed on :the. natuJr..a.l c.hMa.c.:t~tic.-6 and 6unc.tion.ti :tha.t :the. land P~oOJtm.6 15. 2 Enc.ouJta.ge. a.U level-6 06 gov~nment :to pMtic.ipa.te. a.c.tivel.y in the. planning, de.vel.opme.nt, a.nd op~on 06 a. c.001tcUnate.d open -6 pa.c..e. .6 tJ-6:tem. 15. 3 Look 601t. :the. 6oUow..lng qualitie1> in .6e1.e.c.ting land 601t pMk -and open .6pa.c..e. a.c.qu.i.6ilion a.nd p1te1>~va.tion: 15.4 15. 5 15.3.1 Po.6.6e1>.6e1> .tic.enic. a.nd/01r.. unique. natuJr..a.l 6e.a.tuJr..u. 15.3.2 P~601tm.6 impol[;ta.nt natuJr..a.l 6unc.tion.ti . 15.3.3 Ful6.ill.6 .6eve.Jta.l open ~pa.c.e.. 6unc.Uon.ti. Give .6pecial. a.tte.nu.on :to :the. ac.qu.i.6ilion and/011.. p1r..e1>~va.tion 06 du.ilr..e.d open .6pa.c.e. :tha.t .i-6 likel.y :to go into inc.ompa.tible. U.6 e-6 in :the. ne.a.Jt 6u:t.Ulr..e. Ac.qu.ilr..e. oil p1te1>~ve. pMk a.nd open .6pa.c.e land6 :thlr..ough me.an.ti :tha.t Me c.on.ti.i-6:tent W..Uh :the a.nu.upa.te.d Me-6 06 :the. land. 15. 6 Ac.qu.ilr..e. alt p!te.6~ve .6u66ic..ient pMk and open .tipa.c.e. land :to 6ul6ill :the. ne.e.d6 06 :the. p1r..e1>e.n.,t population and 06 p1r..oje.c.:te.d 6u:t.Ulr..e population. 15. 7 Ve.vel.op pMk a.nd ope.n .6pac.e. 6a.cJ.Li.:tle1> a.t a lta.te and level. c.omme.n.tiWta.te. with :the. ne.ed6 06 :the population. 15.8 Enc.ouJr..a.ge. ta~ 1te.Ue6 601r.. land pe.Jr..ma.ne.n:tly c.ommille.d :to open .6pa.c.e. :tha.t .i-6 c.on.ti.i-6:tent W..Uh the. Comp1r..e.he.n.tiive. Plan. 15. 9 Ate.ow the. c.onve.Jr..-6.ion 06 pMk a.nd public. open .6pa.c..e. land6 :to oth~ U.6e.6 only when no oe.Mible. a.l:t~na.Uve. e.wt-6. Whe.n .6uc.h c.onve.Jr...6ion .i-6 unavoidable., :the taking a.ge.nc.y .6hould pa.lJ 601r.. :the. 11..e.plac.ement 06 equivalent land a.nd 6a.cJ.Li.:tlu. 88 �15. 10 Manage. Oil. p1r.olub..U de.velopme.nt .ln .tho.be. aJte.M .tha..t pvr.-60'1.m 1..mpoJt:t.a.nt p1to.te.ct.fon -6u.nc..t.lon.6 .ln .thw. n.a.twr.a..e. 1.>.ta..te.. 15. 11 Adopt a.nd apply loea..t.lon, du.lgn., a.nd opvr.a..t.lng ne.gu..la..t.lon.6 to manage development .ln du.lgna..te.d pno.tec..t.lon ope.n 1.>pa.ee. Me.al.>. 15. 12 Zone u.npno.te.e.te.d pa.nu o-6 -6lood pla..ln.6 -6on u.-0 u .tha..t W-i.ll. not nu.tit.let .thw. wa..tvr. ~y.lng Mpa.wy a.n.d W-i.ll. n.o.t ea.U-O e a. pu.bUe ha.zMd .l-6 .lnu.nda..te.d. 15. 13 Pnue.nve. na..tMa.l dM.lnagewa.y1.> a.n.d, wheJte. -oe.M.lble., ne.eon.6.tlr.uc.1 -60'1.meJt na..tMa.l dM.lnagewa.y1.> .to handle. 1.>.tonm wa..tvr. nu.no-6-6- 15. 14 Adop.t a.nd e.n-6onee. ne.gu..la..t.lon.6 .to manage. de.velopme.nt o-6 dna..lna.gewa.y-0, n.lve.M a.n.d 1.>.tne.am6 .tha..t meet on e.xee.e.d 1.>.ta..te. 1.>.t.a.ndaJi.d-0 on modelo. 15. 15 Re.qu..lne. de.velopme.nt on. 1.>lopu o-6 1O pvr.ee.nt a.n.d oveJt .to be. du.lgn.e.d, eon.6.tnu.e.te.d, a.nd managed .ln a. ma.nn.eJt .tha..t W-i.ll. mhwn.lze eJto.6.lon. po.tent.lat a.nd a.vo.ld 1.>lope. 1.>Uppa.ge.. 15. 16 En.eou.na.g e. nu.lde.nt.la.l a.n.d a.gn.leui..tu.tta.1 1.> oil ma.nag e.me.nt pna.e.t.lc.eA .tha..t m.ln.lm.lz e 1.>ilta..t.lo n a.nd poUu..t.lo n o-6 n.lv e.M , laku , a.nd .6tll.e,o.m.6, 15. 17 Plan 6on .the neela.ma..t.lon a.nd ne.-u.-0e. 06 m,i.n.vr.a.l e.xea.va..t.lon f.>liV., be.6one. m.ln.lng opvr.a..t.lon.6 be.g.ln. 15. 18 Pnue.nve. 1.>ee.n.le open. f.>pa.ee.. 15. 19 Aequ..lne 1.>ee.n.le land on e.Me.me.nu a.long noa.dwa.y1.> whe.n n.lghu-06wa.y Me. a.equ..lne.d. 15.20 Eneou.na.ge. h.lgh qua.lily loMtion.a.l a.n.d du.lgn. 1.>.ta.n.da.Jtd-0 0on bo:th pu.bUe .lmpnove.me.n.u a.n.d pn.lva..te. de.velopme.nt .to .ln.6u.ne. eompa.:ti.b.lUty w..Uh .the. na..tMa.l 1.>u.Mou.nd.lng1.>. 15.21 E.6.ta.bw h a.nd ma..lnta..ln eon.6 e.nva..t.lon. aJte.M 6on a.n.d e.du.ea..t.lo n.a.l a.nd f.> uen..t.l 6.le pun po 1.> u • 15.22 En.eou.na.ge e.du.ea..t.lon.a.l .ln.6.t..uu..t.lon.6 a.nd o.thvr. onga.n.lza..t.lon.6 to, a.equ..lne., ma.na.ge., a.n.d ~Vta..te. eon.6vr.va..t.lon f.i.l.te.-6 M paJt.t 06 :thwre.du.ea..t.lon.a.l pnog.lta.m.6. 15.23 En.eou.na.ge. f.>.ta..te. a.nd -6e.dvr.a.l a.equ..l-6.l.t.lon. 06 eon.6eJtva..t.lon 15. 24 Pnov.lde. pno6e.1.>1.>.lon.a.l f.ieJtv.leu .ln eon.6eJtva..t.lon. aJte.M .to -6u.Jdhe/1. pu.bUe u.n.d~.ta.nd.ln.g 06 e.eology a.nd e.nv.lnon.me.nta.l ma.n.a.ge.me.n.:t. 15. 25 Pnu0ve. h.l-6.ton.le a.nd Mehe.olog.lea.l f.iile.-6 a.nd .the..ln e.nv.lnonme.~, 1.>e..tt.ln.g, a.nd nu.tone. -6a.uU.t.lu whe.ne. f.iu.eh a.c..t.lon Mn 1.>u.bf.>:ta.YIM,LM-"-Y en.ha.nee. a.ppne.ua..t.lon and u.nd~.t.a.n.d.lng. 89 w.lW.J..6 e. ma.na.geme.n1 Me..ali, h �► 15. 26 Give. p11.A.,0Jr.,,ij,y to .tho-0e. fia~M ,Ut demand by .the. laltgMt nu.mbell. o,6 people. and c.apable. o,6 bung UJ.ie.d wlih low peJL-Oonal 6,lnanual ou:teay. 15.27 P~ovide. at le.a.t,t m,i,rumu.m oa~M ,60~ ill ~e.c.ogn,lze.d out.doo~ ~e.Me.at,lonal ac.:ti.,v-ttiM. 15.28 Loe.ate. ~e.Meatlonal fia~M not having un,lque. fund ~e.q~e.me.nu (.t,uc.h M ic.e. Me.nM, golo C.OuMM) in Me.a.t, hlghly ac.c.u-0ible. to the. Mban popula.,ti,on. 15. 29 Give. p11.A.,0Jr.,,ij,y to the. p~ov,{,.l,ion o,6 public. ac.c.M-0 to the. watell. and public. UJ.ie. o,6 the. -0ho~e.linM o,6 the. St. J0-0e.ph TU.veil.. AGRICULTURAL POLICIES 15.30 Gu,lde. Mban g~owth towaJtd non-pJU.me. ag11.A.,c.utiMal fund-0, and the. le.a.t,t p~oduc.:ti.,ve. ag11.A.,c.uUMal fund. 15. 31 Enc.oUMge. p~Uell.va.tion o 0 the. .towMrup-0 ag11.A.,c.uUUM,t land-0 by ~e.q~ng lMg e. mirumum lo.t J.iize. ,fo .the. ag11.A.,c.uUUM,t futJuc..t when zo~g. 15.32 P~omo.te. p~uell.va.tion o,6 n~land and ope.n -0pac.e. fund. 15.33 P~uell.ve. .the. 11.A.,gh.t.t, o,6 .the. n~Vl. .to pell.,60~ ge.nell.ally ~e.c.ogn,lze.d ag11.A.,c.uUMal and ho/f...t.lc.uUUMl ac.:ti._v-t:Uu -0uc.h M nell.Ulimg, -0 p~ylng, c.u.Ltlvctting, etc.. 90 �9 GENERAL DEVELOPMENT PLAN �GENERAL DEVELOPMENT PLAN PURPOSE The purpose of the General Development Plan is to act as a guide to control the growth and development of Oronoko Township. The General Development Plan was studied for almost two (2) years by the Planning Commission and presented at a public hearing before publishing in this report. DESCRIPTION As identified on the existing land use map of the Township, there are twenty-three (23) land use categories. On the General devel- opment Plan the land use categories are reduced to sixteen (16). However, these categories absorb the existing land uses within the Township. Oronoko Township has been experiencing growth, particularly as it relates to the area around the Village of Berrien Springs, in a northwesterly direction from the community. This growth is ex- pected to increase during the planning period, and it would increase even more if utilities such as sewers were provided. The Township now has a Planned Unit Development Ordinance, and through this process, larger developments could come to this area and sewer and water could be made available. Oronoko Township will develop sooner than Berrien Township because it is located in the thrust of development between Berrien Springs and Benton Harbor--St. Joseph. 91 �Not all of the land shown on the General Development Plan can be developed because of unbuildable soils. As shown on the General Development Plan, the growth patterns are shown to extend just westerly from Red Bud Trail Road and U.S. 31-33. Growth is anticipated in this area during and beyond the planning period. Of significant influence will be the relocation of U.S. 31 as proposed by the Michigan Department of State Highway and Transportation. The Township will have to be on guard to protect against any large scale developments that may not be compatible with the geography of the Township and other land uses, etc. The Township will have to protect against the removal of tree growth and mismanagement of existing tributary areas. The land use areas as shown on the General Development Plan have been measured, calculated and are shown on Chart 30. It is impossibla to show a comparison of existing land uses as recorded in a survey taken in 1969 and the land use areas as depicted on Chart 30 for the General Development Plan. This is not possible because of the detailed break-down in the types of land uses existing at the time of the previously mentioned survey. The only comparison can be in general land use categories as residential, commercial, schools and parks, flood plain, public use �facilities, industry, street rights-of-way, water, etc. such comparison of land uses are shown on Chart 31. In this manner, it is then possible to compare categories in which there would be growth. PROPOSED LAND USES RESIDENTIAL Shown on the General Development Plan are four (4) residential land use categories which include: Agricultural-Residential, Urban Residential, Medium Density Residential and High Density Residential. These categories are interpreted in the zoning ordinance as to size of building site, etc. It was the consensus of opinion that agricultural areas were not to be so restrictive as to prevent some residential structures from being located in the agricultural area. It is the recom- mendation, based on planning standards, that agricultural land should be for associated agricultural uses and not mixed uses. At such time as agricultural uses change, the zoning process should be followed. The agricultural-residential area in Oronoko Township is proposed to be westerly from Red Bud Trail Road and US 31-33. Between Red Bud Trail Road and the proposed relocation of US 31 urban residential large lot developments are proposed as indicated on the General Development Plan. Increased residential density would mean that public or private sewers and treatment facilities meeting Enviromental Protection 93 �Agency standards would have to be installed. Sewers are like transmission lines such as railroads and highways along which people locate. There are soil problems in some of the general land use areas and such problems should be detected prior to development to avoid present and future problems. The Berrien County Soil Survey, recently completed in Oronoko Township, should be utilized to help identify such problem areas. COMMERCIAL The existing commercial land uses are primarily stripped along US 31-33. There are existing commercial uses elsewhere but not as great as along the US routes. On the General Development Plan, proposed commercial areas are located in areas along us 31-33 to include existing uses. There are two other commercial areas located on the Plan: the location of the commercial area around the interchange of the proposed relocation of US 31 and existing US 31-33. The exact location of this commercial area will depend on the approved location of this proposed relocated highway. The second commercial area is large and is proposed for the general area of the proposed relocated highway on the west with Shawnee Road dividing it in an east-west direction. This proposed commercial area could have an effect on the 94 �principal business district of Berrien Springs. This, of course, would depend on the uses to be included in such a development. Such commercial areas are located within the proposed land use areas anticipated during and beyond the planning period. They are also accessible from the areas in the Township via the present transportation system. In the future, and this would be beyond the present planning period, if growth took on a westerly direction, then additional commercial areas would have to be planned along with the development. Good planning standards prohibit the location of strip commercial areas along highways or principal thoroughfares, and this standard should be adhered to by the Planning Commission and the Township Board. COMMUNITY FACILITIES Adequate public facilities are becoming increasingly important to the people of Oronoko Township. They are requisite components to the development of an attractive and wholesome environmental character. The condition and adequacy of such public facilities as schools, playgrounds and parks are tangible indications of the quality and viability of the Township. While these facilities require large expenditures of tax monies, they are essential if the Township is to grow, prosper and sustain a competitive position with other areas for desirable commerce and industry. 95 �PARKS At the time the existing land uses were recorded, there were no parks in Oronoko Township. Proposed parks are shown on the General Development Plan and a suggested park is indicated in the future growth area which is shown as agricultural-residential. These parks are shown where there are problem soils but the areas are large enough so that situations associated with parks and recreation can be built on stable soils. The proposed parks are located in such a manner that access can easily be provided. They also act as buffers between commercial and residential land uses. Parks and recreation areas can be developed in the designated flood plain along the St. Joseph River. Some of these areas are large enough to develop wellplanned recreational areas which could also include marinai. FLOOD PLAIN The flood plain is shown along the east side of the St. Joseph River in Oronoko Township. The width of the flood plain depends on the topography as shown on the Topographic Map included in Volume. 1, Phy.t,,lc.ai. FadoM 601t Planning .the. Lak.e. Chapin Re.gionai. Planning Alr..e.a report, and as shown by pattern on the General Development Plan. 96 �Ultimately the Federal Flood Insurance Administration will define the exact elevation for the 100 year flood (1% annual probability of flooding) elevation. At such time, the township will be required to administer an ordinance to preclude development from the floodway and monitor construction in the floodway fringe areas to insure compliance with flood prevention standards. The flood plain area, therefore, should be used for park and recreation uses with no structures permitted. NEW RECREATION SOURCES A new concept of recreation and open space, and one which is finding more and more acceptance, is that open space and recreational facilities be provided, developed and maintained as part of a new housing development. These facilities are usually included in new projects for the benefit of the occupants only. Although not counted in the public sector of open space or recreational facilities, they do augment the public facilities. Neither the Township nor the local government has a direct responsibility in providing such facilities. However, the government's encouragement, through properly designed zoning and subdivision regulations, can be a major tool toward their development. 97 �SCHOOLS School facilities were discussed in the report titled Volume 1, Phy~ieai. Fac.toM 60~ Plann,lng ~he LaQe Chapin Regional. Plann,lng Altea. On the General Development Plan a single school is located in the new growth area. This location is generally in the area where a school should be located. Also, the walking distance for children is located on the General Development Plan. Standards indicate that children can walk the following distances: One half mile One mile Two miles Elementary School Junior High School High School The general location of the school site can include a school/park site which provides for greater use by residents in the general area. Gener~l school planning practice calls for school sites of the following sizes: Elementary School 5 acres plus 1 acre for each 100 pupils 15 acres plus 1 acre for each 100 pupils 25 acres plus 1 acre for each 100 pupils Junior High School High School The Michigan Department of Education recommends site standards in excess of these minimums that would, in effect, add five (5) acres to the above standards. Because of the relatively low density of development 98 �within the planning area, as well as the presence of significant amounts of public open space, it is recommended that the general standards as noted by the Michigan Department of Education be followed. PUBLIC UTILITIES Public utilities have been addressed, in detail, in the Community Facilities chapter. It is anticipated that the Township will be supplying municipal sewerage collection for a substantial area surrounding the Village. The major portion of the area designated for urban development shall have access to this collection system. In the future planning period extensions are proposed along Snow Road, Red Bud Trail and Shawnee Road. STREETS, THOROUGHFARES AND TRANSPORTATION Transportation in the Oronoko Township by the automobile. is primarily Public transportation is not part of the area, but are provided in the St. Joseph -- Benton Harbor Area. Streets and thoroughfares are the circulation systems along which people and goods are moved from place to place. The movement of traffic must be planned for, since routes of movements become fixed land use patterns as well as determinants of other land uses. The General Development Plan 99 �includes the land use plan, thoroughfare plan and the community facilities plan. A township in Michigan may not have control over streets and/or highways, but with the development of private property, which is guided through implementing tools such as local zoning ordinances, subdivision regulations, capital works programs and thoroughfare planning, future local streets can be developed under supervision of the township. Such thoroughfare plans are important and local recommendations are considered by highway agencies. Reference is made to Chapter 4, for information on traffic volumes both 1969 and 1970, condition of streets such as surface type, pavement conditions, thoroughfare classification, traffic conflict points and other information pertaining to Oronoko Township. Traffic volumes on streets in Oronoko Township do not show a pattern o~ direction of development as they do in other Townships. The heaviest traveled road is US 31-33. Other heavily traveled roads are Red Bud Trail and Shawnee Roads. Shawnee shows a heavier volume of traffic because of the trips between the City of Bridgman and Berrien Springs. Other roads with measured traffic volumes are Snow and Tudor Roads. 100 �The road showing the greatest increase between 1969 and 1973 is a section of US 31-33, between Linco and Lemon Creek Roads with an increase from 7,300 to 10,619 cars during a twenty-four (24) hour period. Another noticeable volume increase is on Shawnee Road between Red Bud Trail and ~auer Roads. Other increases in traffic volumes are on rural roads and this data is shown in Chapter 4. For several years there have been plans for the relocation of US 31 - which will be a substantial improvement over the present US 31. This relocated route will serve as a by-pass around Berrien Springs. US 33. An interchange is proposed with Proposed land uses are shown around the proposed intersection and the new zoning ordinance and district map that will control the future land uses in order to prevent undesirable uses from being established. Traffic conflict points are identified on such a map included in Chapter 4. Some of these conflict points have been created by too may intersections such as the Mt. Tabor Road, Snow Road and Coveney Road intersection. It is recommended that traffic conflict points as noted on the above map be improved to prevent accidents that have occurred in the past which have resulted in property damage and fatalities. 101 �INDUSTRY Proposed industrial areas are shown in three (3) locations on the General Development Plan. These areas have the benefit of Regional Arterial, Local Arterial and Primary Collector Thoroughfares. All of these highways provide good highway connection to Interstate I-94. The thoroughfares on the General Development Plan have been classified according to the Fu.netlona.l Highway ClM.6ioic.a.,t,,i,on Sy.6tem. The following thoroughfares classified during the planning period may have to be improved to meet the standards of such in~ividually classified thoroughfares. Re.g,i,ona.l Loe.al Ptu.ma1ty Co Ue.c.:toll. Mte/Lla1_ Se.c.onda1ty CoUe.c.:toll. Mte/Lla1_ Loe.al Stll.e.e:a Using this classification the following roads have been classified: R~g,i,ona.l Loe.al Mte/Lla1_ us 31-33 Mte/Lla1_ Snow Road between Red Bud Trail Road and us 31-33 Shawnee Road Pll.op0.6 e.d Ptu.ma1ty CoUe.c.:toll. Linco Road Burgoyne Road Ptu.ma1ty CoUe.c.:toll. Hinchman Road Lemon Creek Road Snow Road (between .R ed Bud Trail Road and west corporate limits} Scottsdale Road Terre Coupe Road 102 �As noted above both Linco and Burgoyne Roads are proposed as Primary Collector thoroughfares to provide improved eastwest and north-south traffic flow. The designated areas should prove adequate to accommodate development during the planning period. These industrial areas as recommended would not include any heavy industry, except around Tudor Road and the corporate limits of Berrien Springs. SUMMARY The General Development Plan is designed to guide the growth and development in Oronoko Township and its relationship to its surrounding neighbors during the planning period. The Township will have to be on guard to protect against any large scale developments that may not be compatible with the geography of the Township and the land uses, etc. The Township will also have to protect against the removal of tree growth and mismanagement of tributary areas that presently exist. It is necessary for the Oronoko Township Board to be familiar with the General Development long-range Plan in establishing policy or considering period. the rezoning of land during the planning If this is not done, controlled growth and development will never take place. 103 �As the Comprehensive Plan for Oronoko Township is being implemented the adoption of a Housing Code should be considered in order to maintain a quality housing stock. Standard housing stock relates to the amount of real estate tax received by the Township. Tax revenue means improved services to the citizens of the corporate area. The zoning ordinance and map implement the Comprehensive Plan. The zoning district map may not include all the land use areas as shown on the General Development Plan. At the time of a petitioned amendment to the zoning ordinance the General Development Plan along with the existing land use map should be used as guides in formulating any decisions. It is the General Development Plan which is the ultimate way the Township is to develop through the planning period. 104 �Chart 30 GENERAL DEVELOPMENT PLAN LAND USE AREAS Proposed Land Area in Acres Percent of Total 10,980.6 50.3 Urban Residential l ,831. 0 8.4 19. l Medium Density 3,938.0 18.0 41. 1 High Density 306.3 1.4 3.2 Commercial Business 360.9 1. 7 3.8 39.7 •2 .4 Proposed Parks 256.9 1.2 2.7 Suggested Park Sites 144.2 .7 1. 5 72.0 .3 .8 Semi-Public Facilities 650.6 2.9 6.8 Public Recreation &Open Space (flood plain) 599.5 2.8 6.3 Industry 347.2 1. 6 3.6 Proposed Route 31 R.O.W. 131. 3 .6 1.4 Regional Arterial R.O.W. 28.2 .1 .3 Local Arterial R.O.W. 97.7 .5 1.0 Existing Primary Collector R.0.W. 137. 1 .6 1.4 Proposed Primary Collector R.O.W. 81.8 .4 .9 452. l 2.0 4.7 99.6 .5 1.0 Marsh Area 127.2 .6 Water 629.5 2.8 Incorporated Area 518.6 2.4 9,574.1 43.9 21,830.0 100. 0 Land Uses Agricultural-Residential Suggested Elementary School Site Public Facilities Local Street R.O.W. Quarries Total Developed Area Total Area 105 Percent of Developed l 00.0 �Chart 31 CO~PARISON OF PERCENT OF TOTAL AREA Land Uses Existing Land Use (Updated 1974) Agricultural-Residential General Development Plan Comparison Increase Decrease ( ) 50.3 50.3 Residential 4.9 27.8 22.9 Commercial .2 ). 7 1.5 Industrial &Quarries .6 2. l 1.5 Schools, Quasi-Public Parks and Cemeteries 4.6 5.3 •7 Agricultural, special crops and Vacant 80.3 Flood Plain 2.8 Water and Marsh 3.4 3.4 Street R.O.W. 3.6 3.6 Proposed Route 31 R.O.W. Incorporated Areas Total Developed Total Area .6 2.4 2.4 13.9 43.9 100.0 100.0 106 .6 30.0 �10 CAPITAL IMPROVEMEMT PROGRAM �CAPITAL IMPROVEMENT PROGRAM INTRODUCTION A capital improvement program and budget is a primary means for the township to implement their Comprehensive Plan. Essentially, it involves scheduling physical improvements for the township over a certain period of time, with consideration for priorities and financial capabilities of the township. A "capital improvement" for the purposes of a township capital improvement program is generally defined as "any major nonrecurring expenditure or any expenditure for physical facilities, such as costs for acquisition of land or interest in land; construction of buildings or other structures, including additions or major alterations; construction of hi.gh.ways o;r utility lines; fixed equipment; landscaping and similar expenditures". The capital improvement "program", itself, is a long-range schedule of projects, along with their estimated costs over a period of usually five to ten years. The most common period is six years. The capital improvement "budget" is the detailed list of projects, together with the amounts and sources of funds, for the coming fiscal year. The detailed capital improvement budget is often considered as the first year of the capital improvement program. The budget's schedule of projects can also be treated as the capital improvement section of the annual township operation budget. 107 h �I■ The capital improvement program and budget should provide a comprehensive schedule for executing both public and private physical improvements. The capital improvement budget should be a separate document from the Township Comprehensive Plan which ranks and phases specific projects and is based upon a sound determination of public and private funding sources. The report should be regularly updated by the Township Planning Commission and approved by the Township Board. PLANNING COMMISSION ROLE The Township Planning Commission, as part of the comprehensive planning process is limited to development of the "Capital needs list," listing by priority all capital improvement recommendations and a projected means of financing. Because the Planning Commissions role does not include the township budget process the actual "budget" should be excluded from the Comprehensive Plan Document and prepared for adoption by the Township Board of Trustees. TOWNSHIP BOARD ROLE In Capital Improv~ent Programming the Township Board has the responsibility to arrange project financing mechanisms for the implementation of the capital needs as identified by in the Capital Improvement Program. Usually this is accomplished in the annual operations budget as adopted by the Board of Trustees. 108 �It is important to identify these two distinct roles in the Capital Improvement Program in order to fully comprehend the intent and implementation process of the Township. Simply stated, it is the responsibility of the Township Planning Commission to develop the Capital Improvement Program by identifying and prioritizing specific capital needs while the Township Board of Trustees prepare the budget to implement the Capital Improvement Program. DEFINITIONS During the Lake Chapin regional planning process a Capital Improvement Program for Oronoko Township was prepared. To facilitate an understanding of the process used, the following definitions are warranted. CAPITAL IMPROVEMENTS PROGRAM -- A .oc..he.du.le. 06 pu.b.Uc.. phtj.oic..ai. impttove.me.n.t:6 nOIL a gove.ttnmen.tal, un.-U OVeA a. c..eArun. peM.od 06 time. Ex.pe.n.cU.twte..o 6ott opetta.tlng, Jte.c..u!Uvi,ng .oeAvic..e..o 6ott a peM.od 06 one. (1) qe.att. ANNUAL OPERATING BUDGET -- ADVANTAGES OF CAPITABLE IMPROVEMENT PROGRAMMING FOCUSING ATTENTION ON COMMUNITY GOALS, NEEDS AND CAPABILITIES Cap,Ltal pttoje.w c..an be. bttough.t in.to .Une. wah c..ommun.-<.tlj obje.c..Uve..o, a.n..tlupa.te.d gttowth and 6.i-n.anuai. c..apa.b~e..o. Bq pla.Y!,ning a.he.a.d 601t ptto j e.c..:a, tho.& e. whic..h atte. n.e.e.~e.d o~ de..o-<Jte.d the. mo.6~ will be. c..on..otltuc...t.e.d 6fu.t. Ma.xhnu.m .oa.fu 6ac..:ti..on will .the.tte.bq be. ga.,c,ne.d 6Jt.om .the. mone.lj .ope.n.t. ACHIEVING OPTIMUM USE OF TAXPAYERS' DOLLARS Adva.nc..e. pJt.ogttamming 06 pu.b.U~ WOJz.k!.i on an 01tde.ltly b~-<-.6 w..f!-1 he.lp a.void the. a.dve.n.t o6 c..o.oiltj mW take.,~. The. p~o~ttam will gt.u~e.. lac.al. o66iuai..6 in ma.king .oound an.nu.al. budge..t_de.c..,U~~n..6. In a.dd-<.Uon, a. wUng 06 an..tlupa.te.d nu..tu.Jte. c..on..o:tltuc..:ti..on pJt.OJe.W ma.tj e.nc..ou.1tage. the. .oe.le.c...tlon 06 ne.e.de.d la.nd we..U in a.dva.nc..e. 06 ac...tu.ai. c.on..o:tltu.c...tlon a.n.d thllli, pe.tuni.t a.c.qU-<-.6UiOn at .loWeA C..0.6:U • 109 a �SERVING WIDER COMMUNITY INTERESTS The. c.a.p..-i;tal. ,impnoveme.n;t pnog4a.m onc.e. a.c.c.e.p:te.d, ke.e.p.6 :the. pubUc. in60Jr.me.d a.bout 6utMe. c.on.6btuc.tion pla.n.6 06 the c.ommunilq and hei.:p.6 ne.duc.e :the pncMMe6 on lac.a.£ 066-l~ 6on p4oje.w 6M down on the. p~o~y U6:t. In a.dd-lt-lon, knowledge. a.bout the. 6u.:tu.Jte. phy.6ic.a.£ ne.e.d.6 06 :the. c.omm..t.nillj and :the. 6inane.-la..1 a.b-lU.ty 06 lac.a.£ govMnme.n;t :to 6ul6ill :thue. ne.e.d.6 if., a. va.luable. aid :to p~vate. invu:toM. ENCOURAGING A MORE EFFICIENT GOVERNMENTAL ADMINISTRATION Co-ond-lnat-lon 06 c.a.p..-i;tal. ,impnoveme.n;t pnognrunming by :the. a.ge.nc.-lu 06 a c.ommunily c.an ne.duc.e .6c.he.duUng pnoblem.6; c.on6Uc.ting and ovMla.pping pnoje.w and ovM-emphM,lf., 06 antJ govMnme.n;ta.£ 6unc.tion. In add-lt-lon, Wo4k c.an be. e.66e.c.tiveltj .6c.he.dule.d and ava-lla.ble. p~onnel and equipment be;t;tM uJ.ie.d when li if., known in advanc.e. what, whMe. and when pnoje.w Me :to be. und~ke.n. IMPROVING THE BASIS FOR INTERGOVERNMENTAL COOPERATION Cap..-i;tal. ,imp4oveme.n;t ~og4a.mrru.ng 066~ pubUc. o66i~ 06 all govMnme.n;ta.£ un-lu -- v-llla.ge., WtJ, :towMhlp, c.oun;ty and .6pe.e.-la..1 fubt-lw-a.n oppontunily to pla.n the loc.at-lon, iliing and 6inanc.-lng 06 needed ,impnoveme.nu in the. in;tMu:t 06 the. c.ommunily a6 a. whole.. Funthenmone, bec.a.uJ.ie. ma.ny pubUc. wonM .6Mvic.e6 and 6a.c.-lU.tiu do not .6:top at the. c.o4po~e. bound~u, a.de.quate. pla.nn-lng a.nd c.oopMat-lon by the. vwouJ.i a.genc.-lu a.nd govMnment6 tMough a. c.a.p..-i;tal. ,impnoveme.n;t pnognrun c.ould help ne.duc.e. dupUc.at-lon 06 e.66ou a.nd the. c.o.6t 06 .6uc.h pnojew, a.nd a.void pubUc. inc.onven-lenc.u. MAINTAINING A SOUND AND STABLE FINANCIAL PROGRAM ShMp c.ha.nge6 in .the. tax .6btuc.tMe. a.nd bonded inde.bte.dne6.6 ma.y be. a.voided when the. pnoje.w .to be. c.oMbtuc.te.d Me .6pa.c.e.d ovM a. numbM 06 tJe.afl.6. WhMe. th~e, if., ample. rue. 60Jr. planning, :the. m0.6t e.c.onorru.c.a.£ me.a.n.6 06 6inanc.-lng e.a.c.h pno j e.c.t c.a.n be. .6 ele.c.te.d in a.dva.nc.e.. Kee.ping planned p4o j e.w w.lt..hln :the. 6-lna.ne.-la..1 c.a.pa.c.liy o6 :the. c.ommunily help.6 :to p4e6 ~v e. w c.ne.d.lt.. nat-lng a.nd ma.ku :the. Me.a. mane a.tbta.c.tive. :to buJ.iine6.6 a.nd induJ.i tlttJ. \ ENHANCING OPPORTUNITIES FOR PARTICIPATION IN FEDERAL OR STATE GRANT-IN-AID PROGRAMS Th~e. Me num~ouJ.i S:tate. a.nd Fe.d~ p4ognam.6 .that a. lac.a.£ gov~nme.n;t ma.y dJta.w upon 604 pla.nn-lng c.oM:tnuc.tion and 6ina.nc.-lng c.a.p..-i;tal. hnpnoveme.n;t. The. p4e.pMat-lon 06 a. c.a.p..-i;tal. ,impnoveme.n;t p4ogna.m inc.ne.Me6 :the. lac.a.£ gov~nme.nu' c.ha.nc.e. 06 ob:ta-ln-lng J.iuc.h aid. 110 �FINANCING THE CAPITAL IMPROVEMENTS PROGRAM There are a variety of methods which can be employed in the financing of public improvements. These include the following: REVENUE BONDS In pnag/z.a.mm<.ng public. won~ pnajew, .the c.ommun,i...ty .6houi.d c.on.tinue :to ~uMue a palic.y w~c.h nelatu :f;he .type 06 6,i..na11ung U6ed .ta .the pa/t.ti.c.u1.M. .,unpnovemen.t .that « :to be pnov-<-ded. Many -<JY1p/tovement-6 .6uc.h M .6eweJt and WateJr. 6ac)LU,lu c.an be. 6,i..nanc.e.d by Jte.ve.nue. c.aUe.c.tiaM 6Jtam .the U6eM .th.e.m6e..lvu. In :tlu1i c.an.n.e.c.tion., a ,v., :to be. no:te.d .that .6uc.h bond..6 nequ,iJr_e. .the. ple.dging 06 all :the nevenuu ob.:ta,i,ne.d 6Jtom .the ope..tr.a.tioM o6 :the .6 y.6 :te.m. GENERAL OBLIGATION BONDS The c.ommun,i...ty impnave.men.,t,6 whlc.h c.anno:t be 6inanc.e.d th/tough c.oMumeJr. nevenuu OJt a .6pe.ual M.6U.6ment c.an be 6,i..nanc.ed th/tough geneJr.a..l obUga.ti..on. bond..6, paid 60Jt by geneJr.a..l pnopenty ta.xa.ti..on. In Mic.hlgan'.6 muniupa.Uu.u, gene/1.a..l obliga.ti..on bond..6 ma.y be. ,v.,;.,ue.d up :ta :ten (To) peJr.c.e.n.t 06 .the. ;.,ta..te e.qualize.d valua.ti..on. SPECIAL ASSESSMENT BONDS Th,v., .type 06 6,i..nanung M.6Ufi..U only pnopelt-ti.u be.ne6Lti.ng 6nom .the .6pe.u6,i,c. -<JY1p/tovemen.,t,6 made. :to .them. Pnopenty own.eM mU6:t a.gne.e. :ta M.6ume. .thehc.. p!topotttiona.te .6ha!te 06 .the pnoje.c.t c.o.6:t and liabili.ty 601t payment 06 .the bon.d..6. Speual Mfi..U.6me.n.t bon.d.6 Me. ge.ne./z.a.Uy employed whe.n p!tovidin.g a pa/t.ti.c.ula.Jt .6egme.nt 06 .the c.ommun-U:.y w.lth a. ;.,pe.u6,i..c. fi..eJr.vic.e.. APPROPRIATIONS FROM THE CORPORATE FUND Ce.tt,t.a,i.n. pnoje.w, whlc.h do not ne.qu,Ute. .6ub.6ta.n.,ti.a1. outlay;., 06 c.Mh and 6on whlc.h o.theJr. me.aM 06 6,lnanun.g Me not p1tac.tic.al, c.an. be. 6,i..n.an.c.ed :th/tough :the gen.e/1.a..l alt c.01tpolta.te 6und. RUeJr.ve. 6un.d 6,i..n.an.un.g ,v., a vo.JU.a;()_on. 06 ;th,v., me.th.ad. Un.deJr. .thi-6 p!toc.e.duJte, 6un.d..6 Me. ac.c.umula.ted in. adva.n.c.e. 601t .the c.oMtlr.uc.tion. 06 c.api:tal p1toje.w. RECEIPTS FROM MOTOR VEHICLE HIGHWAY FUND The. U6e. 06 6un.d..6 61tom .the. Moton Ve.hie.le. Highway Fund 06 .the muniupal-U:.y ,v., 1te.la.te.d pltima.Jtillj :to .the c.oMtlr.uc.tion and mainte.nan.c.e 06 aJt:teJ!.ia.l .6tlr.e.w in. .the mun.iupali:ty. 111 D I i �JOINT FINANCING The. pl'C.opMe.d pl'C.oje.ct might be. .6Wr..ve.ye.d to deteJunine. whet.he.Jc. c.eJr.;ta,ln pl'C.oje.ct.6 aJte. e.qua.U.y be.ne.f/,c.,,la,l to at.he.Jc. gove.Jc.nme.nt a.genue.6, a.uthoJc.aieLi, oJc. Lipec.,,la,l furuct.6 a.nd i6 joint 6ina.nung c.a.n be. aJtJc.ange.d. Suc.h c.oope.Jc.a.,t,Jon ma.11 bung a.bout p!r.oje.ct.6 thett would otheJlwiLie. have. to be. de.6MJc.e.d 601t. many lfe,o.Jt,6 a.nd, thU.6, c.a.n Jc.eLiult in be.t:te.Jc. .6 e.Jc.vic.e. a.nd £oweJt c.OLit,1, f,,oJc. the. aJc.e.a.. OUTSIDE SOURCES Stette. and 6e.de.Jc.a.£ gJc.a.nt.6-in-a.id pJc.og/ta.m.6 aJte. o6te.n a.vcu.1.a.ble. to plan, c.onLitl'C.uc.t a.nd 6ina.nc.e. c.a.plia.l impJc.oveme.nt.6. The. poMibili,t,y ofi obta.in.£ng. puvette. gi6t.6 fioJr.. c.Mta.in fia.c.LU;tleLi -- paJtk.6; c.ommunity c.e.nteM, oJc. Ub/f.Mie.6 -- fiJc.om indivi,dua.l.6, c.01r..po1r..a.tion.6 a.nd fiounda.tion.6, Lihould a.l.60 be. e.xploJc.e.d. FEDERAL AND STATE GRANT-IN-AID PROGRAMS The.Jc.e. aJte. a. wide. numbe.Jc. ofi p!r..ogJc.a.m.6 a.vcu.1.a.ble. to va.Jr..ioU.6 gove.Jc.nme.nta.l unit.Li whic.h would enable. .t.hem to ma.ke. c.eJr.;ta,ln c.a.plia.l impJc.oveme.nt.6. PROJECTIONS OF REVENUES AND EXPENDITURES The previous section outlines various methods to finance capital improvements in the township. It should be realized that the greatest financial effort to improve facilities will have to be made by the township itself. This means that those revenues currently available will provide the major source of funds to finance any adopted Capital Improvement Program. The remainder of this chapter will concentrate upon the revenues and expenditures of the township to determine how . \ . much money will be available to be spent for any capital improvement. Drawing upon the social and economic data which has been compiled, it is possible to analyze the financial aspects of the township. the information gathered (chart 32 From for the Township General Fund Revenues and Expenditure the Total revenues reflected an increase during each of the fiscal years examined. 112 �For the fiscal year ending in 1970, total revenues were $846,738.19. By 1974, the total revenues were $1,275,826.76. tended to fluctuate Expenditures at a relative percentage of total revenues. A deficit of revenues vs. expenditures occurred in 1970, while the total excess of revenues over expenditures climbed to more than $60,000 by 1974. VALUATION Charts 33 and 34 reflect assessed valuation figures (state equalized valuation) for the Township. O~onoko Town6hip The following increase can be noted: 1970 $24,679,346 1974 32,624,202 The average assessed valuation was determined after the audits were reviewed and evaluated. Thus, the projected assessed valuation is based on this average increase for the total years analyzed. The tables also show the General Obligation Bond limits for the Township based on the 10 percent of state equalized valuation figura Since there were no outstanding bonds at the time of the analysis, the available bonding capacity is 10 percent of the total assessed valuation. The capital budget cannot be formulated and enacted without considering it in conjunction with the operating budget, as part of the complete governmental financial plan. Capital investments must not only be weighed against operating costs in aliocating limited financial resources, · but the demands that new facilities will make upon future operating and maintenance cost must also be considered. 113 '~ �CAPITAL IMPROVEMENT PROGRAM Based on the previous analysis of financing methods and projected township revenues and expenditures, as well as a review of capital needs in the Township, the Capital Improvement Program has been prepared (Chart 35). This schedule reflects the programs to be completed by the Township for the ten (10) year period of 19751985. Because of the magnitude of the total program some projects will most assuredly extend beyond this period. The program is divided into two (2) categories according to the Comprehensive Plan----- The Thoroughfare Plan and the Community Facilities Plan. The Thoroughfare Plan which can be brought into reality via the capital improvements program includes an ambitious street and highway improvement program. Many of the highways throughout the Township do not meet the classification standards of which they are part. Therefore, as these highways are improved, they should be brought up to the standards of classification. In order to accomplish element~ of the Thoroughfare Plan, a variety of financial sources should be explored. Currently, the Townships contribute funds to a matching funds system whereby Berrien County maintains township highways. The coordination of planning efforts between the townships and the county is imperative if the highway improvement plan is to succeed. 114 �Estimated costs are not included in the Capital improvement Program schedule because of the inflationary economy at the present time. If estimated costs were included in the report they may be inadvertently used in construction bid comparison, thus causing funding problems. It should become a standard policy of the Township Board of Trustees to seek estimated costs and prepare an annual operating budget for implementation of the Capital Improvement Program. 115 �GEXERAL FrND REVENUES, D'.PENDITl'RES .>Sc- !:"CIT~· Fiscal Year 1%9-7C _ _ _1_2_71)_::?l__ ':"otal Revenues Total Expe~diture~ Excess (De!ici~~cy) of ?.evenues ov~r Expenditures Equity Beginn:n& ':'ear 1971-72 1972-73 1973-74 19-!.--; 1975-76 1976-77 - 1977-78 19;e-i; 19;9-8(1 198[ $846,736.19 $979,435.10 $1,082,091 . 02 $1,120,801.04 $1,275,826.76 S1,380,(,SV $1,490,000 $1,625,000 $1,850,000 $1,97',rr.() $2,205,000 $2,Bls,onn 846,941.07 949,811 . 97 1,075,511.87 1,063,113.75 1,215,691.60 1, 310,0':·'J 1,410,000 1,500,000 1,725,000 1,8!..:" ,r,or; 2 ,085, 000 2, 70(),000 (202 . 58) 29,623 . 13 6 , 580.05 57 , 787 . 28 60,135.16 iO,O'JO 80,000 125,000 - 25,000 120 ,'100 125,000 115,000 185,969.25 185,766.37 215,389.50 221,969.55 279,756 . 83 339,Bn 409,892 489,892 614,892 739,B92 864,892 %9,892 185,766.37 215,389 . 50 221 , 969 . 55 279 , 756.83 339,891.99 409 ,P.92 489,892 614,892 739,892 8~!.892 989,892 1, !04 ,892 ' Fiscal Equity Endo~ Fiscal Year I-' I-' O'I n ::r Ill 11 rt- w l',J �PROJECTED ASSESSED VALcAT10~ -~~D BONDING CAPACITY 107 General Obligation Bond Limit General Obligation Bonds Outstanding Available Bond Assessed Valuation S24,679,346 $2,467,934 0 $2,467,934 1970 26,743,277 2,674,327 0 2,674,327 1971 1972 28,899,484 2,889,948 0 2,889,948 29,817,849 2, 981,784 0 2,981,784 1973 1974 32,624,202 3,262,420 0 3,262,420 State Equalized ..... I-' -J Capacit.•J 1975 34, 500,000 3,450,000 0 3,450,000 1976 37,000,000 1,700, : , ' () 3, 700,(·CO 1977 40,000,000 4,000,000 n 4,000,000 1978 42,000,000 4,200,000 0 4,200,000 44,600,000 4,460,000 0 ~ 1979 1980 Fiscal Year 1985 NOTE: ,4CO,OOO 46,000,000 4,600,000 0 4,~00,00(1 soo,ooo 5,850,000 0 5 ,R50 ,0011 58, The figues shown for available bonding capacity reflect the 10?. C:eneral Obllgation Bond Limit with no outstanding bonds. However, it should be noted that tee Capital Improvement Program is predicated on the necessity to issue b0nds in order to achieve elements of the program. The amount of bonds issued is left to the discretion of the To,.,,ship. n ::,Al ti rt w w �SCHCDL'LE OF Fl.'NDS ESTIMATED TO BE AVAILABLE FRO~ THE GENERAL Fir.ill AND COMPARISON WITR PAST TRENDS ~ I-' 00 State Equal! zed Assessed Valuation Real Estate Property Taxes State Shared Revenue (sales tax) Jluilding Penni ts ~ighways and Streets (includes countz: matching f_ll_[ld) 1970 $24 , 679,346 $711,882, 63 $75,014.72 $542.50 $10 , 602.33 19H 26,743,277 848,882.95 94,481.63 8]1. 23 6,918.62 1972 28 , 899,484 944,836.57 100,965.46 2, 266.23 6,353.29 1973 29,817,849 9/S0,700.04 91,221.38 2,596.84 7,320.00 1974 32,624,202 1,092,910.13 104,962.88 2,190.01 7,996.86 1975 34,500,000 1,200,000.00 110,000.00 2,200.00 8,000.00 1976 37,000,000 1, 34 S,00(). 00 110,000.00 2,200.00 8,000.00 197 7 40,000,000 1,500,000.00 115,000.00 2,200.00 8,000.00 1978 42,000,000 1,765,000.00 118,000.00 2,200.00 8,000.00 1979 44,600,000 1,955,000.00 120,000.00 ~.200.00 8,00(),00 1980 46,000.000 2,200,000.00 123,000.00 2,200.00 8,f)CJll.00 58,500,000 2,950,000.00 138,000.00 3,000.00 8,()f)n.oo F:scal Year 1985 n ::r Pl 11 ri" w ii:>, �C,\1'lTAL IMPRO\'DIENT PROGRAM 1975 -- 1985 Suggested Sources X X X X General Obligation Bond County Highway Matching Fund X X X X X R~aj General Obligation Bond County Highway Hatching Fund X X X X Y. Red Bud Trail Road to U.S. 31 and 33 General Obligation Bond County Highway Matching X X X X X X X X X ;:; X X X General Obligation Bond County Highway 'latching Fund Lemon Creek from Hollywood Road to U.S. 31 and 33 Shawnee Road: Widen pavement to local Collector standards Shawnee Road from Hartline Road to Snow Red Bud Trail Road: Widen pavement to PrJmnry Collector standards 1.0 1979 Hinchamn Road from Hollywood Ro3d to U.S. 31 and 33 Lemon Creek: I-' I-' 1978 Hinchman Road: Widen Widen pavement to local arterial standards Fund pavement to Primary Lemon Creek and Collector standards Linea Road General Obligation Bond County Highway Hatching Fund Snow Road: West Township Corporate Linear Red Bud Trail Road General Obligation Bond Countv Highway Matching Fund Entire Township General Obligation Bond Countv Highway Matching Fund Township Highway Fund Scottsdale Road: Widen Widen pavement to Primary Arterial Oronoko Township: street imorovement Local Scottsdale Road from progr...-tm including pavement and widening Arterial Street Control 1985 1977 Location pavement to Primary Coll~ctor standards 1980 1976 of Revenue Project Thoroughfare Plan Intersection of Sha,'tlee Road and Lauer Road 1975 X X () General Obligation Bone ::r X X Ill Ii rt w U1 ,-.-,~-----~--~---------~ ··-- - - --- �CAPITAL IMPROVEMENT PROGRAM 1975 -- 1985 (continued) Suggested Sources of Revenue Project Location Arterial Street Control Intersection of Shawnee Road and Burgoyne Road General Obligation Bond Intersection of Lemon Creek Road and Garr Road General Obligation Bond County Highway Matching Fund Intersection of Shawnee Road and Garr Road Coveney Road at Mt. Tabor Road Arterial Street Control Arterial Street Control Re-alignment of local street I-' N 0 Arterial Street Control Arterial Street Control Arterial Street Control Arterial Street Control Arterial Street Control 1975 1976 1979 1980 1977 1978 X X X X X General Obligation Bond County Highway Matching Fund X X General Obligation Bond County Highway Matching Fund X X X Intersection of Mt. Tabor Road and Snow Road General Obligation Bond County Highway Matching Fund X X Intersection of Snow Road and Garr Road General Obligation Bond County Highway Matching Fund X X Intersection of Snow Road and Burgoyne Road General Obligation Bond County Highway Matching Fund X X X Intersection of Grange Road and Garr Road General Obligation Bond County Highway Matching Fund X X X Intersection of Red Bud Trail and Grange Road General Obligation Bond County Highway Matching Fund X X 1985 -n n::,0 PJ ::s Ii rt" rt" X X I-'· ::s w ~ (I) p, u, �CAPITAL IMPROVEMENT PROGRAM 1975 -- 1985 (continued) Project Location Arterial Street Control Intersection of Red Bud Trail Road and Snow Suggested Sources of Revenue Re-alignment of local street Intersection of Red Bud Tra 11 Road and U.S. 31 and 33 General Obligation Bond County Highway Matching Fund, Township General Fund Arterial Street Control Intersection of Red Bud Trail Road and Lemon Creek Road General Obligation Bond County Highway Matching Fund, Township General Fund Turning Lane Improvements Intersection of General Obligation Bond County Highway Matching Fund, Township General Fund University Blvd. and U.S. 31 and 33 Arterial Street Control Intersection of Timberland Drive and Hillcrest Ocive Arterial Street Control Intersection of Lemon Creek Road and U.S. 31 and 33 1975 1976 1977 General Obligation Bond County Highway Matching Fund, Township General Fund General Obligation Bond County Highway Matching Fund, Township General Fund Riverside Trail and St . Joseph River Federal Matching Grants Contributions, Joint Financing 1979 198G X X X X X X X X X X X X X X X X X X X X X X X Community Facilities Parks Acquisition of 57 acres of land for parks 1978 General Obligation Bond County Bighway Matching Fund 1985 X -nn 0 ::r ::, Al rt Ii I-'· rt ::, i:: w Ul p, (1) �CAPITAL IMPROVEMENT PROGRAM 1975 -- 1985 (continued) Project Locatton Acquisition of 40 acres of land for parks Northeast of Red Bud Trail and Snow Road AcGuisition of 55 acres of lane' for parks Acquisition of 112 acres of land for parks Suggested Sources of Revenue federal Matching Grants Contributions, Joint Financing Westerly of County Fairgrounds and Korth of Shawnee Road Federal Matching Grants Contributions, Joint South of Shawnee Road, n~rth of Snow Ro2d and east of proposed relocated Federal Matching Grants Contributions, Joint financing U.S. 31 1975 197" 1977 1978 X 1979 X 1980 1985 X Financing X X X X () () 0 ::r' ::, Pl rt 11 I-'· rt ::, Cw U1 p, (D �BIBLIOGRAPHY �BI'AT.10 RAI nv J,J\KE CHAPIN REGTONAL PLANNING 1\JEl\ REPOJ'I'Ss Soils and Their Limi February, 1970, tion for th r. ke he pin R qion, PJ,anned Unit Development Ordinance, 1971 (indiv:i.dually for the Townships of Berrien, Oronoko and Royalton). Preliminary Physical Factors for Planning the Lake Chapin Regional Planning Area, June 1971. Proposed Zoning Ordinance for the Lake Chapin Regional Planning Area, February, 1972. (Individual ordinance for the three (3) Townships and the Village of Berrien Springs). Economic Factors for Planning the Lake Chapin Regional Planning Area, April, 1972. Suggested Subdivision Ordinance for Berrien, Oronoko, Royalton Townships, and the Village of Berrien Springs, August, 1973. Preliminary Land Use Plan for the Lake Chapin Regional Planning Area, February, 1974. Physical Factors for Planning the Lake Chapin Regional Planning Area, Volume!, June, 1974 Subdivision Ordinance for Berrien Township, December~ 1974. Individual zoning Ordinances for Berrien, Oronoko, Royalton Townships and the Village of Berrien Springs, 1973 and 1974. Interim Comprehensive Plan, the Lake Chapin Regional Planning Area, December,1974, The comprehensive Plan for the Lake Chapin Regional Planning Area, Volume II, June, 1975 General Development Plan for the Lake Chapin Planning Area , Volume III, not dated. BERRIEN COUNTY PLANNING COMMISSION REPORT SERIES: Berrien county Natural Features Study, October, 1968 Regional Economic Trends Study, April, 1969 123 �Long-Range Development Guide for Berrien County, June, 1970. Berrien County Development Plan, June, 1974 Overall Economic Development Plan for Berrien County, March, 19751 Update Report, August 19761 1976-1977 Annual Report, June, 1977. OTHER SOURCES1 Oronoko Township Soil Survey Special Advanced Report, Soil Conservation Service, u.s. Department of Agriculture and Berrien County Planning Commission, July, 1976 Berrien County Population Projections, State of Michigan Department of Management and Budget and Berrien County Planning Commission, August, 1977. EPA 201 Facilities Plan for the Berrien Township Plan of Study Area, Williams and Works and Wightman and Associate Engineers, November, 1977. \ 124 �APPENDIX A �APPENDIX A LAND USE MAPPING To accomplish land use mapping, color infrared aerial photo- _ graphs of the region were obtained and interpreted to create land use maps. These maps, at a scale of 1:36,000 (1-inch equals 3,000 feet), depict in fifty-two categories, all of the use and cover-types in the region which cover three or more acres, and where possibly those uses and cover-types which cover as little as two acres. After the land use maps were completed, field checked, and reviewed, a grid, which divided the area into four hectare (about ten acres) cells in rural areas and one hectare (about two and one-half acres) cells in urban areas, was placed over these maps and the major land use for each cell was noted for entry into the computer data bank. At the same time, other data were determined for each cell such as location (county, township), watershed, soil type, slope, number of housing units, flood susceptibility, etc. All of this information was coded, key punched, stored on magnetic tape, and entered into the computer data bank where it was checked for accuracy and then corrected. The data, now on maps and in the computer, are valid for the date of the photographs. For broad decision making, they will continue to be valuable for several years. However, because people continually change their habits and manipulation of the landscape, what is forest today may be a shopping center tomorrow. For the maps and computer data to continue to be valid, they must be updated on a regular basis: With this_ updating, the data will continue to be a dynamic tool to aid in regional planning. A complete list of codes used and their definitions follows the discussions on land use. The computer has added an "O" to all three digit land use codes so that what is mapped as 211 will be printed by the computer as 2110. A-1 �LAND USE MAPPING Because photo interpretation is often an inexact science and because the classification of land usage is sometimes subject to differing thoughts on definitions, the Southwest Michigan Land Use Maps can be better analyzed if the user is aware of the assumptions and definitions used by the photo interpreters in creating the maps. Except where noted below, the categorization of land use was done in accordance with the Michigan Land Cover/Use Classification System. (Sub-Appendix A) All land uses were categorized by their apparent major activity as could best be ascertained from the aerial photographs. For example, wet areas which were seen to be cultivated were mapped as active agriculture, not wet lands; forests which might also be used for outdoor recreation were mapped as forests; and grass lands which also showed evidence of cross-country motorcycle activity (including some with closed courses), but no evidence of moderate or large spectator involvement (parking lots, grandstands, ticket booths, etc.) were mapped as grass lands. Because of the scale of the mapping, 1:36,000 (one-inch equals 3,000 feet) some small land uses will not be depicted on the maps. Many such areas have been coded as "special point'' use for later access through the computer. Other small areas will appear exaggerated on the land use maps. This happens because the mapper draws around these small areas in order to be able to put a symbol inside the mapped envelope. Residential (1121 - 1170) In the urban areas, the units 1121 - 1133 were determined by their relative densities. The number assigned to a unit repxesents the average for that unit, recognizing that small areas of other d~nsities may be present. The densities of multi-family units (1121 - 1123) are the most difficult to determine and estimates for these were based on heights of buildings, numbers of entrances, and size of parking areas. The code 1135 - Mobile Home Residential - was not used for single mobile homes or for mixtures of permanent and mobile homes, but only for areas, other than Mobile Home Parks (1150), dedicated to mobile homes. The code 1168 is used for the buildings and immediately surrounding grounds where migrant workers are housed. A-2 �While the code 1170 is defined as Rural Residential, this code is based on building density and occurs in urban as well as rural areas. Commercial, Services, and Institutional (1210 - 1260) Central Business Districts (1210) were mapped for large and small communities. The border between the central business district and strip business is often arbi~rary. Strip Business (1230) includes all areas of three or more establishments oriented to the road. All other roadside businesses, except for Neighborhood Businesses (1240) and Shopping Centers (1220), are mapped as 1258. Agricultural Businesses (1253) was used for grain elevators or farm equipment businesses, not food processing (industrial) or roadside fruit and vegetable stands (1258). Throughout the region and especially in the urban areas, there were many religious institutions which were large enough and contrasted enough with surrounding uses to be delineated on the maps as distinct uses. These were assigned the 1260 code, but they were not given any special point use codes. In some instances these institutions were adjacent to secondary schools, thus enlarging the apparent areas occupied by the schools and their associated facilities. Transportation, Communication, and Utilities (1410 - 1460) These categories were mapped according to the definitions in Subappendix A. Industry and Extractive (1370, 1380, & 1700) Light industry with few visible exterior indicators can often be misinterpreted to be in the commercial category. Most often this occurs when the industrial activity occupies a structure erected for other purposes. In addition, retail firms occuping buildings formerly used for manufacturing are not apparent on the aerial photographs. Consequently, a few of these may have been placed in the wrong category, especially in the urban areas where the plat books do not show ownership. In those areas where ownership could be determined, the data were checked with telephone yellow pages to determine usage. By definition the small industry (1370) code was usually too small to map at this scale and, therefore, was rarely used. A-3 �Active Construction (1800) This category was mapped according to the definition in SubAppendix A. Open Space and Other (1920 - 1950) For the most part, these categories were not subjective and were easily determined. As noted above, the recreational category (1930) was used only for apparent major usage. Thus, cross-country motorcycle tracks without associated commercial indicators and non-commercial horse training tracks were not included in the race track category. However, travel trailer/ tent parks were included in the outdoor recreation category. All athletic facilities physically connected to secondary schools and universities were included in the 1260 category. Those facilities separate from schools, were mapped as (1930) outdoor recreation. Cemeteries (1940) and urban vacant (1950) were mapped according to the definitions in Subappendix A. Agricultural (2110 - 2900) Because the aerial photographs were obtained in late spring all cultivating was finished and no row crops were yet mature enough to be seen on the photographs. Thus, all vegetated fields were mapped as (2120) grass-type crops (timothy, alfalfa, clover, etc.) unless they showed strong lineations and, under stereoscopic examination, appeared to be too tall for grasses. Fallow lands, while probably cultivated in other years, were mapped as 2120. While some of these grass crops may be fertilized annually, and thus be important contributors to the nonpoint source pollution, the photo indicators and the ground indicators\suggest that cultivation is not an annual activity and fertilization may not be either. Also included in the 2120 category were grass lands not used primarily for pasture or hay crops. However, cultivated and grassed areas which are adjacent to similar areas showing signs of urbanization were mapped as Inactive Land (2800). Except for areas showing conversion to residential use, all regularly spaced plantings of fruit trees were mapped as orchards, regardless of their apparent condition. Some of the areas mapped as active are probably not commercial producers and thus, are not being managed and/or sprayed. Most, if not all, of the apparently non-managed trees are in small stands and it is doubtful that many of the small stands which have better appearances are sprayed either. A-4 �Confined feeding operations covering two or more acres were mapped as 2300. Smaller feedlot operations were indicated by the special point use code 24. The number of special point 24's code represents more than 90% of the existing operations and would include all but very recent farms or those completely under cover. An informal survey of small operations showed a minimwn size of fifteen head. The remaining feedlots indicated were poultry houses and stables. The category Other Agriculture (2900) includes large farmsteads and out building complexes as well as green houses. Brushland (3200) This category tended to be very subjective with the primary determinations made on the basis of surrounding usage. Scattered brush areas near agricultural activities would be included in this unit while the same degree of cover in or near well forested areas might be in such contrast with their surroundings that they would be mapped as grasslands and more cover would be required for brushland categorization. In all cases, the use of the unit required evidence of the early stages of regrowth covering a substantial portion of the area. Forest Land (1400 - 4360) These categories were mapped according to the definitions in Subappendix A. Water (5140 - 5300) The only rivers appearing on the land use maps are those which are of a width to be a significant portion of a grid cell. Wetlands (6110 - 6200) The types of features included in these categories w7re.small lakes or ponds with large algal blooms ~nd/or other indica~ors of eutrophication swamps, bogs, etc. with mats of vegetation or reed-like gras~es (6200); areas of very wet soils (swamps, bogs, etc.) with scrub growth (6120; and wet areas or standing water in which large trees were present. (6110). Wetland ar 7as did not include areas of seasonal standing water (flood plains); soils with high water tables (year rou~d) but without vegetative indicators; or areas with seasonally high water tables. A-5 �While one may argue that these are wetlands, these definitions would cause most of the agricultural glacial till soils to be also mapped as wetlands. Barren (7210 - 7310) These categories were mapped according tn the definitions in Sub-appendix A. A-6 �SPECIAL POINTS (coded but not mapped) Most of the special point designators are straight forward and require no comment. The following comments are made to help the user understand the types or sources of data for those special points which are not complet.ely clear. 10 All roads appearing on the USGS topographic maps were drawn as heavy lines on the Land Use Maps for control, but only state and federal highways were coded as l0's. 11 This category includes all limited access highways (I-94, I-96, and portions of US-12) and interchanges. 14 Only active sanitary landfills were included in the landfill category. For example, swampy areas being filled with unconsolidated earthen materials were considered Active Contruction (1800 or 27) rather than landfill. Landfills adjacent to industry were included as part of the industrial area, not mapped separately. 18,19 Active and abandoned railroads were located from topographic maps with conditions determined from inspection of aerial photographs. Abandoned railroads include rights-of-way with and without tracks. 20 First order rivers were defined by SMRPC as the St. Joseph, Galien, and Black Rivers. 21 Second order rivers are all perennial streams flowing into first order rivers. 22 Third order rivers are all perennial streams flowing into second order rivers. 23 Other rivers are all other perennial streams. 24 This included all feedlots too small to map as 2300. (See discussion on Agriculture.) 26 This category includes only commercial salvage operations. 27 These areas were too small to be mapped as 1800. 30 Industrial parks include all lands adjacent to industries and destined to become industrial, but does not include areas currently used for industry. A-7 �32 Flood plains were determined from stereoscopic examination of the aerial photographs and include those areas showing patterns of repetitive flooding, but does not include all areas subject to flooding. Some areas delineated will not flood every year. Depressions are those areas outlined by hachured contour lines on the USGS topographic maps. 36 Coastal Boundary included all areas within the Coastal Zone Management Boundary proposed by SMRPC August 1977. \ A-8 �RECOMMENDATIONS FOR UPDATING To remain useful, the SMRPC Land Use Maps should be updated on a regular, periodic basis. The intervals between maps can vary, depending on the pressures for change on the various parts of the region. In urban concentrations and surrounding rural/suburban sections, updating should occur every five years, and ideally, every two or two and one-half years. Rural areas, with few pressures for change or development, should be updated at the least in ten-year intervals and, ideally, at five-year intervals. The assessment of need for updating can be made through the comparison of LANDSAT (ERTS) imagery covering the region each year. By preparing an urban-forest-agriculture map from LANDSAT images acquired about the time of the project photography, the gross land use of spring 1977 can be compared to current patterns in later years. As considerable or significant change in an area is noted, more detailed mapping can then be planned. Future detailed mapping does not require the acquisition of color infrared photographs as conventional panchromatic photos will be sufficient to map all of the categories included on the current maps. This black and white imagery should be flown at comparable scales or larger for the update process. Larger scale photographs will permit even more detailed interpretation and, at a scale of 1:24,000, will be compatible with other maps available for the region. �SUBAPPENDIX A LAND USE/COVER CLASSIFICATION SYSTEM DEFINITIONS Residential 1133 Single/Duplex (Low Density)* A development or grouping containing an average gross density of more than 1.5 dwelling units per acre, but less than or equal to 3 dwelling units per acre. 1132 Single/Duplex (Medium Density)* A development or grouping containing an average gross density of more than 3 dwelling units per acre but less than 5 dwelling units per acre. 1131 Single/Duplex (High Density)* A development or grouping containing an average gross density of 5 or more dwelling units per acre. 1135 Mobile Home A single or several mobile homes not located in a mobile home park. 1123 Multiple (Low Density) An apartment development containing an average gross density of 12 or less dwelling units per acre. 1122 Multiple (Medium Density) An apartment development containing an average gross density of more than 12 dwelling units per acre but less than 18 dwelling units per acre. 1121 Multiple (High Density) An apartment development containing an average gross density of 18 or more dwelling units per acre. 115 1168 117 Mobile Home Park An area of land used for a grouping of mobile homes shall be classed into this category. Usually these areas will include mobile homes in numbers over three. Related services and recreational spaces are to be included. Single mobile homes will be classed as part of 113. Migrant Quarters Season dwellings used for housing seasonal workers. Rural Residential* A development or grouping containing an average gross density of 1.5 or less dwelling units per acre. A-10 �Commercial, Service, and Institutional 121 Central Business District The main commercial service center in a city. Each city has only one CBD, and it can be identified as being the most densely constructed urban portion of a city. It can be further identified as being normally located at the confluence of the major transportation network. 122 Shopping Centers Usually a single structure, or a group of structures, containing a large amount of floor space and a variety of commercial and service establishments. They are identified by the large common parking lot, usually larger in area than the structures group itself. These are often referred to as neighborhood, community or regional shopping centers. 123 Strip Development A linearly patterned commercial service area only one building deep, occurring with a minimum of five establishments. This land use should be backed by a nonrelated land use. 124 Neighborhood Business District These areas consist of relatively compact groups of stores, institutional structures, and/or services outside of the CBD. These uses should be located on major streets and surrounded by non-commercial uses. Parking is either in several scattered small store lots or municipal lots. 1253 Atricultural Business* T ese are agricultural-related commercial and service enterprises, typically located in non-urban settings, such as grain, feed, seed, livestock sales, and farm implement sales and service. 1258 Other Commercial Other commercial. 126 Institutional These are large single institutional land uses, normally in a non-urban setting, such as a prison or military base. Industrial 137 Small Industry* This category covers single industries whose physical plant, including parking, occupies less than one acre of land A-11 �138 Medium/Large Industry* This category covers single industries or industries which are immediately adjacent whose physical plant, including parking, occupies one acre or more of land. Transportation, Communications, and Utilities 141 Air Transportation The airport category includes all facilities directly connected with air transport, whether it be commercial, municipal, or private. These high utilization areas include the runways, intervening land, terminals, service buildings, plane hangars, navigation aids, fuel storage areas, parking lots and a fuel storage area, parking lots and a limited buffer zone. Most of the airports will be surrounded by a high perimeter fence, visible on high altitude imagery, which will clearly define the areas to be included. 142 Rail Transportation This category includes all facilities which would be connected with rail transportation; overland track (which has a width which can be delineated at a scale of 1:60,000), roundhouses, repair and switching yards, and related areas. Also included in this category are the accompanying and necessary rights-of-way. 143 Water Transportation This category includes those areas related to water transportation, excluding the water. The major components of this category are the port areas, docks, shipyards, drydocks, and locks. 144 Road Transportation This category includes all roads and road rights-of-way associated with the roads (including the median), bridges, rtst areas, and weighing stations. Also included are truck and bus terminals. This does not include parking areas which are connected with a particular use (i.e., CBD, residential, factory). 146 Utilities Those areas associated with the transport of gas, oil, water, or electricity are included into this category. Pumping stations, electric substations, etc., will constitute the major components of this category. Small facilities and those associated with an industrial, commercial, or extractive land use are included into the appropriate category. Long distance pipelines, etc., rarely constitute the cominant use of land over or under which they pass. If these uses are dominant and can be recognized for the imagery alone, they may be identified as a utility use. A-12 �Extractive 170 Extractive Extractive land encompasses both surface and subsurface mining operations, such as sand and gravel pits, stone quarries, oil and gas wells, and metallic and nonmetallic mines. In size, these activities range from the unmistakable giant strip or pit mines covering vast areas to the often unidentifiable gas wells less than a foot square. Surface structures and equipment may range from a minimum of a loading device and trucks to extended areas with access roads, processing facilities, stockpiles, equipment sheds, and numerous vehicles. Spoil material and slag heaps are usually found within a short trucking distance of the major mine areas and may be the key indicator of underground mining operations. Uniform identification of all these diverse extractive uses is extremely difficult from remote sensor data alone. Industrial complexes where the extracted material is refined, packaged, or further processed are included in the industrial category even if the plant is adjacent to the mine. Areas of future reserves are included in the appropriate present-use category, agricultural or forest land, regardless of the expected future use. Unused pits or quarries that have been flooded are placed in the water category if the water body is larger than 40 acres. Areas of tailings, abondoned pits and quarries, and strip-mined areas may remain barren for decades unless steps are taken to hasten the establishment of vegetation. Until vegetative cover is established, such parcels remain in the extractive category. Active Construction 180 Active Construction* This category covers all discernible active construction which is on-going at the time data is collected within the "Urban and Built-Up" category. Open Space and Other 192 1925 Outdoor Public Assembly This category includes such facilities as movie theatres, auditoriums, exhibition halls, areanas and fieldhouses, and multiple purpose civic centers. Fairgrounds Fairgrounds. A-13 �193 Outdoor Recreation All recreation facilities and areas which are basically on open land. They may, however, include incidental buildings such as shelters, toilets, beach change areas, etc. Does not include rangeland, forest, water, wetland and barren lands within parks or recreation areas. These would be classified in categories 3, 4, 5, 6, and 9, respectively, at level I, at the third, fourth, and fifth levels. Ownership and institutional characteristics such as park boundaries would be indicated by a separate mapping legend. 194 Cemeteries Cemeteries. 195 Urban Vacant* This category covers all vacant land in the urban area that is not included under "Open and Other'' categories. Agricultural 211 Cultivated Crop Land Land which is or will be planted to crops. This land is tilled annually. Cropland planted to legumes and grasses are not included. 212 Hay, Rotation, and Permanent Pasture Land which produces grasses for animal consumption. Woodland pasture is not included in this category. 220 Orchards, Bush-Fruits, Vineyards, and Ornamental Horticulture Orchards, vineyards, and bush-fruit areas produce the various fruit and berry crops. Horticultural areas include nurseries, floricultural areas, and seed-and-sod areas used perennially for that purpose. 230 Confined FTeding Operation Feeding operations are large, specialized, livestockproduction enterprises, chiefly beef cattle feedlots and large poultry farms, but also including large hog and fur-bearing animal farms. These operations have large animal populations restricted to relatively small areas. The result is a concentration of waste material that is an environmental concern. Feeding operations in conjunction with another farm enterprise are not included. Also excluded are shipping corrals and other temporary holding facilities. Game farms and zoos do not meet the animal-population densities to be placed in this subcategory. A-14 �280 Inactive Land Herbaceous rangelands are dominated by native grasses and forbs. Such areas are often subjected to continuous disturbance such as mowing, grazing or burning to maintain the herbaceous character. Typical plant species are quackgrass, Kentucky bluegrass, upland and lowland sedges, reed canary grass, clovers, etc. These plant communities will be mapped under herbaceous rangelands ( 31) • 290 Other Agricultural Other agricultural land not included in the preceding categories or combinations of agricultural land that cannot be clearly defined. Land with farmsteads, greenhouses, and race tracks are included in this category. Forest Land 410 Deciduous In Michigan typical species are oak, maple, beech, birch, ash, hickory, aspen, cottonwood, and yellow poplar. 420 Coniferous Coniferous forests include all forested areas in which the trees are predominantly those with needle foliage. In Michigan these would include species such as pine, spruce, balsam, larch, hemlock, and cedar. 430 Mixed Coniferous and Deciduous Forest Mixed forest land includes all forested areas where both broadleaved and coniferous trees are growing. 436 Active Timber Harvesting* This category covers all discernible active timber harvesting that is on-going at the time data is collected. 320 Brush Land Shrub rangelands are dominated by native woody plants. If left undisturbed, ~uch dominated by young tree growth. Typical include blackberry and raspberry briars, willow, tag alder, etc. shrubs and low areas are soon shrub species dogwood, Water 514 Stream* streams are linear waterways less than 15 feet wide. 515 River* Rivers are linear waterways 15 feet or larger in width. A-15 �520 Lake* Lakes in this category are those bodies of water having in excess of 5 acres in area at the time data is collected. 521 Pond Ponds are lakes whose areal extent does not exceed 4.9 acres at the time the data is collected. 530 Reservoir Reservoirs are artificial impoundments of water, whether for irrigation, flood control, municipal water supply, hydroelectric power, or recreation. The reservoir category should not include lakes which have had control structures built to stabilize lake levels without significantly increasing the water area. Reservoirs can usually be identified by the presence of dams, levels, or other water control structures. Wetland 611 Wooded Swamp This class applies to wetlands dominated by trees. The soil surface is seasonally flooded with up to one foot of water. Several levels of vegetation are usually present, including trees, shrubs, and herbaceous plants. Broadleaved swamps would be placed in the forestry category 413 and 433; coniferous swamps are placed in forest category 422 and 435. Use only types 4221 and 4351 when inventorying this condition at the fourth level of detail. Wooded bogs are placed in forest category 422 and 435; omit types 4221 and 4351 when inventorying at the fourth level. 612 Shrub Swamp This class applies to wetlands dominated by shrubs where the soil surface is seasonally or permanently flooded with as much as twelve inches of water. Characteristic emergent p\ants providing cover beneath the shrubs are the sedge and sensitive fern. Meadow or marsh emergents occupy open areas. Willow-buttonbush associations under 6125 are those aquatic shrub swamps with greater than 50 percent shrub cover and average water depth of less than six inches. 620 Non-Forested (Non-Wooded) Wetlands (Marsh) Nonforested wetlands are dominated by wetland herbaceous vegetation. These wetlands include inland nontidal fresh marshes, freshwater meadows, wet prairies, and open bogs. The following are examples of vegetation associated with nonforested wetland. Narrow-leaved emergents such as cordgrass and rush are dominant in coastal marshes. Both narrow-leaved emergents such as cattail, bulrush, sedges, and other grasses, and broadleaved emergents such as water lily, pickerelweed, arrow arum, and arrowhead, are typical of fresh water locations. Mosses and sedges grow in wet meadows and bogs. A-16 �• Barren 721 Beach Aggregate smaller than 2 mm. in diameter along a shoreline area. 731 Sand Dune A hill, mound or ridge of wind-blown sand in a primarily unvegetated condition. ALL DEFINITIONS ARE CONSISTENT WITH THE MICHIGAN LAND USE/COVER CLASSIFICATION SYSTEM, JULY, 1975, WITH THE EXCEPTION OF THOSE CATEGORIES NOTED BY AN ASTERISK (*). • A-17 � 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 Oronoko-Twp_Comprehensive-Plan_1979 Creator An entity primarily responsible for making the resource William S. Lawrence & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1979-01-22 Title A name given to the resource Oronoko Township Comprehensive Plan Description An account of the resource The Oronoko Township Comprehensive Plan was prepared by William S. Lawrence & Associates, Inc. with technical assistance from the Berrien County Planning Commission. The Plan was adopted on January 22, 1979. Contributor An entity responsible for making contributions to the resource Berrien County Planning Commission (consultant) Subject The topic of the resource Comprehensive plan publications Oronoko Township (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/688b1888f0cccb1f0fa0d755749351d2.pdf 18dd550aa19af64180fd5082741f8f01 PDF Text Text OnekamaTwp Zoning . =--"'-"'-"' ' = i Onekama Township •---·---·---·_j 'j_-----------...i'I Neighboring Townships 0.25 GEAR RD ERDMAN RD HAGER RD Resort Residential 2 CJ Resort Residential 3 ;-···-···-···"'l 0 Resort Residential 1 ERICKSON RD MILARCH RD I __ j Onekama Village I Resort Residential 4 Special & Unique Residential 0.5 Miles 1 Map produced by the Manistee County Planning Dept. October 16, 2020 (l ´ This is to certify that this is the Official Zoning Map referred to in Article 18 of the Zoning Ordinance of Onekama Township duplicated on Oct. 16th, 2020, which replaces and supercedes the Official Zoning Map which was adopted as amended on February 5th, 2000. __________________________________ David Meister, Township Supervisor POTTER RD ¬ « M-22 HERKELRATH RD ' BURTKER RD = i Parcels CJ :- ··-··-··-. l1__; HIGH ST Commercial Water Bodies THIRTEEN MILE RD MILL ST Agriculture 2 Hydrology I 7 I _I I Agriculture 1 Highways ! I I NORTHWOOD HWY Roads D PERRY ST Legend LAKEVIEW R D Onekama Township Official Zoning Map I LUKENS RD __________ Date ; I I ' I __________ Date ELEVEN MILE RD i HILLIARD RD __________________________________ Michelle Johnson, Township Clerk AUTHORITY: Onekama Township Zoning Ordinance Article 18 - Land Use Districts CE Y Note: See Section 1807 A-J "Rules of Interpretation" for authority on zoning map district boundary determinations. NO UNK LO - l_ I ND R WN ATH RD UNKNOWN OP AL RI D GE DR HERKEL R HILLIARD RD CHRESTENSEN RD I W SM TH R D _J MAIDENS RD S PE N SLOPE DR W LO MAIDENS RD DR (j t. MOON \ RIDGE ,-:::, RD t UNKNOWN PI NE OO W RT AG E PO IN T DR PO r- RD SAMERDAR DR DOCK S T BRO O K ST FAIRVIEW ST SECOND ST UNK N OW N MAIN ST THIRD ST Portage Lake UNKNOWN UNK N OW N T WN FOURTH ST THI RD S UNKN O " n....:I-' ----I FIFTH ST SPRING ST BRANDT ST LAKE S TH S T AV BRANDT RD LEECRE ST BLVD FI T RS AV T ZOSEL ST T HS MILL ST EC TH D IR AV CHARLIE BROWN ST SP MIDW AY R AV O PR FIF T ST U TH PORTAGE ST S OA K DA L AY W EN EA V G E GR TH DYKE ST FIRST ST EIGHT MILE RD REEVES ST KAY ST S EA CRESC E JONES RD T YS NT BEA CH RD I I I I ¬ « M-22 I FARR RD I ORCH A /4 MILLER RD • RD H WY LJ MILARCH RD WEBB ST SPEER ST KENDALL ST WN JOHN ST ELLEN RD KARI ST BENEKE ST E DR CEDAR ST UNKN O S CAMP DELIGHT RD AV ALMLOF SECOR AV IS AV CRON AV C G DAV LN SANSOUSA ST RK PA SH E LAK D K LA SH E OR LEONARD AV I DANFORTH ST WINNOGENE ST EDGEWATER DR ER OR 6 I If 'I I EM DR FO SIX r-.""' NIN JOSEPH RD W ID E A V LT OP 0 Y WA IR FA NINTH ST .. , _ ILE (~-RD PAR K LAK E FER N DAL E DR RVIT A JUN IP EA V ARB O ARD M S PO ORE DR T ER W AY MOU RS E POI NT D R RTA GE SEY DR HI L E RID G FOU R D ND LA RD LAKESID E • AR BO RV ITA E W AY W VIE BAY NI TA AV BO DR LAKE ST DR N SU -· ( I S NY DE CLARK RD E HO DR N IVA N RU Lake Michigan _J � 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 Onekama-Twp_Zoning-Map_2020 Date A point or period of time associated with an event in the lifecycle of the resource 2020-10-16 Title A name given to the resource Onekama Township Official Zoning Map Description An account of the resource The Onemaka Township Official Zoning Map went into effect on October 16, 2020 and replaced the zoning map from 2000. Subject The topic of the resource Zoning--Michigan Zoning--Maps Onekama Township (Mich.) Manistee 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/719db2e01b45c7992cc20c76bd527690.pdf 32a7fe4140e667aa0321a4a148f79662 PDF Text Text 7 t . • l l i ·: ' ' L, ONEKAMA TOWNSHIP COMPREHENSIVE PLAN Onekama Township Planning Commission Amended/Approved October 18, 1990 I Il ~ I • '-- L �" ONEKAMA TOWNSHIP COMPREHENSIVE PLAN October 18, 1990 INTRODUCTION t l I-• I I f I·,_ , ' ' ' ' ') This report is intended to be the basic, master, or comprehensive plan for the Township of Onekama. It is the adopted plan, adopted as authorized under Michigan Public Act 168 of 1959 (being the Township Planning Act, MCL 125.321 et. seq.). It is also to serve as the plan referred to in Section 3 of P.A. 184 of 1943 (being Township Rural Zoning Act MCL 125.273). This plan is the main guiding document and statement of township policy for · growth and development in Onekama Township. Decisions as to priority and future extensions of roads, water mains, parks, etc. should be in conformity with this plan. All future amendments to the Onekama Township Zoning Ordinance should be in conformity with this plan. Onekama Township chose to contract with the Manistee County Planning Commission to provide professional staff to work with the Township's Planning Commission. The County Planning Department staff wrote this plan under the guidance and direction of the Onekama Township Planning Commission. Decisions, recommendations and policies in this plan represent the Township Planning Commission's desires. In doing work on this plan, certain people provided assistance, information and time. They are: Steve Harold of the Manistee County Historical Museum; Helen Mathieu, . Onekama Township Oerk; Marcia Korwin, former Onekama Township Oerk; Gregory Miller, David Smeltzer and Darwin Meister, township farmers; Charles Wolverton, Cadillac office of Land and Water Management Division of the Michigan Department of Natural Resources. The editor typist and proofreading for this document was done by Kurt H. Schindler, County Planning Director and Sue Wagner, Pla~g Department Secretary. �Also, this report relied heavily on other plans and documents which, by their nature of use, become adopted by reference in this plan, where applicable. They are: The Portage Lake Management Plan November 1987; The Manistee County Land Use and Development Policv, as amended; United States census data for 1980 and earlier years; Manistee County Third Level Soil Association Report and Tables, Mar.ch 1982; . and Manistee County 1987 Economic Adjustment Strategy. I l. r-·· i Members of the Onekama Township Planning Commission: Members of the Onekama Township Board of Trustees: Don Holman, Chairman Don Miller, Vice Chairman J. H. Kline, P.E., Secretary Ray Kieffer, former secretary/Supervisor Helen Mathiew David Meister Leal Swindlehurst Ken Wagoner V. Joseph Skiera, Supervisor Helen Mathieu, Oerk, Carol Ann Hilliard, Treasurer Blanche Miller, Trustee Harry Feldhak, Trustee l . I •• !. i' I • l • .. r • ii I J �,~ ONEKAMA TOWNSHIP BASE MAP L~ !"""' I·; ,, "C • GI 0 c,:; ,. ......, efl,~ Mile Road ' ,...,... ,-. ·l \ 2 I ~ ._, ';s."CII' ,., ':,"' ~ Potter Road . "C ..,t=l OS 0 c,:; ,~ -- Ill OS ::, :i:: .c ....00 I ::::: 0.. a >, r ' L. 11 12 Mile Road i ,... = ,... - L lC" -,_\ ...C. C> 11 -=... 1s C> l! s.."' C. Maidens I" i • L 0 ::,, 0 Ill 0.. I _, I g 24 I Beechward Ri dge Ave. 14th CII 12th 9th Park Place ......,.. ... Ill g. 0 OQ J5 :5"~ .., 3 "' -o < ., Q,... iii Ill - MANISTEE COUNTY PLANNING. coM,qrss,o~ �TABLE OF CONTENTS Base Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iii iI • .. I I I ' I I 1 .... GEOGRAPHY . . . . . . . . . . . . . . . . . . SLOPE OF TI-IE LAND . . . . . . . Quaternary Geology Map . . Topographic Map . . . . . . . Topographic Map, north half Topographic Map, south half Steep Slopes Map . . . . . . . .... . .. ... .. ... ..... detail detail .... . ...... ...... ...... ...... ...... ...... ...... HISTORY . . . . . . . . . . . . . . . . . . . . Historic Population Data Historic Boundaries Map Historic Sites Map . . . . . Colloquial Names Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 7 8 . . . . . . . . . . .. .. .. .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 10 16 17 18 NATURAL RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . SURFACE WATER ......................... ·. . . . . . . . . . . . . . . . SOII.S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . FORESTRY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . AG RICULTURE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . SPECIAL AND UNIQUE ENVIRONMENTS AND NATURAL FEATURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Watersheds Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Surface Water System Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Septic Problem Areas Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Significant Wetlands Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Wetland definitions from the Michigan Wetland Protection Act and its administrative rules . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F1ood Plain Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Onekama Township Third Level Soils Map . . . . . . . . . . . . . . . . . . . . . Prime Forestlands . . . . . . . . . . . . . . . . . . . . . ·. . . . . . . . . . . . . . . . . Agricultural Lands Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Designated Special and Unique Environment and Natural Features Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 19 . . . . . . . . . . . . . . . POPULATION ANALYSIS . . . . . . .. . . . . Existing and Historic Population . . . . Onekama Township Population Population Estimate . . . . . . . . . . . . . . . . . iv . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .. .. .. .. :. .. .. .. .. .. .. . . . . .. .. .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 3 4 5 25 28 29 34 36 37 38 39 40 41 42 43 44 45 46 46 46 48 �, Population Projections . . . . . . . . . . . . . . . . . . . . . . . Model Population Projections . . . . . . . . . . . . . Population Projection . . . . . . . . . . . . . . . . . . . Addresses Issued in Onekama Township . . . . . . Onekama Construction Permit Activity . . . . . . . Seasonally Adjusted Average Population . . . . . . Seasonal Population Projection . . . . . . . . . . . . Population Growth Needs Summary . . . . . . . . . Existing Population Characteristics . . . . . . . . . . . . . . . Onekama Township Population by Age Table . . Housing Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Location of New Addresses Map . . . . . . . . . . . Population Projection Graph . . . . . . . . . . . . . . Building Density Map . . . . . . . . . . . . . . . . . . Population Density Map . . . . . . . . . . . . . . . . . Lake Area Land Use Concept Map . . . . . . . . . . . . . . . . . . . . . . . . . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .. .. .. .. . . .. . . .. . . .. . . . . .. . . .. ECONOMICS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Residents' Industry of Employment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EMPLOYERS AND JOBS LOCATED IN ONEKAMA TOWNSHIP . TOP EIGHT TOWNSHIP EMPLOYERS IN 1988 . . . . . . . . . . . . . . Onekama Hinterland Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Percentage of Township Jobs by SIC Manual Oassification . . . . . . . . . Proportion of Number of County and Township Businesses by SIC Manual Category . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . f • I. i. : . . . . . . 49 50 50 50 51 52 52 53 54 55 56 58 59 60 61 62 63 63 64 68 70 71 . 72 COMMUNITY FACILITIES (INFRASTRUCTURE) . . . . . . . . . . . . . . . . . . . . . . . TOWNSHIP WASTE STREAM ANALYSIS . . . . . . . . . . . . . . . . . . . UTILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . WATER, SEWER AND DRAINAGE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PUBLIC BUILDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PARKS, RECREATION FACILITIES AND VACANT PUBLIC LAND ..... United States Post Office (Zip Code) Service Areas Map . . . . . . . . . . . Map of Township Sidewalks, Portage Point Detail_ . . . . . . . . . . . . . . . . Map of Township Sidewalks, Other Details . . . . . . . . . . . . . . . . . . . . . Onekama Township Parks Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Onekama Township Public Lands Map . . . . . . . . . . . . . . . . . . . . . . . . Onekama Township Public Lands Map, Portage Point Detail . . . . . . . . . Onekama Township Road Ends Map . . . . . . . . . . . . . . . . . . . . . . . . . 73 74 75 75 76 77 90 91 92 93 94 95 96 TRANSPORTATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97 BUS TRANSIT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99 HARBOR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99 V �• Manistee County Road Commission Road Certification Map . . . . . . . . Road Commission Certification Portage Point Detail Map . . . . . . . . . . Road Commission Certification Red Park and Wick-A-Te-Wah Detail 101 102 Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103 Road Surface Map ..... ·. . . . . . . . . . . . . . . . . . . . . . . . . . . . Road Surface Portage Point Detail Map . . . . . . . . . . . . . . . . . . . Road Surface Red Park and Wick-A-Te-Wah Detail Map . . . . . . . Manistee County Road Commission and Michigan Department Transportation Average Daily Traffic County Map . . . . . . . Addresses per Segment of Road . . . . . . . . . . . . . . . . . . . . . . . . , .. --1 l - f. I ! . r· i I. • • I; I l ~ ... ... ... of ... ... 104 105 106 107 108 LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . LAND OWNERSHIP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . LAND FRACTIONALIZATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . COMMUNITY CHARACTER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Onekama Township Parcel Ownership Map . . . . . . . . . . . . . . . . . . . Onekama Township Recorded Subdivisions Map . . . . . . . . . . . . . . . . Land Fractionalization Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Onekama Township Land Use/ Cover Map . . . . . . . . . . . . . . . . . . . Key to Thematic Land Use Maps . . . . . . . . . . . . . . . . . . . . . . . . . . Thematic Land Use Maps for Wetland, Forest, Agricultural, Rangeland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Thematic Land Use Maps for Open/Parks, Commercial, Residential, Barren Lands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Neighborhoods Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1983 Onekama Township Zoning Map . . . . . . . . . . . . . . . . . . . . . . . Manistee County Land Use Plan 1984, Onekama Township Detail . . . 109 109 109 112 113 118 119 · 120 121 122 125 126 127 128 GOALS, OBJECTIVES, ACTION PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Onekama Township Planned Service Areas Map . . . . . . . . . . . . . . . . LAND USE DEVELOPMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Onekama Township Land Use Plan Map - 1989 . . . . . . . . . . . . . . . . TRANSPORTATION . . . . . . . . . . . . . . . . . . . . . . . .• . . . . . . . . . . . . . . . RECREATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . INFRASTRUCTURE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ECONOMIC DEVELOPMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . NATURAL ENVIRONMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . HISTORIC AND CULTURAL, POPULATION, OTHER . . . . . . . . . . . . . . 129 131 132 136 137 137 139 141 141 143 APPENDIXES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . NATURAL ENVIRONMENT . . . . . . . . . . . . . . . . . . . . : . . . . . . . . .. . . . 145 152 124 �ARTICLE VIII.B - LOWLAND RESIDENTIAL DISTRICT.......... . ...... 153 SB.01 - Perm.itted Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 153 Section SB.02.1 - Special Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 153 [ ! ' I i I • I vii �GEOGRAPHY ~ • I I I t ' Onekama Township, as with all of Manistee County, is underlain by several major bedrock units, all lying well below the surface of the ground, covered by a thick mantle of glacial overburden. It is the thick surface layer of glacial till that gives the greatest significance to the present environment and planning activities for Onekama. The township's surface geography is a product of glaciation, which last occurred about 10,000 years ago. A great deal can be learned about the natural features of the township through review of the glacial formations. Onekama Township's geology is relatively complex, consisting of three major glacial features: end moraine, ground moraine and glacial outwash plain; and two dominant post-glacial features, sand dunes and ground moraine which is not exposed former Portage Lake bottom. Areas where these features are found in Onekama Township are shown on the Quaternary Geology Map on page 4. Generally, the network from Manistee City and extending north along Lake Michigan is the Manistee Moraine. In Onekama Township the moraines take on two forms: end and ground. The boundary between the two forms, north of Portage Lake, is not clear and thus not shown on the map in a precise manner. A moraine is a deposit of glacial till created by water running off the edge of a stationary glacier. One might view a moraine as the ridge of earth pushed up in front of an advancing glacier, as well as earth deposited from runoff from a stationary glacier. In this case, the glacial lobe extended down what is now Lake Michigan, leaving the Manistee Moraine along its eastern edge. In Onekama Township the end moraine extends the length of the township from the north to the south. It is narrow at the north end, by Pierport, and extends the full width of the township at the south end. The moraine is interrupted by Portage Lake and its associated ground moraine, exposed Portage Lake bottom and sand dunes. The Manistee Moraine -- generally west of U.S. 31 - has locations of better farm soils than found elsewhere in the county. The good soils combined with the hilly terrain provide for a means for frost drainage (as frost seeks low areas) providing slopes suitable for certain fruit crops. In addition, the area's proximity to Lake Michigan provides a lake effect moderate climate which contnbutes further to the ability to grow frost and seasonsens1t1ve crops. This results in large areas of Onekama which are considered to have unique farming conditions. Those conditions favor fruit growing, broccoli and cauliflower crops. Areas in the United States where these three attributes are found in one area is rare. Such areas in Onekama Township, as well as northwest Michigan, are considered nationally significant. The large flat area in the northeast corner of Onekama Township is an outwash plain. It is associated with Bear Lake, as a finger off-shoot going toward the large flat 1 �I • I I i- valley area found in the center of the county (a lacustrine plain) extending from the north county line through Copemish, Kaleva, Brethren and Wellston. An outwash plain is where water moving away from a glacier deposits sand and silt, creating flat areas and fluvial fans, etc. In Manistee's case, the outwash plain has relatively infertile soils and some wetlands. Toe land is very poor for farming. Around Portage Lake (Portage Lake embayment) is an area which is similar to a lacustrine plain. A major characteristic of lacustrine plains in Manistee County is the presence of a lot of wetlands and poorly drained soils. Though the Portage Lake area is not a lacustrine plain, it has many of the same characteristics. Specifically, the area referred to here is that area which is a ground moraine, surrounded on all sides except the west by the Manistee End Moraine, but after the retreat of the last ice age was submerged by Portage Lake waters. Subsequently, Portage Lake's water level was artificially lowered, exposing former lake bottom. (Portage was a bay of glacial Lake Nipissing (predecessor to Lake Michigan about 3,000 to 4,000 years ago with an elevation of about 604 feet above today's sea level) and sand dune development is thought to have closed it off from the big lake.) Characteristics in such an area include being laced with many spring fed streams, a lot of wetlands, soils associated with wetlands (marl, organics,_clay, etc.) and a relatively shallow water table. These characteristics are found around the perimeter of Portage Lake. Soils in these areas are also relatively infertile, and poor for agricultural purposes. A high water table (and predominant horizontal movement of the water table close to the surface) necessitates the need for caution as to the type of industry locating in the area An industry with a large volume of waste should not locate in the area or should have a program to dispose of the wastes by reuse or transporting them elsewhere. A high density of septic tanks might also present the need for special attention. Dune sand areas are found predominantly along the existing Lake Michigan shoreline, from the township's southern boundary to about the middle of Section 16. Toe dunes run along the present shoreline of Lake Michigan, separating Portage Lake from the Great Lake. Onekama Township has three common dune types. Foredune ridges are the first dunes found along (closest to) Lake Michigan. They are usually low and, in Onekama Township, have beach grass vegetative cover, if any vegetation. Toe best example is found at the Portage Point turnaround just north of Second Street. Toe turnaround parking area is cut into a foredune. There may be more than one ridge of foredunes, in successive lines as one works inland. Foredunes are considered newer (closest to the lake) than other dunes discussed here. Parabolic dunes are the most common. Toe name is descriptive of their shape. Toe windward side (concave) faces the lake. These dunes are extensions of a blow-out in dune ridges and develop in height and length. In Onekama, an example can be found along Lakeside Road north of Lakeisle. Often the older (farther inland) sand dunes are higher and perched on top of glacial moraines. 2 �.. , t. I ' - ' . I I I r• ' ) The third dune type is the wooded dune, where shifting dunes have developed a forest floor cover. Examples of this dune type are found along Dune Drive (Nature Conservancy Preserve) and along Lakeshore Drive south of Crescent Beach Road. Sand dunes are almost always in a constant state of change, affected by wind erosion, wave erosion, lake level and groundwater levels. Soil particles in Michigan sand dunes are nearly 90 percent mineral quartz. Sand dunes are a relatively rare environment. Though seemingly common in this part of Michigan, they exist only in association with the Great Lakes and coastal areas and thus, are not common in the United States. It is suspected the existence of sand dunes, their topography and soil composition have a significant impact on the micro-climatic characteristics known as the lake effect which provides the nationally unique farming areas. Exactly what effect, and to what extent, is not known. As a result, changes to sand dunes (leveling, development, paving, etc.) have unknown environmental impacts. Sand dunes have certain mineral value (quartzite for glass making and molding sands), as well as economic-recreational value. Economic-recreational value is found in the tourist use of the dune. Sand dune environment is also valuable for geologic and botanic research. Often a dune environment supports unique plant communities and is considered fragile. In addition to the above geologic features, kettle lakes or pot holes are common in Onekama Township, particularly in the area of the End Moraine. Kettle holes or lakes are formed by a block of glacial ice buried with sediment in a moraine or plain. The ice block then melts leaving a lake or wet spot. Generally, a kettle lake does not seem to be connected to surface water drainage pattern in the county. A kettle lake is likely to be found at various altitudes with a small drainage basin and not connected to any of the county's rivers. Gordon Lake is a classic example. Other kettle features might include wetland pockets found near Gordon Lake, in Sections 3, 10 and 11. (Portage Lake and associated water systems are thought to be post glacial.) SLOPE OF THE LAND The areas shown on the Steep Slopes Map on page · 8 have limitations for high density residential development. The hillsides, being steep, can cause erosion problems during the act of construction and afterwards with paved drives and lawns. Septic tank absorption fields are difficult to install and r_equire special measures and design. Side hill seepage can occur. Although the above cautions are given in Soil Conservation Service Land Resource Inventory Maps, few of the hillsides in Manistee County are so severe that development without proper measures is not possible. Obviously, though, cautions in erosion control and septic field installation must be required. The map shows the general area of moderate to extreme slopes. The slope was estimated by use of contour maps and transferred to the map in this report. A contour map of Onekama Township follows this section, starting on page 5. · / I 3 �ONEKAMA TOWNSHIP QUATERNARY GEOLOGY MAP __ _________ ... ...._ .... ~ .,... , ._ __,..,...,.._.., ____ ~hec'i~~;., . ~ . '., . End Moraine former stillstands of ice sheet margins Ground Moraine (nonsorted debris) Ground Moraine, but now exposed former Portage Lake bottom ..... Glacial outwash and post glacial alluvium drainageways ~t, . ! :i:-~;.>:; .· :..; • I \J~J I ,. •• ,.:. ~-~•J I""..:. .~;~~)~·:•::·; ; ! :· o; l • • • _; , ~!• 4 • ~e Sand !'T•••• I ~~tt:t 4 -~~f~1MANISTEE COUNTY PLANNING coM,qrSSlb~ �ONEKAMA TOWNSHIP TOPOGRAPHIC MAP From U.S. Geolog ical Survey 7.5 Minute Quadrangle: Onekama Quadrangle Bear Lake Quadrangle Parkdale Quadrangle ,' I, I !- Contour interval is 3 meters (to convert meter X 3.2808 a feet feet X .3048 • meter) ---See North and South Deta't!...Maps ... - ' . i__ l - L ! ' 5 1982 Provisional Edition 1983 Provisional Edition 1983 Provisional Edition �5" ONEKAMA TOWWSHIP TOPOGRAPHIC MAP ) North Half Detail ' 6 �.) , ~'"""x t ·I' ;:; .. . l: I . . \·tr,·- ·: : •;f,;'.: . ~ I- ·.· f'rr~ . ~j .-.:.:;;_;' &;;...,., . ~ .s .-.•··· i ~l•:::_°' \ ::..)\,.<'..... - ~ - ....: I ' ~ l ~ - ~ ·~ ~ ?: <.:) 0 f,.. j ~: o1 a. :k,.. : -.·-·v iK"t -- .:. . t" ~\,; -': - I I j i I •I • 0 ~ TOPOGRAP. IC MAR South Half Deta i l . : 7 . -..:: - -·---. ..~--=- ~; z -; ;~~~- ..! . ·:. ,_: :ii c:. • ... . ::s::: UJ \'"-°"' ~ -~ . ,n I i,,I ) �ONEKAMA TOWNSHIP STEEP SLOPES • Shaded areas indicate generalized locations wh:..ch have severe slopes (20%+) 2 which may hinder development, cause septic probla~s, I . I. -----t etc. tt r -, I! ' I ·- I- • __1 I - ..... ,, I • I L: --rO , .. 8 ... MANISTEE COUNTY PLAl...:NING coM,qrssro~ �HISTORY As the waters of the Great Lakes receded after the glaciers melted, Indians moved : i. , 1 onto the land of present Onekama Township. Although no specific sites have been identified, numerous artifacts have been found along the shore of the higher lake level (about 30 feet above the present mean level) of approximately 5,000 years ago. The potential exists for small seasonal occupation sites anywhere on this contour line within the township. Indians probably lived in the township in intervening years near Lake Michigan and Portage Lake. During the Historic Period (the past 250 years), Ottawas and Chippewas had a village site in the Pierport area. There was a sizeable cemetery which was carefully maintained by Indians until a cottage claimed the site. At the south edge of Section 4 there was an extensive agricultural site used by these Indians which was locally known as the "Planting Ground." Artifact finds have also been reported in Section 11. The exact locations can be verified by contacting the State Archaeologist, Michigan History Division, Michigan Secretary of State. _ In 1845 or perhaps even the previous year, Joseph Stronach, a brother of John Stronach, the pioneer settler of Manistee County, built a water powered mill on the outlet of Portage Lake. Traces of the original outlet of Portage Lake can still be seen along Lake Isle Avenue and Norwood in Sections 21 and 28. The mill foundation can still be seen just north of the "Boat House" at 2304 Lakeisle Avenue. This mill, through its various evolutions and owners, was the major industrial enterprise in northern Manistee County for the next 30 years, providing supplies, building material, and employment to pioneer settlers. The dam washed out several times, the mill burned at least once, and eventually a large steam powered mill overshadowed the water powered one. The enterprise was owned successively by Joseph Stronach; James Stronach (1848); Joseph Harper (1851); J. L. James, Frances Hannah, and Joseph Rockwell (1854); Samuel Lockwood and William Coffin(1860); Porter and Bates (1866); Silas Lee Porter and Henry H. Porter (1867); and finally A.W. Farr in the mid 1870's. A szµall community grew up around the mill, numbering perhaps a dozen buildings, including a company store and school. In 1850 the mill employed 12 men and had an output of $7,500 worth of lumber. A decade later the mill employed 22 people and produced $25,000 worth of lumber annually. John Wright is credited with being the first bona fide settler in Onekama Township. He was a fisherman who is believed to have built a cabin on Portage Lake in 1856 (it was another ten years before he troubled himself with purchasing the property). Wright was followed by the families of Nathan P. Pierce, John Dailey, and Peter McCabe. For the most part, these early families lived off the land; as fishermen, by manufacturing shingles or barrels, and by planting gardens. They were able to raise a small amount of cash by working in the mill on the outlet or by selling the same mill timber from their property. I I I ~ l 9 �In 1863, the federal Homestead Act came into effect and provided free land, up to 160 acres, to bona fide settlers. This resulted in the immediate arrival of settlers interested in farming, and when the Civil War ended two years later, the settlement of the entire area by hearty pioneers. Toe influx of the homesteaders brought the township population up to the level necessary for a more local government. Toe petitions to separate Onekama from Manistee Township were filed in the fall of 1866 and confirmed by the County Board the following spring. Toe township government commenced on the first Monday in April of 1867, with an election and the annual meeting. Officers elected were: E. P. Bates, Supervisor; Joel Guernsey, Clerk; and Nathan Pierce, Treasurer. A map showing the evolution of Manistee Township, including Onekama Township is on page 16. Historic Population Data U.S. Census Years onekana Twp. , v. Onekama Village 1870 255 1880 684 1890 1,082 1900 920 274 1910 784 324 1920 688 252 Years 1930 Onekama Twp. & V. 687 onekana Village 325 1940 708 340 1950 833 435 1960 894 469 1970 1,128 638 1980 1,444 582 As more and more settlers moved into the Township, they began to recognize certain '. I limits placed on their prosperity by the mill at the outlet of Portage Lake. The water powered mill caused the level of Portage Lake to fluctuate by several feet which caused flooding to adjoining property owners making it difficult for them to utilize all their land for agriculture. Of a greater concern was the fact that the mill owners totally controlled the commerce on Portage Lake by controlling the access to the water transportation facilities of Lake Michigan. Every homesteader and settler owned vast amounts of timber and in the winter it was possible for those within a mile or two of water to move the timber on sleighs to Lake Michigan or Portage Lake. Those people who carried their forest products to Lake Michigan found a competitive market with dozens of interested buyers maintaining a fair market price. However, those who carried their products to Portage Lake (perhaps as many as half the township residents) found only one buyer --the owner of the property at the outlet-- and no competition in the market. In the spring of 1871 the resentment concerning the outlet of Portage Lake reached a crisis and the settlers around Portage Lake literally took the matter into their own hands. At the narrowest point between the two lakes, about a mile south of the outlet, they proceeded to dig a new channel. Naturally, their efforts were a great concern to the mill operators at the outlet and the latter used every legal means available to halt the digging of the new outlet. By that time, however, the determination of the settlers had reached unstoppable proportions and the new channel was opened with a trickle of water on May 10 �14, 187!1. Within a matter of minutes the trickle became a· stream, then a river, and finally a channel hundreds of feet wide. The result of this lowered the Portage Lake water level 13 to 16 feet. Several days later the tug C. WILLIAMS brought the new barge D. L. FILER from Manistee and became the first large commercial vessel to enter Portage Lake. To commemorate the event, Andrew Shanks, who owned the property on the south side of the new outlet, subdivided his land for a community which he named Williamsport. Around 1860, outside investors made extensive purchases at the north edge of the township among prime hardwood lands. Development of this property commenced in 1866 when the firm of Turner and Eckels built a dock and several buildings at Lake Michigan in the center of Section 4. They started cutting their own timber for firewood, purchasing firewood from the newly arrived homesteaders, and selling wood on their pier to passing steamers. The place carried the name of Turnersport and included a post office of that name. Development was greatly enhanced when the Turnersport properties were purchased by C. W. Perry in 1870. He developed an extensive community, with the name changed to Pierport, and expanded the business of his predecessors 2 • Growth was further enhanced in 1875 when the Bear Lake Tram Railway was built between that village in the ad joining township and Pierport. This probably tripled the shipping activity at Pierport and made forest products sales possible at the railway for all the pioneers in the northern part of the township. By 1880 the population of Pierport numbered several hundred and the community included several dozen buildings. In 1882 the Tram Railway was replaced by the Bear Lake & Eastern Railroad, providing even more services. From 1870 until after the turn of the century, the docks at Pierport were scheduled stops for steamers providing coastal service along Lake Michigan. A Methodist Church served the religious needs of the community. Pierport thrived as long as the B. L. & E. Railroad operated. However, it was discontinued in 1903 and the town steadily declined in importance. The original name for Portage Lake was "0-nek-a-ma-engk" which is believed to have translated from the Indian language as "portage". In 1880, Augustine W. Farr decided his commercial enterprise, including a sawmill, store, and post office at old Portage, was poorly located and he decided to move his operations to a new village located directly on Portage Lake. Along the northeastern edge of the lake subdivisions were platted, new buildings constructed, a sawmill built, and docks constructed and the new village, Onekama, named after the Indian name of the lake, came into existence. The village grew very quickly with several additional subdivisions, including Brookfield to the east. Stores were built and people quickly settled in the village. Industries included several sawmills, shipbuilding, and later, fruit processing. The township was originally served by four schools, including one in the village. Over the decades, the smaller schools were all consolidated into one large facility in the village. Churches in the village include the l [ I L 1 Further Reading: The Storv of Portage by Neskett Chaney; privately published. 2 Further reading: The Way it Was by Bertha Gilson; privately published. 11 �I [_ L.. Congregational, St. Joseph Catholic, Trinity Lutheran, Episcopal~ and the Church of the Brethren. It is almost impossible for people of today to imagine the plight of the homesteaders who came in the 1860's. Although they received 160 acres of free land, this land was virtually all timbered. certainly not conducive to fanning. They commenced by cutting the trees with axes, burning them where they fell, working the land between the stumps with hand tools, and planting their first crops. After several acres were cleared in this fashion, they could grow enough hay to feed cows and oxen or horses. Then things went faster and the farms began to improve quickly. By the 1880's, Onekama Township would have begun to take on the appearance of the farming communities of the more settled areas of the country although innumerable stumps would still have been present. By the time of the 1904 Michigan Agricultural Census, the majority of farms in the township would have been near the peak of their development. This census shows 125 farms in the township with an average value of $2,144 (72% of the county average of $2,971). Each farm had an average of 12 cattle, 2 horses, 4 pigs, and 23 chickens and produced 95 bushels of corn, 13 bushels of wheat, 70 bushels of oats, 270 bushels of potatoes, and 7 tons of hay. Fruit was important, with the average farm producing 60 bushels of apples and 40 bushels of peaches. As the natural fertility of the soil was depleted, it required greater efforts to maintain the productivity of township farms. In recent years general farming has disappeared, although fruit farms have increased in economic importance. The opening of the new channel between Portage Lake and Lake Michigan made the lake one of the finest harbors on the big lake. Immediately, at least five piers were built on Portage Lake for the shipment of forest products. Unfortunately, the action of the predominant westerly winds soon filled the channel and it required constant dredging to maintain a sufficient depth of water for commercial vessels. In the late 1870's the federal government commenced work on the channel to provide a "Harbor of Refuge". Funding for this program was only voted occasionally so the harbor was rarely a good "Harbor of Refuge" but was maintained sufficiently for regular commercial use. Commercial freighters used Portage Lake to pick up or deliver freight until the 1930's. Coastal ferries made regular stops at Onekama and resort piers as long as they operated in the area (about 1875 to 1915). After an extensive resort business developed, the large Lake Michigan passenger steamers stopped at Portage Lake dock, operating from about 1905 until 1931. The earliest settlers all depended on the water for tr;msportation of any sizable cargoes. When necessary they walked along the beach to Manistee. Around 1870 a State Road was built from Manistee north through the township, providing at least a right-of-way for the pioneers to follow (the State Road construction contracts frequently called for only clearing a route with no gravel or other paving). Over the years this route was gradually improved until it was paved around 1930 and is today the familiar M-22. Excellent overland transportation really became available in 1888 when the Manistee & Northeastern Railroad constructed a spur line into Onekama. This line served the township needs until the road system was improved with the arrival of motorized transportation after the turn-of-the- century. 12 I • �• By 1880 residents of Manistee were beginning to look to Portage Lake for a pleasant escape from the heat of the industrial city in the summer months. Before the decade was over, frequent boat service (a virtual commuter service) was provided between Portage Lake and Manistee in July and August and cottages quickly appeared around the lake. In 1886, A.W. Farr built the Glen House and advertised the virtues of Onekama mineral water far and wide. Although the hotel was short-lived, it clid increase awareness of Portage Lake as an ideal resort throughout the Midwest. In the 1890's the resort subdivisions of Red Park and Wickitewa were developed. Finally, in 1902, development started of the extensive Portage Point property. A large hotel was built, lots were sold, cottages built, and direct steamer service from Chicago was provided. Although motorized transportation and good roads drove away the steamers, Portage Lake's reputation as a fine resort community had been established and tourism has been a major force in the economy for three quarters of a century. In recent years, the small farms have disappeared and more township residents have sought employment in the industrial and commercial activities of nearby Manistee. The oil and gas industry has been a major factor in the economy in the 1970's and 1980's, but tourism and fruit farming remain the strongest economic force. List of historic sites in Onekama Township: (see map on page 17) On the National Historic Register: Portage Point Inn Historic District Register of Archeological Sites•: Pierport Inclian Occupation site Archeological sites in Sections 21, 22, 27, and 28 ii State Register of Historic Places: Memorial Fountain 4775 Main Street (Village Park) State Centennial Farms: August Brown/Kladj Farm Charley & T Mallison Farm William L. Kline Farm Walnut Grove Farm 8579 4735 5901 5968 Brandt Road Thirteen Mile Road Eight Mile Road Eight Mile Road County Historic List, recommended for state listing: 3 Further reading: Wellspring and Wellspring II. Onekama High School history project under direction of Gail VerPlan.k. · ' Further Reading: Clerestory. "Management of Archaeological Sites", Michigan DepL of Secretary of State, Bureau of History. 13 �Red Park Historic District I I '. County Historic Site/Building List: (Criteria: Sites of countywide significance which are: the "first of' in the county, if significant; (1) an event which is significant in altering the way of life in the county; is a substantiated documented event; (2) took place at a specific site, such as (but not limited to) birthplaces, graves, residents or historic personalities; (3) a site of religious, ethnic, racial community; and (4) buildings which meet 5 or more of the following points: (a) at least 50 years old; (b) original construction of good design/architecture; (c) does not have artificial (plastic, aluminum, chipboard) siding; (d) does not have artificial window frames; (e) alterations and additions, if any, must respect the original construction, architectural theme; (f) maintained in reasonable condition.) MUSIC shipwreck diving site in Portage Lake Tugboat shipwreck diving site near Portage Lake channel Indian Fields near Pierport Old Portage, abandoned town site Glen House site, significant tourist development location. Former Portage Point Summer Resort Corporation, Portage Point (county's only resort corporation) and contemporary cottage neighborhood. Congregational Church bldg. 4920 Spring Street Pierport house 12470 Burtker Road Williamsport Cottage/house 1963 Crescent Beach Road Williamsport Cottage/house 2046 Crescent Beach Road Williamsport Cottage/house 2056? Crescent Beach Road Williamsport Cottage/house 2110 Crescent Beach Road Williamsport Cottage/house 23 70 Crescent Beach Road Hans Hansen house 4177 Crescent Beach Road William Kline House 5968 Eight Mile Road Sen. Glen Cottage/house 12614 Lakeview Road Cottage/house 4240 Main Street Perry House 3015 Thirteen Mile Road Burtker House 3172? Thirteen Mile Road Pierport House 3187 Thirteen Mile Road Pierport House 3204? Thirteen Mile Road Onekama House 8386 Mill Street House 8322 Third Street Onekama Township Historic List: 2304 Lakeisle Boat House 14 �Lakeisle By Bertelson Cemetery In Pierport 4985 Crescent Beach Road 9026 Erdman Road Old Portage Channel Bertelson School Pierport School School School 15 �--, ···.·•· - l ,,I· I ,:q; . j. 1 .; -· :ONEKAMA TOWNSIIIP POLITICAL BOUNDARY EVOLUTION ' I ·· . 1· , , 1~. 1869-1891 1866-1869 -4 Arcadia 1-ik,• ....I>, I I ~ § p., H I ~ Ari·,ul l.1 l..1k1• TOWNSlll 1' f, , 1· :· i 1· ,' I 1891-rrurnt.' rL • I I ;f!·, i ARCAllI.~ ~ Art.· ,1cl l _. l.1k 1· TOWN SIii r i:' :11 ;l..', . ,, !. ,_:, :, ., ! .: '' :i· ' I ,' . i.', . I· .". . :11 I ! ~ : I • : ii !i: ,'I' : I TOWNSlllP t; 'i',' t. ·: I {:! I f t, !, ., , . '· • 1855-1866 II'. • 1' ONf.KAHA I 1 :c VI ~ i ... :1,, f,. 0 ·H I ror~ ..... r·' ' 1': °' MANISTEE r :!5 :f 1fj ·'1i ~: ' .;, t • .. TOWNSIIIP TOWNSHIP ---,.,..;ii -,~:i·I . i\l 1:f; ·I ~I L'. l · : !: !.•·; .) . 'i ··j ., , i:·!: !I1·•·. ' t .. 'I" . l J , , ,I t/ • I••: , . : I I ;: ,. :, .. ' �--, Archaeological Site in the Respective Section National Historic R~g i ster of Places Distri..:: · · * .. • County <;J 4 a i-- i ■ A 2 State Historic Site ,-,--1 Centennial Fann Abandoned Town County Recommended· District to State Historic Register Shipwreck I 11 Fonner Building Site of Tourist Development· Significance u Historic Church Buildin~ Historic (Architecture) House . · • . ... l5 lC 1 0 Portage Point Summer Resort Corp. and Neighborhood 17 MANISTEE COUNTY PlANl-llNG COM~ISSI0!-1 �ONEKAMA TOWNSHIP COLLOQUIAL NAMES Warles (Werlies Corners Pierport l 2 M.:lllisons Corners -----\ + u 11 I 1 11 Olde Baldy~---Sand Hill 0 24 ecatholic e, Onekama Cemetery Old Greenwood Glenwood North Point Andy's Point Spri'.iger f illag 25ceme d Williamspor 34 PLN-HIST.ONE] 18 MANISTEE COUNTY PLANI-IING --- ------ -::.--=----=-- - CdM'~ISSIO~ �NATURAL RESOURCES SURFACE WATER I • I ' Onekama Township is in three surface drainage areas -- watersheds: Portage Lake, Big Bear Creek ( and Bear Lake), and the Lake Michigan shoreline. Portage Lake watershed is the major drainage pattern in Onekama Township. The watershed extends into Bear Lake, Brown and Manistee Townships. The watershed of Portage Lake resembles the general nature of many large inland lakes. For the most part, those lands directly abutting Portage Lake are relatively flat in character with near level or mildly sloping areas ascending from the lake edge to the more distant areas away from the lake. Not surprisingly, many pockets of wetlands and areas prone to periodic flooding are evident. These flat regions extend from the lake's edge to a minimum of 300 feet outward and reach, in some areas, as far as 5,000 feet. At the periphery of these flat areas, significant increases in grade and elevations are evident. Except for the far east region of the lake area where overall grades tend to be less than 3%, most all other lands adjacent to the lake valley floor rise at grades ranging from 6% to more than 20%. These highly sloped areas provide elevation differences ranging from 80 feet to more than 200 feet, at which point there is considerable variation in overall grades beyond. Bear Lake's watershed encompasses most of the northern part of Onekama Township. It includes the relatively flat glacial plain surface area which surrounds Bear Lake. The lake, in turn, drains into Little Bear Creek, then to Big Bear Creek. Next, Big Bear Creek drains into the Big Manistee River, in the south part of Manistee County, and then into Manistee Lake and Lake Michigan. (A small portion of the township (near Gordon Lake) is part of a watershed which drains into Little Beaver Creek and then into Big Bear Creek.) Much of the Lake Michigan shoreline is part of a watershed area which goes directly to Lake Michigan. All of Onekama Township is within the Great Lakes Water Basin. A watersheds map of the township is on page 36, showing the estimated divides between watersheds. Watersheds are the areas around a creek, river or lake which drain into that creek, river or lake. Thus, any water which does not evaporate or soak into the ground flows downhill to a particular body of water. In Michigan's glacial geography, groundwater moves in roughly the same direction. Thus, one can make an educated guess as to the direction sedimentation, septic nutrients and industrial pollutions will migrate. 19 �t .. . I I I.! I ' I l. L This type of consideration is important in locating new subdivisions, municipal water wells or major disposal sites. For example, one should take care in locating polluting industrial uses (or other uses) in part of a watershed which is "upstream" from a residential area with private water wells. Examination of watersheds, their boundaries, and probable water flow is also important in locating intense land uses and evaluating the probable impact on ground water/surface water and the geographic extent of that impact. A complete list of surface water lakes and streams is listed here: Lakes: Portage Lake Gordon·s Lake (section 24) unnamed pond north of Dyke Street (section 25) unnamed pond east of Fairgrounds (section 36) unnamed pond by Milarch Road (section 36) unnamed pond by Milarch Road (section 24) unnamed pond by M-22 and Eleven Mile Road (section 10) unnamed pond by M-22 and Eleven Mile Road (section 11) unnamed pond by M-22 and Potter Road (section 10) unnamed pond by M-22 and Potter Road (section 11) Kuenzer Lake (section 3) unnamed pond north of Kuenzer Lake (section 3) Rivers, Streams: (Section the river's mouth is found) unnamed intermittent creek [Lakeshore and Crescent Beach Roads] (section 33) unnamed creek [Red Park] (section 33-34) unnamed creek [between Red Park and Wic-A-Te-Wah] (section 34) unnamed creek [underground at Wic-A-Te-Wah] (section 34) Hanson Creek (section 35) unnamed creek [between Hanson Creek and Easy Street] (section 35) unnamed creek [Easy Street] (section 35) unnamed creek [between Easy St. and Farr Road] (section 35) unnamed creek [between Easy St. and Farr Road] (section 35) unnamed creek [between Easy St. and Farr Road] (section 35) Dunham Creek (section 36) unnamed creek (section 36) unnamed creek [goes underground through fairgrounds] (section 36) Schimke Creek [and feeder creeks] (section 36) unnamed creek [goes underground through Brookfield] (section 25) unnamed creek [village, Brook Street] (section 25) Glen Creek [village, First-Spring Streets] (section 26) unnamed creek [village, Mineral Springs] (section 26) unnamed creek [M-22/Portage Point Dr.] (section 26) unnamed creek [Indian Creek, Eden Camp] (section 22) 20 �McGowans Creek [Mulls Creek] (section 22) Portage Lake Channel (section 32) 0 Id F aceful [Pierport] (section 4) A surface water map is on page 37. Surface water (lake, river) in Onekama Township is an important natural feature. It has a direct contribution to property values and to the quality of life. Several studies in other communities have documented a direct correlation between property value, desire to vacation in an area and water quality. A study of this nature was conducted for Crystal Lake in Benzie County by the Northwest Michigan Regional Planning and Development Commission (now Northwest Michigan Council of Governments) in Traverse City. One can conclude it becomes important for a community to take measures to protect surface water quality in lakes and streams. Portage Lake has been the subject of several studies in the past: preliminary studies for the need of sanitary sewers, Cladophora Algae analysis to attempt to identify nutrient loading in Portage Lake, and most recently the Portage Lake Management Plan. The Lake Management Plan also recommends continued water quality monitoring: ! . I. r ' I ! ·I I • * As part of the responsibility of a local public office or private testing laboratory, a comprehensive water quality monitoring program is essential. Comprehensive, as used here, implies a well-planned program providing consistently reliable and accurate data. Such a monitoring program is needed if pollutants are to be identified, pollution sources located, water quality trends recognized and if the success of quality controls is to be measured. Specific elements within the monitoring programs should, at a minimum, include the following: Establishment of benchmarks as references to identify future trends in water 1. quality. 2. Samplings of water throughout all areas of lake and shoreline as well as specific existing and anticipated problem areas; also, samplings along all tributaries entering Portage Lake. 3. Consistency in sample locations. 4. Samplings after calm and stormy weather. 5. Samplings at consistent and appropriate depths. * A repeated conclusion in the above reports is that nutrient loading of Portage Lake is taking place. Several man-made causes of the pollution can be reduced by preventative measures which cost little and do little to change one's lifestyle or a community's economic livelihood; particularly nutrients from septic tanks and lawn fertilization. One of the Portage Lake Management Plan's recommendations is the establishment of a septic tank maintenance district. Adoption, compliance, and enforcement of an On-Site Sewage Disposal Ordinance is the most immediate and cost effective action available in confronting this issue. This ordinance should be established based upon the expertise of Manistee County's and the 21 �t -~ r~i L_ .~; L: [ 1-, [ It .,' I., L [ ) State's health departments, the Onekama Township and Manistee County Planning Commissions. and the Department of Natural Resources, Water Resource Commission. Such an ordinance should, at a minimum, address the following issues: 1. Development of strict and enforceable maintenance schedule for all on-site sewage disposal systems within the Portage Lake watershed, including specialized maintenance and clean-out schedules for all systems within the critical peripheral shoreline zone as determined by the local or state health departments. 2. Establishment of a special assessment district to assist in evaluation of the issues. policy development, maintenance programs and financial support. 3. Requirement of on-site sewage disposal systems for all agricultural properties housing livestock. 4. Establishment of minimum drain field elevations based upon flood or high water data and the requirement of replacement or improvement of all faulty drain fields at time of transfer of property rights. 5. Specific punitive measures for non-compliance including possible public notice to Jake users identifying areas and properties expelling substandard waste effluent. 6. Establishment of revised minimum operating standards for all on-site systems, taking into account the lake's ability or inability for flushing. * A second preventative measure is the requirement of a greenbelt along the edges of surface water. Lawn fertilization and septic nutrients travel relatively close to the surface toward a water body. Woody plant material (trees, bushes, and other plants with a wood trunk or leader) is most effective at growing roots into the nutrient's zone of travel and using those nutrients by removing them from the soil before they reach the water. The University of Michigan has published bulletins listing which plants are most effective at this task. 5 * As activities occurring within the immediate shoreline area of Portage Lake can have direct and immediate effects upon all aspects of the lake, a Shoreline Development Ordinance should be adopted by the Township. Issues to be covered within this ordinance should include the following: 1. Specific provisions for shoreline protection and maintenance. 2. Regulations on allowable lawn fertilization techniques and scheduling. 3. Controls of runoff laden with pollutants including oil, grease, gasoline, etc. 4. Protection of natural environmental features. 5. Establishment of a greenbelt around the lake which shall remain unmodified and protected from alteration. 6. Prohibition of keyhole development. * A third preventative measure is to stop the over-use of lawn fertilizer in the first place. Through a homeowner's use of soil testing (through Michigan State University 5 Lakeland Report Number 12 on Greenbelts; A Circle of Protection for Inland Lakes prepared by University of Michigan Biological Station, Douglas Lake, February 1979. 22 �'·- ) ' . ! . I I Cooperative Extension Service), one can identify the exact amount of fertilizer needed. To place more fertilizer on a lawn simply means the nutrients are not used by turf, and start to travel to the water where it becomes nutrient pollution in the water. The Portage Lake Management Plan recommends an education campaign so residents are aware of these issues and can learn how to not overfertilize their lawns. While it is evident that many people in the area are aware of negative forces affecting lake water quality, the value of a public awareness program to educate the public on the dynamics of lake water quality is unmeasurable in modifying the public's practices. Specific information to be included should cover, at a minimum, the following topics: 1. How an efficient septic system operates and the results of a non-operational system. 2. Dynamics of weed and algae growth in relationship to nutrient loading. 3. Relationship between lake water quality and real estate values. 4. Escalating nature of poor water quality once initial pollutants are introduced. 5. The value of water conservation in relation to septic tank operations. 6. The effect of lawn fertilization and other chemicals upon lake water quality. * While the need for an immediate public sewerage system will not necessarily be known until a water quality monitoring program is implemented, the development of the Portage Lake area can only increase over time, resulting in greater densities and exacerbating the water quality condition. The long time between developing and financing such a sewer system and its actual implementation can have a debilitating effect upon the lake. Should the township envision a future land use plan incorporating higher intensity development near the periphery of the lake, then this service becomes that much more critical. Accordingly, initial action should be taken before the need is severe and water quality sacrificed. Attention should be directed to the following critical areas: 1. Analysis of alternative treatment techniques and locations. 2. Analysis of financial options and sources for implementation of a sewerage system. A septic restrictions map on page 38 illustrates locations where it is not likely homeowner sewage disposal systems --septic tank with a drain field or dry well-- would be permitted. These areas were drawn with the assistance of Mr. James Lerg, Sanitarian, Manistee-Mason District Health Department. Using files in his office showing each parcel of land where a septic tank permit had been denied was shown on township (8 1/2 by 11 and 8 1/2 by 14) contour maps. Areas shown as wetlands by ·the U.S. Geological Survey, and areas where the health code required 100 foot setback from water or wetlands, were also marked on the maps as areas where septic systems would not be allowed. Mr. Lerg also shaded other areas where he suspected an application for a septic tank would be denied due to the area's failure to perc when tested. Such areas may be acceptable for low density development where there is room for special designs or larger drain fields (10 acres per living unit). The information from Mr. Lerg's maps was transferred to the Septic Building Restrictions Map on page 38. 23 �Wetlands in Onekama Township are mainly former pothole lakes and associated with lowlands of some lakes: * Wetland west of Red Park between Crescent Beach Road and Portage Lake. (swamp) Wetland on both sides of Leonard Avenue. (swamp) * Wetland just east of Ellen Road, in association with Hanson Creek. (swamp, * bog) ·wetlands at the tip of Sandy Point (northeast end of Easy Street). (wetland field, swamp) Wetland at north end of Farr Road. Wetlands along the east edge of Portage Lake. (marsh) * Wetlands associated with the mouth of McGowan's Creek. (swamp, marsh, bog) ·wetland upstream from mouth of McGowan's Creek. * Wetlands on east side of Andy's [North] Point. (marsh) Wetlands on west side of Andy's [North] Point. (marsh) * Wetland near Lakeview Road. (marsh) Wetlands associated with the Troy-Tower Nature Conservancy sand dune preserve. ·wetland associated with Gordon's Lake. (section 24) Wetland associated with Cooper Lake. (section 24) Wetland on south side of Maidens Road. (section 24) Wetland on north side of Eleven Mile Road. (section 11) Wetland near corner of Northwood Highway and Potter Road (section 11). Wetland associated with Kuenzer Lake. (section 3) Wetland near the center of section 3. The major wetland areas in the township are marked with an asterisk (*). They are considered major because of several factors: size, association with large or important surface water bodies, value for wildlife habitat, surface water cleaning and protection. It is important to note, none of the wetlands in Onekama Township are considered --on a countywide or statewide basis-- to be a high priority for protection. That is not to say they should not be protected or receive special regulatory attention (they should, particularly the asterisked ones). But it does point out that there are major wetlands elsewhere in Manistee County which merit more protection and attention than those in Onekama Township. · It is Onekama Township's desire to not allow development in the asterisked wetlands, and to take special protective measures. They are shown on a detail map of the Portage Lake area 39. Such protection will be in addition to -not instead of-- state wetland regulatory protection measures. On page 40 is the definition (statutory and administrative rules) of what constitutes a wetland which is protected by the Goemaere Anderson Wetland Protection Act. Wetlands are highly complex natural systems in the ecological balance of nature. Wetlands provide the most productive areas for breeding, nesting and rearing of birds, I I I. r.,.. L L I ' I I i • ) i . ; 24 - -- -=--- - -~ . �. ! -=--- I·• !' I • I mammals, fish and reptiles. From that cycle of nature comes the wildlife for enjoyment. hunting, fishing and trapping, which in turn provides an important contribution to the tourist industry in Michigan. A traditional use of wetlands -- bogs -- is for the production of cash crops such as cranberries, blueberries and timber. (Though not currently found in Onekama.) Wetlands play an important role in sediment control and wastewater treatment. Particularly with the wetlands at the east end of Portage Lake, the wetlands act as a major sediment filter. Also, the wetlands play an important role in maintaining - improving -- the water quality of a lake. The wetlands provide an "oxygen factory" which replaces oxygen in the lake used in the process of material decaying on the lake bottom. The wetland also provides a natural system which uses -- thus removes -nutrients from the lake water. This function of wetlands is particularly critical when on a lake with a large amount of homes depending on septic tanks near the lake and lawns (with no greenbelt) adjacent to the lake. Protection of the wetlands is an important aspect of the Portage Lake Management Plan of 1987, adopted as part of this plan by this reference. All wetlands, regardless of location in Onekama Township, provide the above positive attributes. Also, wetlands provide a storage, or buffer, for floodwater and other water runoff. A wetland area is able to absorb large quantities of water, in effect storing the water, and letting it drain slowly rather than having water draining all at once. resulting in floods or erosion from runoff. The flood areas map is on page 41. SOILS Soils information used for this plan (page 42) is based on the Manistee Countv Third Level Soil Association Report and Tables of March 1982. The soils information is a major source of data on the township's land resources. Soil data is a major factor in determining prime forestlands and timber productivity rates, in identifying nationally unique agricultural areas and locally essential farmlands, and soil characteristics play a role in determining septic tank feasibility, housing development suitability, industrial disposal limitations, and so on. The Third Level Soil Association Report is not a modern progressive soil survey. Such detailed information has not been done for Manistee County. A third level soil association report is a compilation of soil conservation service soil maps of individual farms. The farms were mapped when they became participants in the SCS/Soil Conservation District programs. Such mapping has been done from the 1930s to present. After compiling individual farm soil maps, a soil scientist uses air photos and a windshield survey to interpolate soil information in the unmapped areas of the county. The soils information is "third level" in that it uses old soil survey information, involves interpolation, and involves combining similar soils into broad categories (associations). Such a report is useful for broad planning purposes and for making zoning ordinance policy decisions. However, site inspection is necessary for planning specifics, such as for buildings, roads. farm operation, taxation and so on. 25 �r ' I ' [ . . : I I I - l. I , I • On the map (page 42), soils were divided into soil associations and labeled bv a letter-number code. Discussion here. for summary purposes. will include the generalized categories shown on the attached map with parentheses enclosing soil association codes. The following discussion will give a generalization as to where soil types are found in the township. Sandy soils -- Graycalm (A2), Deer Park and Eastport soils with lake effect (A2-lk) and Rubicons (Bl) - are mainly found north of Portage Lake along the west edge of the township. These soils are common in "poorer" soil glacial moraine areas such as the southern extent of the Marilla Hills and the Udell Hills in Stronach Township. The soils are characterized as infertile and not well suited for agricultural purposes. The sandy texture contributes to the draughty, well-drained nature of the area. \Yater seldom forms in puddles. but soaks into the soil rapidly. Irrigation efforts must be extensive. The soils tend to be stable in that they do not heave or shift upon freezing. This characteristic allows for excellent building sites. road beds, etc. which may not require as large a foundation or base as would be· required in other soil types. The rapid permeability of the soil also allows pollution -- mainly septic nutrients -- to move relatively rapidly through the soil. While a septic tank will ''work" in that it does not plug up. concern comes with the rapid movement of effluents and poor filtration ability of the soil. This can be countered by requiring larger drain fields, relatively large parcels and discouraging use of drywells (use a drain field instead). Loamy sand soils -- Kalkaska soils (C8) and Kalkaska-like soils (C7) but with a weaker profile development similar to Rubicon (Bl) -- are mainly found in the centralnortheast portions of Onekama Township and along the south edge of the township. This grouping of soils is _the most dominant soil type in Onekama Township. The soils are characterized as more fertile than the sandy soils, but still not· considered excellent agricultural production soil. Historic poor soil management practices have degraded much of this category of soils. Most of the Kalkaska-like soil (C7) is considered by soil scientists to be a depleted soil which was originally a soil with a stronger profile, Kalkaska (C8). In the northwest portion of the township the mapping of the Kalkaska-like (C7) soils can be seen to follow a pattern similar to property lines created by the Northwest Ordinance section and quarter-quarter property description system. This provides strong evidence that certain farms, and farm practices, lead to the weaker soil profile. Again, the soil is draughty, with a rapid water intake. Drainage is generally not needed with the rapid percolation. Crop or timber productivity will be higher than sandy soils, but will vary within the general group. The soils tend to be stable, in that they do not heave or shift with freezing or when becoming wet or dry. As above, this lends itself toward better building sites. With rapid permeability of the soil, the same concerns exist relative to septic tank and pollution discharge as expressed for sandy soils. Both sandy soils and loamy-sand soils are subject to wind erosion and blowouts. They are also subject to sidehill seepage. This is a problem which occurs when septic tank dry wells and drain fields are placed near hillsides. The effluent leaving the on-site sewage disposal system tends to seep back to the surface on the hillside. Requirements 26 I ! ' �r I L, 'l. • • [ [ [ ,- . I [_ , for setback from the crest of a hill --already provided for in the Manistee County Health Code-- usually avoids this occurrence. Clay soils, such as Nester and Manistee series, in complex with loamy soils such as Emmet, Menorninc:=e and Newaygo (C5), are not common in Manistee County and found in only two small locations in Onekama Township. These types of soils represent the best agricultural and timber productivity soils in Manistee County. They are found just north of the Village in Section 25 (west of Milarch Road) and in Section 36 south of Jones Road. Timber growth site indexes on these soils result in tree stands in these areas being rated as nationally significant. The Northwest Michigan Prime Forestlands Inventory,. classifies these areas as Nationally Prime Timberland. These soils do not drain as well as the other soils discussed above. Thus one can expect a higher amount of surface runoff. resulting in rills, gullies, and other water erosion. These soils also tend not to be as stable. resulting in shrinking and swelling as they dry or become wet. They also heave, with frost action. These characteristics result in the requirement of larger and deeper building foundations, road surface thicknesses, and overall more expensive construction. Attempts to use septic tanks in these areas should be suspect for failure. Permeability of these soils is often not adequate for use of septic systems. In these soils very large parcels may be required so a drain field can be constructed over a large enough area to compensate for the slow percolation. if it percolates at all ( 10 acres per dwelling). Loamy soils --Iosco, Kawkawlin [wetland] (El), Loamy/Sand complex [sometimes wetland] (E5)-- are found at the Wic-A-Te-Wah and Eagle Point areas with a few isolated spots in the northern part of the township. There is not a large quantity of this soil type in Onekama, but it is significant due to its location and wetland characteristics. Where it occurs in a drier state (Herkelrath Road, section 10), the loam content of the soil makes this some of the better farm soils found in Manistee County. Drainage is generally •not needed, though occasional tile is required. Pere for drain fields is moderate, with the wetter soils presenting severe septic system problems. Foundation stability is only fair with soil volume change and heaving, shrinking expected. Sandy wetland soils -- Iosco and Kawkawlin loamy sand (El), AuGres and Finch Sandy Wetland (E4), sandy wetland complex (E6), sandy wetland association or compkx (E7) -- are found near Portage Lake. These soils are either in a wet state, or are near wetlands or surface water but in a drier state. These soils, under certain conditions (generally not found in Onekama Township), have characteristics which result in high agricultural productivity and prime timberland rating. When wet, or in wetlands, little or no stability exists for foundations, road beds, etc. Septic systems should not be used in these areas. The soil is regularly wet. When in a dry surface state, (Village, Wic-A-TeWah, County Fairgrounds) characteristics · are similar to sandy soils discussed above, but plagued with a high water table, requiring septic system mounds, no or shallow basement construction, and providing drainage problems. Shrinking, swelling and frost heaving will , ' Northwest Michigan Prime Forest Lands Inventory: produced cooperatively by the Northwest Michigan Resource Conservation and Development Council, Northwest Michigan Regional Planning and Development Commission (now Council of Governments), DNR. and Soil Conservation Districts, 1982. 27 �'I ' ! I ' LJ L r L.i [ occur in direct proportion to the depth of the water table and moisture content of the: soil. Clay mineral and organic wetland soils -- Bergland clay swamps (F2), a complex of Roscommon sand. Tawas Lupton organics and clay-loam Bergland Brevort Ensley (F4) -are found in some of the Onekama Township wetlands. These soils can be relatively good timber growth sites. However, timber harvesting needs to be done with protective measures for the watershed environment. Septic systems should not be used in these areas. Little or no stability exists for foundations, road beds, etc. The soil is regularly wet. Organic soils -- Tawas, Lupton organic wetland (Gl), (G2) -- are mainly found in the visually obvious wetland areas, marshes. bogs, etc. such as the east end of Ponage Lake, those found on Andy's [North] Point. by Little Eden Camp and associated with Kuenzer Lake. These organic soils (muck. bogs, swamps, mineral soils and open water) do not have any rating for agricultural or timber production. Septic systems should not be used in these areas. No stability exists for foundations, road beds, etc. The soil is regularly wet, if not saturated. Shifting dunes and Beaches (Hl) are discussed in more detail in the section on the township's geography. The soil's characteristics for septic systems are similar to sandy soils (Al) discussed above. While frost movement and shrink/swell is not a problem, severe active wind erosion is likely to undermine or cover roads, foundations, etc. These soils are not rated for agriculture or timber. They are generally found in fragile Lake Michigan dune areas where low density development and dune protection measures should dominate decision making. Made Land (H5) are areas where artificial fill has taken place, most often found behind seawalls etc., in Onekama Village and both sides of Easy Street. FORESTRY ! • l . I [._, I '---- Using information from the soils report and data put together by the Prime Forestlands Identification Project in northwest Michigan, the Forest Production Potential map on page 43 illustrates the areas in Onekama Township which are classified as nationally prime timberlands, timberlands of regional importance, local importance and areas not classified. Forestry for Onekama Township is an important industry, especially due to its proximity to Packaging Corporation of America, a corrugated medium paper and pulp mill and various loggers and handlers. Packaging Corporation of America is located in Manistee County, about 20 miles from most points in the township. Despite the relatively large number in Manistee County already receiving income from an aspect of the timber industry, literature indicates expansion of the timber industry is one of the best routes for Michigan economic development. The Northwest Michigan Prime Forestlands Identification Project reiterates this conclusion. 28 �t ' L. I , L r . Prime forestlands are those lands which are capable of producing sustained high yields of wood products. Capability is determined by the physical and chemical characteristics of the soil. Four classes, or levels, of prime forestlands are recognized as defined by the U.S. Department of Agriculture: 1. "Prime timberlands" - Lands which are capable of producing 85 cubic feet (about one standard cord) per acre per year in fully stocked natural stands. These lands are nationally significant, near the Village and in the southeast corner of the township. 2. "Unique timberlands" - Lands which are not capable of producing 85 cubic feet per acre per year but are growing substantial quantities of specific high value species or species capable of producing specialized wood projects. Some examples of unique timberlands in other states are those which support black walnut plantations, pecan. and Atlantic white cedar. There are no unique timberlands designated in Onekama Township. 3. ''Timberlands of statewide or regional importance" - Lands in addition to prime and unique timberlands, that are of statewide or regional importance for the growing of wood. Criteria for delineating these lands is to be determined by a state forestry committee. The Prime Forestlands Identification Project Technical Committee has developed a regional guideline to use as a substitute until these criteria are determined. These lands consist of soils designated as important forestland by the local resource groups and which produce medium-high to high volumes of wood products. Most of Onekama Township's land area falls in this category. 4. ''Timberlands of local importance" - Lands which are not identified as having national or regional significance but are important to our local communities. These lands were also identified by the local resource groups. AGRICULTURE I • The agricultural lands map, page 44, draws its conclusions from two sources. First. the nationally unique fruit sites are delineated in the Red Tart Cherry Site Inventory 1 for Benzie and Manistee Counties, Michigan. Second, locally essential farmland are those areas in which clay, loamy-clay, and loamy soils are found. The map is not intended to indicate where fanning takes place; it is attempting to present a general idea what areas of the township are best suited for a particular type of agricultural activity. Manistee County does not have any prime farmland. Soils and climate simply do not provide the combination of factors which create the conditions for top of the line farm areas. Onekama Township, however, does have a large amount of Nationally Unique Farmland. Geoclimatic conditions for favorable fruit growing sites exist in the township, largely as a result of the hilly terrain, proximity to the climate moderating effect 7 Red Tart Cherry Site Inventory for Benzie and Manistee Counties, Michigan, U.S. Department of Agriculture, Soil Conservation Service 1975. 29 �of Lake Michigan and sandy soils allowing nutrients to travel (soak into the ground) more effectively to reach root zones of woody plant material (trees). Unique farmland is officially defined in the United States Soil Conservation Service Technical Guide as follows: [ [ L I. I .. I I r I I . r • I_ L ! . "Unique farmland" - land other than prime farmland that is used for the production of specific high value food and fiber crops. It has the special combination of soil quality, location, growing season, and moisture supply needed to economically produce suswined high quality and/or high yields of a specific crop when treated and managed according to acceptable farming methods. Examples of such crops are citrus, tree nuts. olives, cranberries. fruits and vegetables. By way of further explanation, the factors weighed and used in identifying uruque farmland in Manistee County follow: Soils which are most desirable, well-drained. sandy loam which is well aerated with medium to high fertility; moderate available water capacity; moderately rapid permeability; at least 48 inches of depth for unrestricted root penetration. Physiographic characteristics which create microclimatic variations (through soil, soil cover, elevation and exposure) which affects local climate in the most favorable manner. Slope gradient should be 2 to 12 percent but still provide adequate air (frost ) drainage; water and air flowageways should be well defined with no construction or obstruction to such tlowageways; location such that cold (frost) air does not drain through the site; more desirable for cold air drainage to areas over water bodies than over land; site to take full advantage of sunshine while not exposed to damaging winds. Climatic factors include cool springs to retard bud development until danger of frost is past; during pollination temperatures should exceed 50 degrees F in the day (for bee activity) and not drop below 28-30 degrees F for any period of time; site should be as free from fog as possible; warm sunny days; lowest winter temperatures should not be below -20 degrees F without an insulating cover of snow. For purposes of this plan, the following definition is used for locally exceptional farmlands: "Locally exceptional farmlands" - Areas which are not nationally prime farmland or unique farmland, but which have Nester, Kent, clayey soils; Emmet, McBride, Menominee, Newaygo or Ubly loamy soils; above clayey or loamy soils in complex with Blue Lake, East Lake, Kalkaska, Karlin, Leelanau, Mancelona or Montcalm sandy soils, or in complex with Emmet, Menominee and Newaygo loamy soils as shown and coded in the Manistee County Third Level Soil Association Report as Cl, CZ, C3 and C5. Further, such areas are relatively flat, few rocks, free from urban development, not excessively eroded, not saturated with water, available irrigation water, all in such a manner to accommodate common farming practices in Manistee County. The existence of nationally unique farmland in Manistee County and Onekama Township should be placed in perspective. Half the nations' unique farmlands for tree fruit growing is found in Michigan. Sixty to seventy percent of that (or about 30 to 35 30 �rI I I. percent nationally) is found in northwest Michigan. Manistee County contains 1/6th of that, or five percent of the nation's tree fruit nationally unique agricultural lands. Contrast that with Manistee County containing 0.0002 percent of the land area of the Cnited States. Because these areas are not common in the United States, effort should be made to protect them from types of development which eliminate the possibility of agricultural uses. Preservation of farmland is a widely endorsed concept, being endorsed by The Regional Science Research Institute (working for the U.S. Department of Agriculture) 8 • wlichigan Farm Bureau', MSU Cooperative Extension Service 10, MSU Center for Rural Manpower and Public Affairs 1 1, Division of Land Resource Programs of the Ylichigan Department of Natural Resources1 \ Rockefeller Brothers Fund13 , Manistee County Planning Commission:'. American Planning Association! 5 , Michigan Society of Planning r • Coughlin. Robert E. et.al.: :--lational Agricultur.il Lands Studv. The Protection of Farmlands: A Reference Guidebook for State and Local Government. Regional Sdence Researcll Institute. US Government Printing om~. p. 13+. ' Use of Zoning to Retain Essential Agriculturnl Lands, Michigan Farm Bureau. MSU Cooperative Extension. MSU Center for Rural Manpower and Public Affairs, Division of Land Resource Programs Michigan Department of Natural Resources. 1976; and various position papers and v-Mious lobbying statements presented to the Michig-m Legislature. 10 I l • Use of Zoning to Retain Essential Agricultural Lands, Michigan Farm Bureau. MSU Cooperative Extension. MSU Center for Rural Manpower and Public Affairs, Division of Land Resource Progrc:1ms Michigan Department of Natural Resources. 1976; and various Extension Service bulletins. 11 ,I Use of Zoning to Retain Essential Agricultural Lands. Michigan Farm Bureau. MSU Cooperative Extension, MSU Center for Rurc:11 Manpower and Public Affairs. Division of Land Resource Programs Michigan Department of Natural Resources. 1976. i t ._ u Use of Zoning to Retain Essential Agricultural Lands, Michigan Farm Bureau, MSU Cooperative Extension. MSU Center for Rurcil Manpower and Public Affairs, Division of Land Resource Programs Michig-m Department of Natural Resources. 1976. 13 Crowell. Thomas Y. The Use of Land: A Citizens Policy Guide to Urban Growtll: Task Force Report. The Rockefeller Brothers Fund. 1973. 14 Manistee County Planning Commission. Manistee County Land Use Plan. 1984. 15 Toner. William; "Zoning Alone won't Save our Farmland", Planning. January 1979, p 13+. and Arc:1das. Steve et.al.; "Farmland Protection: Knowing What to Protect" PAS Memo. June 1982, 82-6. and several other pamphlets and position papers. 31 �..... lr .. i ' I I 1 . ... r I, i i , I . I' . r . OfficiaI.s 1 •, formal Gnited States Government policy1 ', Michigan Soil Conservation Service 19 • formal State of Michigan policy1', and American Farmland Trustz 0 • While current literature and political thinking is that agricultural related business is a potential for Michigan economic expansion and diversification, this move is not likely to increase the need for additional farmland. Farmland exists, is in use or laying fallow. The issue in Manistee tends to be retention of unique and locally exceptional farmlands for agricultural purposes, as once reverted out of that use (developed), they can virtually never be returned to agricultural purposes. Even though having farmland preservation zoning is a widely held concept. there is concern in Onekama Township if farmers want or need such provisions. To resolve this issue, the Onekama Township Planning Commission created an Agriculture Committee. The committee consisted of two members of the Commission and three Onekama Township farmers. The results of discussions in this committee is the best thing to accomplish agricultural land preservation is a strong and healthy agricultural economy. The second thing centers on land management, and seemingly is contradictory: 1. Do not limit the farmer in terms of what he can do with his land. This is both in terms of not limiting the type of farm operation, farm practices or types of crops (i.e. a broad definition of what is a farm), and for what uses the land may be sold for. 2. Protect the farmer, so incompatible land uses do not start up next to him and so land development in the agricultural area does not drive up the value of land. In short, the farmer wants the cake, and wants to eat it too. In an attempt to reconcile the inherent conflict --freedom to use/sell farm land for whatever is wanted and to protect farms from non-farm high property values and incompatible land uses-- the following is proposed. Onekama Township should use as broad a definition of "farm'' or "agriculture" as possible. The idea is to allow the fullest scope of activities possible while still being a farm or agricultural operation. The definition, or qualification, of a farm under the administrative rules promulgated under the Michigan Farmland and Open Space t ' I • • 16 "MSPO Adopts Farmland Policy", Michigan Planner; Summer,1986; Vol. 6 No. 3 Pg. 10. 17 Title 7 - Agriculture Chapter 73, Section 4201 et..seq. (United States Code). 18 "Farmland Preservation" position paper, July 11, 1983, East Laru:;ing 45748. 19 "Governor Blanchard Signs Farmland Protection Policy", Planning and Zoning News. October 1986, p. 6. zo American Farmland Trust; Plannincr & Zonincr for Farmland Protection: A Communitv Based Approach 1987. 32 �- I. Preservation Act.21. is an c:xample. A second example is the definition used in the Standard Industrial Classification Code (SIC Manual). 22 The district should permit only farms/agricultural and forestry uses in an Agriculture District. Things such as the farmer's home, farm labor's housing, barns, tool and repair shops, storage, should be considered accessory uses to the principle farm use. There are certain uses which are okay, in terms of compatible and not resulting in being detrimental to the agricultural economy (land values). Those uses should be allowed only under certain conditions. Thus. uses like a single family home on a parcel, a small neighborhood retail enterprise, sawmill. and some manufacturing enterprises should be acceptable. Such uses would be subject to certain conditions or standards. Those standards include: 1. From a single parcel of farm land. a maximum of four new parcels can be created. This is to coincide with the state Subdivision Control Act 23 requirement that only four parcels, which are 10 acres or smaller in size, may be created without making a subdivision. (The idea is not to allow residential subdivisions in agricultural areas.) 2. That a special use permit is only issued with the proviso the applicant sign a statement they understand agricultural uses and practices will continue in the area even though they may be inconvenient or a nuisance. That the proposed use utilizes land which is the poorer (in terms of agricultural suitability) areas of a farm, such as a sand blowout, ditches, gullies, dips, etc., or existing buildings. 4. That the proposed use is found to be compatible as a neighbor to agricultural uses. Concerns the above principles are trying to ·deal with include mainly compatibility. The idea is to avoid uses which are going to experience problems being located next to a farm, or which will be a problem for the farm that may be next door. Examples include: (1) an industry (warehousing, retailer) which handles hazardous, toxic or other liquid wastes which may result in groundwater contamination, air pollution which reduces or eliminates crop growth. Such a situation is not compatible to a farm dependent on groundwater. (2) A housing development (i.e. more than a single family home that is only allowed with the above proviso) will not be compatible with farm operations running large equipment at night, manure smell, crop spray blowing onto or into a house, etc. and drives neighboring farm land values up. (3) A large or major retail or service enterprise (i.e. more than a small neighborhood retailer who is only allowed with the above proviso) will 21 P.A 116 of 1974, as amended, being MCL 554.701 et. seq. 22 Standard Industrial Classification Manual 1987; Executive Office of the President, Offic.e of Management and Budget; U. S. Government Printing Office, National Technical Information Service, 5285 Port Royal Road, Springfield, Virginia 22161: Order number PB 87-100012. 23 P.A. ~88 of 1967, as amended, being MCL 560.101 et. seq. �.. not be compatible with farm operations where spray coats merchandise, customers cars. there is high volume traffic on a road also used by large slow farm equipment, and drives neighboring farm land values up. Finally, a concern expressed is farm preservation should not be a zoning district which encompasses any more area than justified. Such a district should include only those areas which are both recognized as nationally unique or locally exceptional farmlands (see map on page 44) and areas which currently and historically have an agriculture land use (see map on page 150). The areas which do not qualify under the conditions given here should be zoned residential or agricultural-residential. SPECIAL AND CNIQUE ENVIRONMENTS AND NATURAL FEATURES Special and unique environments were identified on a county-wide basis bv conducting a survey of known natural, unique and significant features and areas that might warrant special attention in the ·county. Much of that survey material is not reiterated here, nor a matter of public record. Sites, such as those for endangered species, or archaeological sites. are intentionally omitted from specific listing in order to protect the areas from the curious. vandals, and so on. The survey included features listed below: a. Archaeological Sites. b. Historical Sites. c. Historical Structures. d. Scenic Overlooks. e. Scenic Roads. f. Scenic Areas. g. Rare Geological Features. h. Glacial or Geological Formations. i. Areas of Endangered, Threatened or Rare Species. j. Unique Forestlands. k. Unique Nonforested Lands. I. Unique Water Features. m. Unique Wetlands. n. Other Unique Areas. After conducting an inventory of the above, the location( s) of each was plotted on a map. The locations of the plots provided evidence that most locations tended to congregate along some land feature. Thus, areas in Onekama Township, each with attributes listed above, can be defined with a boundary. Obviously, all items inventoried are not included within areas of special and unique environments. It is not the intent to list each feature. Rather, the intent is to designate special and unique environments. This is taken to imply "areas" where several attributes are found, rather than "points" representing a feature. A map on page 45 shows location of special and unique environments in Onekama Township. 34 �l I • r. I I I . l. Lake .Michigan Shore - Coastal Zone Management - High Risk Erosion Areas - Historical Structures and Sites (Portage Point Inn Historic District. Lakeshore Road Historic District, early transportation route ) - Sand dunes and bluffs geological feature - Scenic roads and overlooks - Archaeological sites - Historic, prehistoric and early explorer travel routes 2. Lakeview Road (Pierport) - Scenic Road - Designated ~atural Beauty Road 3. M-22 (a.k.a. Orchard Highway, Crescent Beach Road. Northwood Highway ) - State-promoted scenic highway (scenic road and through scenic areas) - Part of Lake Michigan Circle Tour - Approximates Indian trail north of Onekama (historic site) 4. Portage Point Road - Scenic road - Summer resort neighborhood -- historic buildings, scenic area 5. Portage Point Road Historic District (near M-22) - Historic group of summer homes 6. Red Park Historic District - Historic group of buildings, summer camp, summer homes, commons 7. Lakes ho re Road - Scenic road · - Follows Lake Michigan shore and sand dunes [PLN-NATR.ONE] 35 �• I, ,..... .,·.·.. ,:_,_;;.~·- .:....: ~- _;_.: ·..:-:..~::.. ,:,~.~-~ _--····-· ' . - · -- - - - ·- ., -~~ -~-:-Z:..-: ~ - ·= l 1•-, i ' .; . :=~ - . .:;.:.=: ?-.::-::. . >: . -·..__ - .-=..c Great Lakes Basin Lake Michigan 571 Shoreline, Arcadia to Portage Lake 576 Shoreline, Portage Lake to Bar Lake 572 Portage Lake Outlet 575 Hansen Creek 574 Dunham Creek 573 Schimke Creek Big Manistee River Big Bear Creek 352 Little Beaver Creek Little Bear Creek 354 Bear Lake • • ONEKAMA..- .TOWNSHIP.. -·. . ·-· - ... --· wA .TERS·H.to?::"":_:~~~ =.~ ....:.·.. • I 10 ~..i. - ·-··. - - - - - --- - _,..... .. . ;.:·- ·- -- - · - · - -~ I + -t- I I I [ r· i I .. r1 .• ~ ~ -- ::· ~-- \":·::... •·. :::'--:::.~ ·-.... . ;_ ____ -·- _,_ L + G L I e T 4 [ + ..... L... I ........ I �-- -i ' _j_ -"") i I I i + I I ii E; I Ii \ I I \ ..... \ i ! ... I :-- i I i..:_ J_ ~ I ' • ~ T _,_ + I - N ·N I ~ I + I -r ' e T Gordon. Lake ~ fJ lI ·---- - · - · •-► ·- · -. I I - I T -/ ----- .... Portage _- Lake ~ .....!.I �■ ONEKAMA TOWNSHIP SEPTIC PROBLEM AREAS Areas where septic use is likely to be denie under health code 2 Areas where septic use is suspected to present problems + Based on assessment by James Lerg, ManisteeMason District Health Department, 1980. In addition to areas shown here, areas denie also include: SO feet around a well 10 feet from property line 10 feet from basement wall 10 feet from water lines 15 feet from a ban or steep slope 100 feet from any surface water. I ----- l / - 11 15 11 1 (1982 Health Code.) r I L l 38 MANISTEE COUNTY PLANNING coM,qrssro~ �- , I ' ONEKAMA TOWNSHIP SIGN IF I CA1, , r-7 J '•· ~ L7 r----;] l· ... - _.. , ; i,_ WETLANDS MAP Significant Wetlands as ahown by this Plan: 1. Wetland west of □ Major wet- • lands as mapped by Charles Wolverton of the DNR Dec. -'--;,,-~,:,'(t . ·'~ V/liG ~~'Qlk. Red Park. 2. Wetland on both sides of Leonard Ave. 3. Wetland east of Ellen Road • 4. l~etland along east edge of Pot·tage Lake. 5. Wetlands associated with the mouth of McGowan's Creek 6. Wetlands on west side of Andy's Point. _ _ 1986 /· ' ~ -'-. --t_• ...}.. I ~ . , ,.; ' \ . , ; · "" • . ,·,. r • . , !'R'J.M .... :.;:,_ Ii r---· .. ~ . ft /J,' ,.,~ ·· -·::;::::.·:-•,,·,,r,i:;: ·.. • ";;A:-.4... • ~. . ~ ·. ,, ,· ' ;i _.... " " '. _._ ."',; ·- -.... ..... . . ,. - ,.. . ,. ' •. \ \ ,. • -.-- ' . ,.'-.. \ ·• f" .. \. lf! ·.. . · I ' ~ -~- t.._· . - .o . "/( /f ··. A I •• . I . . . . _:·1: .. (;. I: .... I. .... f - Ii .f:: . ... ◄ • ; i . - . .. .. .'.\•' .• . ·:A .- 1/~t))~1 ,~.:-.. :" : " . I j · ··. . · il -- I',' .. '° • ·•, ·- . ' - l.,.J . / ', •- c _:-J -~-1 .. . .I . - .• . .,~ , . . - ~,-,,-,.-,r ~~M~ , . , . , , . ~~~, ~ ~~~~ · ' . ,. · =, :✓ ~~2~~¥~~~~~\)) - 0 . , ~; ,J ))' . 1/,'.f?$i:,?f?111_ B /))" J~ · ,,,e,.;;,y_, ·>··?· ·(.·/1', >-">,2:~ jJ,·, / I - .-1 l · ~ 1;.-~y;':r 0 ·· ' ,r ,..,,._F--'· - .. -~-. E· ,".:; f 'J' V::--:;;-7 ~ .;,-'_ : . - ~ . ' ;_;,-- - -~ ·;!: . : .. .. . ~. ·::;:: .... , ··. .. . . . .. , -.-:K . I . . . '::J.,._..,, '""= ' -a-.. . ·-- ....~ . . ; ~~ -~ ''' ~ -.:::,, c=-. - •. ;.if,1:3:s~'. "•~~cc-,~· ~~~~~~'.2: : = : '""': · \' ~Cc'• ,-~lfiJ . • " Iii, '"'""' .:L,,. . , ,I -- ,- ;•-._c:S\· , __:;.,._• ij3,\ f ' ·-.· ' ' ' ' · "-~ ~- •",'' - 1 -"'"/~. " -;c '"'=~ . ;; ~2:~:.-:- ' .""' < , :}f ; -~ ·. I . · ...,, - ... ,1, h _,, • ... -- : '"'-';.->-'::~',.-'\,,Q ,7,1 . i!f///'/f1}f#',,j,' . ~jl>"G;,a ,f '7 • · , . . !:.- ,~~:'."'::- : ..: .•. • • _ \J ,, '. : • : ; »~ ·: ~~':;..,,'l\\ ., / <:'~/ .~,, /I / - ~\~ · ~--. -\,,_ ~ - :-:, .•. __ -____ ..... '.1. .SS:::--., 1\\I · •t /"~\!;~ · ;( ,,, �Il ., ~' 'Wetland definitions from the Michigan Wetland Protection Act and its administrative ruk:s. ".. .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 ... " P.A. 203 of 1979. Goemaere-Anderson Wetland Protection Act." [ I I. I I I • '- 40 �__ ] 1p ·~LdOD "PL~IN M~P UNt:KAMA fO Flood Area Extends full length of coastline : 41) 7 From National Flood Insurance Program Flood Insurance Rate Map 260276 0001 B. May 1. 1978 --~ ~v, ~~ '~ ..... ! . i. I 1r51·~ .... •. .· ·1• · 1 1 1 ~ • ... l . : ; ·1 ' ,· ''. I .. . . . . . ·. : ; ; : : : : : '. Zone B (100-500 year flood plain) .. .... . .. .. -,.. ~ ~ ~ .. -. • Zone A3 (100 year flood plain) Elev a tion 584 ft. above sea level Ot6 e r areas experience minimal flooding. One kama Village ls not In flood insurance program. Flooding in the village should be expect ed, even though not shown he re. - .J ·f f I • ;,:~ :··· ·.- -~.-- ~·-. -~ . ~, . . . .. . . . . . . . ,... _ . . •J:·._ ..,.. • I .,. I • I • • • - ,..._ • -• • .' . .. . . . . . . . "'!·":::~: •• . . ·..... . . \. ~ ·.- .. • I' .o. "L ..!I • .•;~ ~ I f f t , ~ ' =.JJ . = · • .. - L .....a.. .. . .. - . . .. . . . . K I• ,.Ji," I.. . . . '. . :...... --__:,: .. ,. . ·•t ....-_,....- ,;ii~"\\,- . .. ' . I . • . ~~ ~~ F ~ ~ ~',i:I -n~ _,,,..~ _·-e::~_; I ~ ~~~~~~~;/ '~~~~ .. ~~~• ,· ,~,,, . ..'' ---- li9!,f r,;;_£, - ,,. . : ·... . .. . .,d/jj, . •I .. . ~ -i . .. . ,m.w:~r; . . .• ! .. •ll.,.. ..·r ·•i: \ •(:_. - \ ;J • I . . ' ~ - , ~ 1,~ 1 , 1 ~ · ~ ~~ , ~ . ~ . .. ~ - . . =-------. . \\ 1·~.i,\, 1~-----.........._ '=- v.;--~,:,. i'(c::;· ~ ~ .. '~--"" '>• " .,. "'-"--..._ . ,, .. ·,-.....,....·--.'~.--.," ~ , ,,-., .. •._,·. I~•-, , rlif· . , ,..')f, .... . --..-~=-. --~r' .I'l',. I.l1 llll«l , - ~~--, ---•Al ', ..,,, \ . ' • 'L:, , . ""'.. \·-" .,g (l -~ -////111!!( 1 / ~! '. •· ·->?/ I // '' . , . ~~ :·-:--,,· \r : < ~-- :=::;, I •• •. ·.- - .• : " ·:?'· .,),, ·I ....--J)J) A,i•.. ~'\ p;f l/ ,, 11, ,.,1//tl/ / ,,f • • " .. ,,, - ~ )J))~-- : ::{ ,t'6Jijy~ •,-. I ., ') , .,, I• I • -; .."~ ~'' J �THIRD LEVEL SOIL ASSOCIATION MAP ,--_ • ---:__ A- ZLK - Bl ! . _. -- · - - -Onekama .Townsh.iP Depleted K.:llkas ka Sand ( 15 ) E7 L F2 Gl G2 ' Hl H3 HS -. .. . .... : _·--~~-- -:..~.--:..:-: -=-~ ·:..:_::_~-:--=.::::-.-~-:=:- __-::.~- .·: I I Deer P3rk & Eascport Sand with Lake ~iic h i :.;;.rn e f f,?c:: ( 1 2) C7 r I • .,,, __ -.,. -- cs • E4 L. ,a;_- Rubicon Sand l l3) Clay (:-o2scer )- Loam Complex OS)·· [ __,; ES E6 r . : .- .:':-;::._ ._ ;:;- . ·.--:' ...~.-~-::-=-==~-".: : ~;-:;._~::: .~~- ~~ --_:.:__:_:_ ~·-:-:.:-·_:;-;~-._;-; : :-:./ = ·:·. .:. ~ 2 Kalkaska Sand ( 16 ) Croswell Sand ( 17) Iosco, Kawkawl i n Loamy '.,ecland ( 23) AuGres and Finch Sandy ·.,etland ( 24) Loamy /Sand Complex (2 5 ) Sandy Wetland Complex ( 19 ) Sandy \,et land Association or Complex ( 19) Bergland Clay Swamps (42) ___ ..., cs C7 \ c:; C7 Tawas, Lupton Organic/Clay Wetland Swamp (44) Loxley Organic Wetland Soil Bog/Swamp (45) Shifting Sand Dune (61) Sand, Stony Beach/Bluff (63) cs ca Made Land ( 65) C7 l l. '' -' 1 ca cs 42 MANISTEE COUNTY PLN./1-111'- G c oM,q1ss·10J;; �ONEKAMA TOWNSHIP PRIME FORESTLANDS Nationally Prime Timberlands 'L, [D • • .' . - • at ._ ♦ • • • • ,. • •. ~ - • . .... '"_, • I • • . . . ; I"""..:..'.;:.. . . . .•. . .. , . . . : . ; . ~ ; ... ~.:: .. .' .. . ~ ·. ~: ~;: . ... . • Timberlands of Regional Importance ... .,. • • I .. t • "'• • • - . . . • -~ =·; :: l: :·. :D~. ..: =. ; ..... ' . . . . ::. .. :. ;... ' ..:~ ;-~ ;iro· . .~ : : . .. . . . . =. :: • • • • .. Not designated r ' . .. .. • ' .... ., ' ·-. . • • ~ ...... - .. . . ' ► .. ... • I ••• .. . -. • •• • • .. ◄ - I .. . • i •• • • L ~-C.~: f .. ~ : : : ,.:: : ~ ~; • ..... . • • • 4, I f O I • I ' • I' l •., • • • ... • • .. • • • ~ : : .. ....-. .,,. ...-.. ~ . • .. o I • • f • . .......- ... : --11 ::. ·. ;.:! ·:. ::- ·_::·;~:-~:-· ::: : :! ~: ;.:~ ::- :.: :: ~ : :·.... . .. . - . ...' . .,. .. . - : .. I• - • "' • ' . [ • : • • .. . : : ... : • • • • .... "" · : :· • • ~• ,. • .. • f ~ ,.., • • • .,. • '" • . . . . . .-i , . . . . , ...... t .:· _-~-i?/ /·:>: ~:~~=~~/.. !IL. • , • • • • • • • ., • • • I ,. • • • • • • • • . . ... . " • • • • • • - I,'. C ~ T • ♦ • t • " • • • t ,- • • • • • • .. • "' • • • ,_ t • • ~ : . . . : ,; : • t • ~; : . ·-· ····-· -· ... ... . ...... ' ..... ' ..... ..... . . . . ....... . . ,-... •. ........ ... ... . . .,,-...... ... I .. ...· . . ,: I I .,•• ' ., • • • - • • • •• I'.. • , , • ., • • ..... •· .. , ~ • • • • . . . . . . .. , • • .. t ~ ' ~ . .. t . . . .. - .. .. . . . . . ' l- • ' ._ • • . • ~ " ,. ..... .. " " • ' • • ' • ' ... , .. ' . ' . • I • • ••••"'I :: :.:....:~;_ ;:: ::m·. -~;~;.::~; . : . :: : • - • ; .. .. • , • • ~ • ... ~ ' . . . . ~ • j .. ' ... , . . • • • : ' r • • • • .. • • • I, , ·I :_ • • ◄ ·• : . • - . . ,t,' ' • ~ . . . . . . . . . . . . • ..t • • • • .. - • - . - ... .. ,. • . . . . . . . ""'. • J .. ....... ~ "I 1.. . ,. .. . . . · :: : ·; -:: - ·. ::: ~.!: : . ' .. ..... .. ' · - ~ .. . .... - . ... ~ ... . . ,. . _,. ..... . .... . ~ - ..... #> , ~ 'J -· ...... . . ..... . •~• ._., .. . ~- ... • I'" ♦ "' • ~ ' •. • .... .. I .. . • .. >~· . ..... , ... ··· . -·: =-=·. . :~ .:.r ·: ' : : ; : }!. ; -; ; - ..' .-:: 24; ~: ::: ;_ ;~~!..... ................ .. . . ...... ,..':"-,.. . . ...... .. I'•• . . .. . . . • ,,. • • -:-· .... ,::.·:-:' :,. ..... ..... ... . . . -·- .......... .... -... . • • • • I' . . . ... - •• 'It. • ._.,. .... _, • -- I._•• •• ,, • .. J, . . . . . . . . . - . - . , .... ; ... ' . ... . ~'l--4~- : : ~·~ ~ : -~:-: ~!:: ; ~ ~ 43 MANISTEE COUNTY Pl.A.l✓NING coM,qrssrofil �., ONEKAMA TOWNSHIP AGRICULTURAL LANDS Nationally Prime Farmlands (none) Nationally Unique Farmlands l8J • r-· r ! Slight Limitations (none) Moderate Limitations Better than elsewhere but with significant limitations Locally Exceptional Farmland Loam and Loam-Clay soils • Other D I.. Not designated Sources: Northwest Michigan Tart Cherry Site Inventory, Soil Conservation Service and Manistee County Third Level Soils Report 1982. MANISTEE COUNTY PLJ\l✓NING COM'~ISSIO~ �ONEKAMA TOWNSHIP SPtCIAL AND UNIQUE ENVIRONMENTS 3 l. Lake Michigan Shore 2. Lakeview Road r= I I~ r": ~ L 3. M-22 (Orchard Hwy & Northwood Hwy) 4. Portage Point Road 5. Portage Point Road Historic ·{ a; District (near M-22) 6. Red Park Historic District J . 1 7. Lakeshore Road :f:~? ·:U ... . . 2 -----1 ·. ::;A . ,-i; iiil , ..!, 1:;,;; l ;!'l:,J'; -(Ti ii-1 11 u t ~- 1C~ .... C~ .. r -- 1 0 'iI 24 • L , 3 MANISTEE COUNTY PLANNING coM,qrssrofiJ �POPULATION ANALYSIS This section is to discuss Onekama Township's historic and existing population and housing. It will also attempt to project future population and housing needs and the resultant demands placed on the township for roads, developable land, etc. !J Existing and Historic Population Below is a table presenting past United States Census figures for the township. The data from 1940 to present was used for computer model population projections and other statistical manipulation presented in this section. I , Onekama Township Population !_, year: r' I '~ I I~ I., I L I ~ I i,_ I ' r Onekama &Onekana Village Onekana Village 1940 1950 708 833 340 435 1980 894 1,128 1,444 469 638 582 Onekama Township has followed relatively steady population increase, unlike the up and down population decline and growth pattern which has been found in most of Manistee County, and found in most of rural 1\llichigan. Decline of rural population (with a national trend for migration to metropolitan areas) from 1940 through the 1960s follows an expected pattern. This has not been the case with Onekama Township. Starting about 1970, (with a national trend toward "back to nature" and "rural living") the population in rural areas has grown. This is reflected in Onekama Township with an even greater rate of growth. People moved to Onekama in 1970 - 1980 for three reasons: 1. Retirement, 2. Persons moving here for employment opportunities, or 3. Seeking to get away from the large city. While those are thought to be the main reasons, they are certainly not the entire picture. Other reasons include moves as a result of marriage, marital dissolution, seeking larger housing or less expensive housing, leaving school or the armed forces and desire for a change of climate. However, most of these reasons are secondary. Detailed discussion on employment and economy is in a separate section, but suffice it to say here that Manistee County shares in the national trend toward increased numbers of jobs available in retail, services, finance, real estate, insurance, transportation, 46 ,_ ' 1970 1960 �r • I f I , ,~ I l .: i. i I ' I • . , i I ' - r • : L.~ utilities, communications and health fields. From 1970 to 1980 Manistee employers have provided about 17 percent more jobs overall (though some of this gain has been lost in the first part of the 1980s ). Lack of new job availability in the manufacturing and industrial sectors of the economy has been the factor which has held the rate of growth in the county in check in the 1980s. In contrast, new industry opening in the Traverse City area has been accompanied by a much faster population growth rate in those areas, illustrating the impact of job availability to population growth. A portion of the population growth in Onekama Township can be attributed to job availability, though that number of immigrants could increase considerably as the economy becomes stronger. Onekama Township's major cause for growth is from residents moving into the area for reasons of retirement. This is particularly true in areas of the township around Portage Lake (except within Onekama Village). To the degree that retirees bring additional population to the area, those people contribute to the area's tax base, economy such as service industries and government services. Retirees buy cars, maintain houses, go shopping, and so on -- all of which contributes to the volume of business in service and retail businesses, which in turn leads to additional, or retained. employment opportunities. Onekama Township has become both a retirement community and a "bedroom community" to Manistee Lake area. (The area is changing more toward a retirement community -- rather than a bedroom community to Manistee). This trend is expected to continue during the next five years. This is a result of the decline of manufacturing jobs in Manistee and the housing sales going mostly toward mid-age or older couples looking for resort and retirement homes.) The area is particularly attractive for retirees because of three major reasons: 1. .The demand for lake frontage (or near a lake) with Lake Michigan and Portage Lake. 2. The cost of living (housing) and land is lower than costs north and southern portions of the Lake Michigan coast line, and reasonably near larger centers of retail, medical and cultural areas such as Traverse City and to a lesser extent Manistee. (One should note, land values in Onekama Township tend to be high in contrast to much of Manistee County, reflecting the premium for proximity to water.) This situation - lower land values here than elsewhere along the Lake Michigan coast - is a majar reason one can expect continued and faster growth pressure here. As people shop the coast, good buys are found here, resulting in increased growth pressure from people seeking low-cost lake frontage. 3. Individuals returning to the area after growing up here, and working elsewhere or having vacationed in the area and deciding to reside in Onekama. (A "normal" evolution of a resort community is for summer homes to become year-round homes as families retire and sell, or retire and assume residency. This has become particularly true with the introduction of a statewide Construction Code and Energy Code in the 1970s requiring all 47 �homes --regardkss if for summer use or not-- to be designed for year-mum.I use and heating.) The final reason for moving to northern Michigan is the desire to escape from the city. This migration also brings people who shop and thus contribute to the economy. An important distinction to make in discussing this type of individual is that the desire is to get away from the city; not a desire for rural or country living. Thus, the expectation is for an urban level of services even though they are in a more rural area. Of concern in the northern parts of Onekama Township is the potential for such individuals to locate next to a farm operation or forest management area. In such an instance, it is not uncommon to hear complaints about the smell and dust from a farm. noise from machinery in operation on a farm or in timber harvesting, and so on. The farmer also may complain about his new neighbor's dogs, lights, and the neighbor's complaining. Also, such new residents are not accustomed to having a septic system, its proper care, or the fact that a permit is needed; they want a policeman, ambulance or fire truck at their door within five minutes of the call for help. There are also people who desire to live in rural areas. Then, after a few years living there, they start to complain about the lack of urban services in their rural area. To avoid such conflicts in land use and to make it more practical and financially feasible to provide urban levels of government services, new residential development should be concentrated in the township. Condensed development allows for more efficient provision of government services, allows for less infrastructure construction and maintenance to service a greater number of homes and businesses, and avoids traffic problems associated with lineal strip development a.long main arteries. However, population estimates for Onekama Township show a decline from 1980 to 1986: Population Estimate 1980: 1986: 1,444 1,429 u (a 1.1% decline) The above estimates are a guess, at best, based on the same methods used to project future populations, but using more known data, such as actual birth, death rates, etc. The estimate of declining population is felt to be an accurate picture of what has happened in Manistee County from 1980 through 1985. The county has undergone severe economic setbacks in terms of number of available jobs, numbers unemployed or underemployed and volume of purchasing in the county. Given this background, it is reasonable to expect Onekama Township also lost population in this time period. i__ l• Data Research Center, Inc., Northwest Michig-,m Council of Governments, August 1986 48 �The U.S. Census has been estimating a general decline in the population of Manistee County since 1980. The decline is due to the loss of jobs in the county because of the statewide hard economic times in the first three years of the 1980s. Population Proiections The Michigan Department of Management and Budge½ Michigan Information Center, has projected future population for Manistee County as increasing by about 1,000 persons per decade. (From that 1,000 person increase one would subtract the early 1980s· loss of population.) Accurate statistical projection at the township level is not practical and is not done by state or regional agencies. Thus, population projections have been prepared by the Manistee County Planning Department. In doing so, it is assumed events occurring anywhere in the county which impact the area's growth will have a correspondingly proportional impact on Onekama Township's growth. It is also assumed, in making these projections, that the following events will not occur: nuclear war: extensive conventional warfare involving the U.S.; social unrest leading to the breakdown of civil government in Michigan or the U.S.; severe manipulation or collapse of world commodity markets or the domestic economy; and severe natural disasters such as fire, tornado, flooding, and so on. The assumption also made is a period of steady, slow economic growth in northwest Michigan involving Manistee County. Using U.S. Census data from 1940 to 1980 several computer models were used in an attempt to project Onekama Township's future population 25 • A thirty year projection was run (to the year 2010). Projecting is, at best, also guess work. To present the most realistic picture, several different population projection models were used, and the range of the results is presented here. The 1940 to 1980 data was used to project a continuing growth trend which started in the 1960's. 15 Computer progr.im used, is prepared and published by the American Planning Association, Chicago Ill. as a technical publication for professional planners. 49 I I__ �I. - t . I 1 Model Population Projections (using 1940-1980 base data) r L I , 2000 2010 Linear Model (Direct) Projections 1,628 1,812 1,996 Linear Model (Regression) Proj. 1,532 1,708 1,885 Exponential Model (Direct) ~roj. 1,730 2,072 2,482 Exponential Model (Regression) Proj. 1,629 1,937 2,302 Modified Exponential Model Proj. 1,571 1,683 1,782 Average of above 1,618 1,842 2,089 Mean of above (Linear Model) 1,628 1,812 1,996 From the above results of various population projection models, one can see the Linear Model (Direct) Projection comes closest to the average and mean. Its totals were then factored downward to build in the reduction of population from 1980 to 1985. From this one can reasonably come to the conclusion the following represents as accurate ~ picture as possible for Onekama Township's future population. Onekama Township Population Projection Year I , I I l. 1990: 1,600 2000: 1,762 With a range of With a range of 1,519 - 1,718 1,666 - 2,050 A graph illustrating the future population of the township can be found on page 59. To further understand what is happening with Onekama's population, a review of data on construction activity in the township is in order. · Issued to: ' ' Projection and range Addresses Issued in Onekama Township l 985l 1986 1987 Hom~i cottage, cabins Mobi e homes commercial, industrial Oth~r (met~red p9st, irrigation. sign. etc. TOTA\., . 6 5 0 2 11 1 5 2 2 o ~ rt 0 t l6 Addresses were issued for only six months in l985. The numbers below are annual estimates based on the August - December 1985 addresses actuaUy issued. 50 �l .: r Addresses reflect only new construction. One does not obtain a new address when work is only an addition. Thus one can assume the addresses reflect new home construction. A map on page 58 shows the location of the issued addresses, by section. From this one sees a concentration of new construction around the Portage Lake area and Pierport area. Onekama Construction Permit Activity Year 1975l 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 [ 7 llet. Conm. & Ue'i Hobile Homes lfe•11 Homes 9 10 15 12 8 7 3 5 7 5 8 14 5 ....1nL 2 5 1 1 0 0 0 n/a 4 5 3 2 3 2 0 1 0 0 n/a nJa n/a n/a 1 1 1 2 Twp. Pernit Total 29 26 32 32 17 33 19 26 28 26 34 53 40 Vill. Pernit Total 7 11 13 13 16 8 11 13 11 16 15 23 21 As can be seen by the address data, home construction has continued during 1975II • L 87. Also, new home construction has continued from 1980 through 1987, though at a slightly lower pace than found in the 1975-1979 years. During the same period, there is a decline in population yet an increase in the number of housing units in the township. There are a couple reasons this can take place. First, as people leave an area to seek work elsewhere, they do not sell their home. The home is retained in the hope they can return or because it has been "in the family", or it is held for use as a seasonal or summer home. Second, continued new home construction is a result of people building seasonal/summer homes and/or retirement homes. Inasmuch as Onekama Township is a resort comm.unity, this tends to support the second reason. Seasonal population estimates are possible to figure for Onekama Township. They were first presented in the 1985 Manistee County Solid Waste Management Plan. That plan used seasonal population as part of its calculation for solid waste generation -recognizing on a countywide basis that seasonal and retirement home development continued to increase in the early 1980s, despite the county's economic doldrums. I . i 7 Building Permits were issued for only part of this year, starting in 1975. Data shown here is the:: actual number of permits issued. l 51 �r- St!asonally Adjusted Average Population Estimated Pop. ll anent and Seasonal Pop. l9 Pernanent Potential Peale Tourist and Transient Pop. 30 22,633 34,281 12,996 1,429 2,570 i71 Potential Peak Pert11986 r I L MAlITSTEE COOllTY Onekalla Twp. &7. f" L :' n,211 3,328 :\djusted Annual .Average Pop. per DaVll 31,268 2,100 The disadvantage of the above table is the calculations are based on a 1980 census seasonal housing unit count. If seasonal homes have increased. the higher number used to represent seasonal homes is an estimate. If anything, the data reflected in the above table estimates the seasonal population low. One might use a factor of 1.6 to estimate seasonally adjusted annual average population per day, and a factor of 2.5 to estimate permanent and tourist/transient and seasonal population. For purposes of future projections of the township's population, those factors might be applied to estimate the population_plus seasonal population. Seasonal Population Projection . Year 1990: r II Seasonal and l'ourist Transient and Seasonal Pop. 2000: :\djusted Pop. Proj. Peale Seasonal Proj. A11erage 1,600 1,762 4,000 4,405 2,560 2,819 .lrQL • I - 1· I I I. r . L. Again, population projections are not an exact science. However, for purposes of planning for the township's future, it is a valuable tool. For purposes of planning, attempting to project beyond 20 years is questionable. This plan should be updated every five years, where the data here is re-evaluated and the conclusions drawn below are reviewed again. 29 Data Center Inc. of Traverse City. 2 ' Manistee County Planning Department estimates based on 1980 Census housing counts and available Building Department new home construction permits for 1980-1985 (permanent population plus residents occupying summer homes in the county). i L. 30 Planning Department estimates based on number of motels, etc., and licensed campsites in the county. Ji Adjusted by climatic season's expected use and by using Michigan Department of Commerce estimated oa..1.1pam.-y rc1tes. 52 �By 1990, the additional population in Onekama Township will include 90 to 289 more people, or 33 to 108 new families/houses for permanent population. An additional 56 to 180 people may come to the area as seasonal and tourist residents. That is an additional 20 to 67 seasonal homes. Commercial area growth as a result of the population growth will be nil. (That is not to say there will not be commercial growth, just that it should not be attributed to only the additional people living in Onekama Township.) By 2000, the additional population in Onekama Township will include 237 to 621 more people, or 88 to 233 new families/houses for a permanent population. An additional 148 to 388 people may come to the area as seasonal and tourist residents. That is an additional 55 to 1-1-5 seasonal homes. Commercial area growth as a result of the population growth will be nil. The above estimates (and those reflected in the table below) are derived from a planner's "rule of thumb". J.J [ I~ !,_ II ! . I i _.. ,-.• L Population Growth Needs Summary In addition to 1986 demands !Je1 population In 1990 90 to 289 In 2000 237 to 621 New fanilies /housing units New seasonal/tourist pop. 33 to 108 56 to 180 38 to 233 148 to 388 Total new housing units (perm. &seasonal) 110 to 356 292 to 766 50 to 175 ac. 150 to 380 ac. •45 to 2.4 ac. 1.19 to 5 ac . Land for housing needs Land for retail &service enterprises New road construction New public lands 1.17 to 5.5 111.i. 1.8 to 10 ac. to 12.5 Ill. 4. 75 to 20 ac. New students in school (pen. pop. only) 21 to 90 54 to 193 L4 The range is so wide because of the small number of people living in Onekama Township. This makes it difficult to have a statistically tight estimate, as the expected percentage of error is large. The range increases the farther into the future one attempts to make predictions. Also, the above data on housing land needs and road construction indicate the rmrumum. If, for example, when zoning, one were to zone only 6 to 43 acres for new residential development, and the land owner( s) decided not to sell, additional land would J~obert B. Hotaling and Geoffrey V. Moffat, Michigan Townships Planning and Zanini: Handbook; Institute For Community Development Lifelong Education Programs, Michigan State University, 1980, p. 60. 53 �i. l be needed in that zoning category. Actual length of new roads will depend on the location of the area being developed. proximity to existing roads. etc. ' Existing Pooulation Characteristics Onekama Township's population is dominantly rural. At the end of this report are two maps, a Building Density dot map (page 60) and a Population Density Isorhythm map (page 61 ). Both maps are used to illustrate where in the township population congregates. Aside from the obvious concentration in the Village of Onekama there is a general concentration around Portage Lake. with centers of density at: 1. Portage Point 4. Easy St. (Sandy ?t.) 2. Andy's (Uorthl ?t. 5. wick-.H'e-wah 3. Hilltop-Clark Rd. 6. Red Park area A lighter area of population concentration can be found at: 7. Pierport and spread out along ErdJ.lan Rd. J L.., I .: l . I' !. I • r ·• ! L.. 'i I I . I • Concentration of density can be better illustrated on the map using lines to show population density. The map presentation using dots to represent each house is a more accurate reflection of what is on the ground. The Portage Lake Management Plan Map (page 62) at the end of this section identifies three centers of future residential and commercial growth. For purposes of this plan, a fourth area can be considered to exist at Pierport. 1. Pierport is an established concentration of population. It has many undeveloped lots within subdivided areas, as well as small parcels along its edges. 2. Portage Point is already quite densely populated. Low lands, wetlands and sand dunes provide little opportunity for expansion. 3. Onekama Village area is an established center and recognized as a county trade center for purposes of retail, services and center of employment. It is a nucleus of Onekama's most potential area of growth. Retail and services should be encouraged to locate in the village where they have access to public sewer. Open land in the village can accommodate residential growth as well as the areas to the west, including and north of Hilltop-Clark Road area. This area should be targeted for directing much of the township's , future development. 4. The Easy Street (Sandy Point) area has some ability for expansion, mainly to the south, in and around the former Roger's Memorial Hospital. The composition of Onelcama's population shows there are a few minorities, less than 2.6 percent. The largest group is Hispanic (2.3% ), followed by Native Americans (1.2% ), Asian and Pacific Islander (0.2% ), and then Blacks (0.0% ). The proportions follow closely the county totals. However, the county has a smaller total proportion of minorities. 54 �-, I I , The ethnic compos1t10n of Onekama, according to U.S. Census summary tape fik number 4, lists the largest group (175 individuals) as "German Ancestry". The next largest ethnic group places a far second, with 92 reporting pure English ancestry. The Irish. 5-l-. and Polish, 51, are the only other significant ethnic groups. Those with German ancestry and French ancestry (38) are in Onekama Township in a higher proportion to the total population than is normally found in Northern Michigan or in Manistee County as a whole. Individuals with more than one ethnic background are more prevalent: German and other(s) English and other(s) Irish and other(s) Polish and others(s) French and others(s) Italian and others(s) :·-, I, L ; . I , 354 288* 190 116 118 7 Those groups marked with an asterisk (*) indicate ethnic groups are found in Onekama Township in a higher proportion to the township's population than are found in .Manistee County as a whole or in Michigan as a whole. The following table presents the population of Onekama Township by age: Onekama Township Population by Age Table 33 Population 123 persons 172 persons 138 persons 39 persons 425 persons 245 persons 76 persons 226 persons I • i ' - I l i. ,_ Years of Age birth to 5 years 6 to 13 years U to 18 years 19 to 21 years 22 to 44 years 45 to 59 years 60 to 65 years 65 years &older Period of Life Preschool Elementary School Secondary School College/Work force Work force Work force Work force/retirement Retirement Onekama Township's age distnbution closely mirrors Manistee County's; which means a relatively higher proportion of senior citizens (15.6% compared to a Michigan average of 14%). However, Onekama's population does differ from the "norm" in two areas. First, the proportion of preschool-age population is higher than found in the county as a whole: 8.5% compared to 6.3%. Second, the proportion of the population in the college age group (19 to 21 years) is much lower than the county as a whole: 2.7% for Onekama and 6.3% for the county. 33 The total, will not equal the township's population. particular question blank. 55 Ce::n.sus data reflects those which left the �- ..... j . .L •' i ' L.J The median age of residents in Onekama (in 1980) was 34.3 years. In comparison. Manistee County median age is 33 years; Arcadia. 38.5 years; Manistee, 31. 7 years; Bear Lake, 32.6 years; Benzie County, 32.3; Grand Traverse County, 28.8; and Wexford County, 30.6. Onekama Township can be characterized as having an elderly population, with a lower than norm college age group population. Just over three quarters of the post-school-age residents of Onekama Township have completed high school. In 1980 about 78 percent of persons who are 25 or more years old were high school graduates. This is in comparison to 62.2 percent for Manistee County as a whole, 67.4 percent for Bear Lake Township, Arcadia 57.1 %, Manistee Township 62.1 %, Benzie County 67.4%, Grand Traverse County 77.2%, Wexford County 62.2%. Housin~ Data Housing stock in Onekama Township is dominantly single family homes. The 1980 U.S. Census reported 2.3 percent of the housing units in the township were in an apartment building with five or more additional units. Housing stock in the township is relatively good. Indicators show 96.8 percent of the homes have one or more complete indoor bathrooms. In terms of size, Onekama Township ranks slightly higher than the county (60.4% compared to 52.1 %, respectively, having three or more bedrooms). Housing age is close to the county norm: built between 1940 and 1969· - 43.4% for the township and 35.4% for the county; built earlier than 1939 - 33.3% for the township and 43.8% for the county. Homes built after 1970 constitute 23.3% of the total (20.8% county). An unusually high percentage of the homes in•the township are occupant owned, as is the case with most of Manistee County. As a reflection of the Village of Onekama public sewer system, 41.4 percent of the housing units in the township are on public sewer. Most of the 618 year-round housing units counted in 1980 have a central heating system. The most common is a central warm air furnace (235). The most common fuel used is oil (392), with the second most used fuel being firewood (50). Third is electric ( 48). (In the county as a whole, the order found is natural gas, oil, bottled gas, firewood.) Cost of housing in Onekama Township is relatively high. In 1980 an average homeowner's housing costs were 111 percent of the average cost of owning a home in Manistee County, regardless of whether a mortgage existed or not. Manistee County's average homeowner costs are considerably lower than the . statewide norm for housing costs (purchasing as well as occupant-costs). The low price is most likely reflecting the relatively low demand for home-owned housing (with seasonal/vacant houses) in the township. Rental rates in Onekama Township are also high, being 120 percent of the county average Onekama Township, particularly the Portage Lake area. is considered the county's real estate hot spot. As a rule, homes in these areas are selling at prices above the original listed price. The Manistee-Mason County areas have had lower lake frontage 56 �• I ' l I 1~ r. l L costs along Michigan's Lake Michigan coastline. In recent years, when people shopped the coast line for property, they found attractive land for a low price in Onekama Township. This has increased demand and subsequently, price. This trend is expected to continue. and may accelerate - in terms of land and house values - in the near future. Older homes belonging to elderly couples, particularly in the village, change hands after one spouse dies. That home often is sold to a young family. The surviving spouse often does not want to leave the community, so looks for a small apartment. Surviving spouses relocate to housing for senior citizens in Manistee or seek an apartment in Onekama. This maintains a demand for multiple family housing units in Onekama. Apartments which ·do exist tend to remain full. In summary, housing in the township, reflected by price and number, exceeds demand for homeowner occupied units. By and large, housing is of good quality and slightly larger in size than the norm for Manistee County. There does not appear to be any pressing need for housing programs. ! ... I . i L.. L l - 57 �.. '.,' .LOCATIONS OF NEW ADDRESSES ISSUED IN ONEKAMA TOWNSHIP 1986, 1987 ••• t • • • • 1_ · : ~:~: ~•• ' • 0 I • ' •• • • ·• t • • • f 4 I • •• • • •• f • None ,, .. . - . ..... '. . ... ► .. • ' .. • I • • • f ........ · • •· • f • • • [ t: . • • f a ~ • : • o, t ~ ' • • • I • • I • • • f • I • • "' • • • I' - f • f • " i ~ :~ 3;:~ :•;:~ 2 1 11 t1 .... .. .. ... - ... .... . • • • f f • I • • • • I , • • f •f • . . .,. ..... . .. . ......... ,. .. . ,. 'f '. . ' I • 1 . • • • • ... t f 1 to 2 3 to 5 I Over 5 1 l! 11 C . ,. . ... ~ 0 .... ,. " • ·> • • : . .: :. ....: .. . ~; I: L. ,- : ! I ... :s:i:::~i ,- f' .. :: .. !: :~~: I·• I _, ,. L. 34 58 24 �,. ONEKAMA TOWNSHIP POPULATION PROJECTIONS i ·- 'pulation / 2100 •1oso , 2000 I ' ' 1900 I I 1 I I I I 1718 • !~ 1700 L II I 1600 I ' !-. 1600-,' , , , .-is19 I , , _.150 1 "' _,, •1666 ~ - 1400 ! ·1200 0 1000 900 800 i ' 700 t i_ 600 :~ 500 400 300 ·- 200 100 1940 1950 1960 1980 1970 59 1990 2000 Year �• ONEKAMA TOWNSHIP Building Density One dot represents an occupied building. (Home, Commercial, etc.) .. .. . ! \. .. ........ -·-. .. • .. • .. . . • . . . • . .. . . . • . • • . .. •• • ... .. .. ... . . ..,.. . ...fl••. ., ..:;. . . .••. • • .• . . • - ... 1• • • •• . .. .. .. .• . . ... . • .. I !,.. • ...·,, .. ..·60 . -• ..• . • .. �11111 ONEKAMA TOWNSHIP Population Density D Zero people per sq. mile 1 to 50 people per sq. mile .•··. tt 50 to 100 people per sq. mile . . . . .- ..--. Above 100 people per sq. mile • • '!' Overall average population density is 59.9 peopie per sq. mile .. - - ... : :'!..-'i....... \:.-~ .:; :-: : • .. • II . • . t" • . . . • .~ t ~ f ' "'"t ... •·. . ~ _.. ,_ , , . f- .. ,. • .-~· • . . . ...•..··.·.. +. . .,, 4i . • ••: ..• • • • " . .. . ~ti_...... ~" : ♦ ·. •. • ... ' :~ ~ .; _ ...... . 't ,.. .. . . .. -~ • JI!"\!"- • ,.. ; 61 ·:-~.('~:-- MANISTEE COUNTY PLANhllNG coM,qrssroR �:1•O~ ~·l ~ lz C, CJ i . ~ a:~ 1 0< . . c.. ,..., :E w I .,I I C, ~w ~. w~ -~:::, iC : w "' . w g 1M z< < i ~>- . WO ~ ::> " JCll ..J l ..<1- '.j .I ; I I i ·•· ' U') w a: :::, C, u:: ,~ . I ! [ ,, / ,I ' ,,,' I I I \I I I ,I , I l" -- ,,,_,, ---"7 I I ,, 'I ffi ~ - ~ -· I I I ,,•/ I ,,•' I ,,' J/ 1 3)1t11 . _________________2_62~----------------- : ·1_ ., I .. �.. r. ECONOMICS This section deals with the economic development of Onekama Township. It is, by virtue of the dynamics of the economic areas of influence, difficult -and not realistic-- to try to deal with Onekama Township without also including Onekama Village and much of Manistee County and northwest Michigan. The following table presents the 1980 census data as to how many residents of Onekama Township work in various sectors of the economy. The breakdown for classification of different types of economic activity by Standard Industrial Classification (SIC) Manual is shown. ! I l : . I I , Residents' Industry of Employment Agriculture, Forestry, Fishing, Mining Construction Manufacturing Transportation, ~ommunications, utilities Transportation Communications, utilities Wholesale trade Retail trade Fina~ce, Insurance, real estate Service Business & repair service Personal, entertainment, recreation Professional Services Health 57. Education 66. Qther 16. Public Administration TOTAL EMPLOYED RESIDENTS 13. 20. 70. 18. 176. 24. 139. 17. :,J:,. The statistic ·535 employed residents in Onekama Township should not be confused with the number of jobs available in Onekama Township. Not all of those employed who live in the township necessarily have their place of employment in the township. The following summarizes the township's employers, and gives an estimate of how many jobs are located in Onekama. Jobs here are given as full time, job equivalents. I - I I , \ . I 12. 13. 52. 55. 102. 25. 63 �• 't, I EMPLOYERS AND JOBS LOCATED IN ONEKA.i\ll.A TOWNSHIP llunber Percentage Htmber Percentaae of Jobs · of Jobs SIC Classification of Bus. of aus. Aariculture 17 45 15 21 0 1 0 !tining 1 7 4 Construction 12 9 Manufacturing s 5 4 24 Trans~rtation Uilities, Comm. 0 2 1 2 0 wholesale 1 1 1 17 21 Retail Trade 62 21 Finance, Insurance 7 Real estate etc. s 3 9 46 so 133 Ser1ices 41 2 Public }dminist. 2 5 2 TOTALSJ 100 100 291 121 The number of jobs in Onekama Township are estimated at 291.1 in 1988. That compares with 535 employed residents in the township in 1980. This suggests that about 243.9 persons in the Onekama· Township labor force commute to work outside tht! township. (One should also note, it is not accurate to assume all 291.1 jobs in Onekama are filled by Onekama Township residents. To state 45 percent of the employed work outside the township is only to indicate the net effect of commuting patterns into and out of the township.) U. S. Census data provides some information as to where employed residents worked (in 1980): r . I r !l ~ Total Employed Total Employed Total . Employed Total Employed Not Reported: \' of Onekama Township: in Manistee County: outside Manistee County: outside Michigan: 535 470 26 0 48 There is no direct data to indicate where one goes within Manistee County for work. However, the 1980 census does provide statistics which provide evidence with which one can draw some conclusions. Census data indicates that 49 Onekama Township and Village residents indicated they walked to work. Of Onekama Village residents, 28 indicated they walk to work. Fifty residents of Onekama Township work at home. Thus, at least 99 residents of the township work in the township (49+ 50). 34 \ residents that work that work that work Columns may not precisely total, due to rounding. 64 �... The following table provides 1980 U.S. Census data on travel time to work. number of time 5 minutes or less 5-9 minutes 10-14 minutes 15-19 minutes 20-29 minutes 30-44 minutes 45-59 minutes 1 hour or more ,. I 1.• 'I ., I l_; l ! - l i - ' i I - employed 40 128 60 55 10~ 86 0 19 One can assume a trip which takes over 30 minutes is long enough for one to commute outside Manistee County. However, within a 30 minute drive, one can also commute to the Frankfort and Kaleva areas. (Note: Census data used here is from the 1980 U.S. Census "Long Form". The long form asked a much larger number of questions than the regular census form. However, the long form was only sent to a random sample, not to all residents. Also, it is not possible to know what was taken into account when a person answered questions. For example, when checking off how long it takes to get to work, it is assumed the time given is just from the house to work; though a certain number will include the time from the house to a sitter, to drop kids off at school and then to work. For these types of reasons one should not expect a perfect match in numbers between various questions.) One can assume 99 up to 228 residents of Onekama Township work in Onekama Township, on the basis that 228 responses indicate less than 15 minutes used to get to work. The qualification would be that a certain number of the 228 may live near a township boundary and can, within 15 minutes, arrive at work in another township. A large number (160) indicated they spent 15 to 29 minutes to get to work. It is within this time range that takes one to the Manistee Lake area. In 1982 a Manistee County Planning Department special study on employment and businesses in the county was done. That study showed 44 percent of the jobs in the county are located in Manistee City, and another 31 percent of the jobs in the county are located outside the city around Manistee Lake. Thus 75 percent of all employment in Manistee County is located around Manistee Lake (Manistee City; Filer, Manistee, Stronach Townships; and Eastlake Village). The 117 people with a 15 to 29 minute commuting time represents a maximum of 32.45 percent of the total residents employed in Onekama Township who may work at Manistee. However, after 1982, several more large industries in the Manistee Lake area closed their doors. Notably were Century Boat Company and Manistee Forge Corporation. The above provides evidence Onekama Township is, in large part, a bedroom community to Manistee. The Onekama Township Planning Commission also feels the area is a strong retirement community. Further, data in the population section of this report indicates a strong seasonal intlu.--c. All three categories, bedroom community, 65 �I l ·r i. ~ I . retirement and seasonal residents contribute to Onekama's economy. Residents buy food. gas, services, send kids to school; all of which result in employment by the service businesses. The table on page 64 shows the high proportion of service jobs. There are about 31 jobs in Onekama Township in service business which are directly dependent on tourists (motels, hotels, campgrounds, etc.). An additional 32 jobs are estimated to be dependent on tourism from construction, retail, services segments of Onekama's economy (32 jobs are the result of calculating the proportion of seasonal to permanent residents, and applying the same proportion to these segments of the township's economy). Thus one can conclude that 63 jobs, or 22 percent of the township's economy is dependent on tourism. Onekama Village, itself, provides a strong center for service jobs and a relatively strong center for retail, financial jobs. Using Borchert and Adams, Urban Report Number 3, 1963, University of Minnesota, for defining different levels of economic service areas and defining the boundaries of those areas, the following conclusions can be drawn. * Pierport and Portage Point are "places 351 ' in Onekama Township. These places do not have definable hinterlands. There are no "hamletS36 " in Onekama Township. * Onekama Village and area is a "Convenience Shopping-3 location. Most of south * Onekama Township is within the hinterland of Onekama Village. The north area should be considered in the Bear Lake Village hinterland. * There is no area of influence from a' "Specialty, Partial Shopping3'" trade center within _O nekama Township . 7 " .. l. ·- 35 I • ) I. Places are commonly known points, often identifiable as being historically significant, but having no economic trade activity or one to two businesses. A hinterland is not definable. Examples include Marilla, Pomona, Chief. 36 I .. Hamlets have business which provide, at a minimum gasoline, food service, tavern, church, elementary school and some tourist or manufacturing employment. Hamlets are the lowest order of economic activity with a definable hinterland. Only minor shopping and service is available for the immediate neighborhood. Examples include Brethren, Copemish. 37 Convenience shopping trade centers provide all the functions of a hamlet, plus additional specialized retail and service businesses, such as a bank, restaurant, appliance stores, real estate, hardware, auto repair, florist, building materials. It has a definable hinterland, but has influence into adjacent hamlet hinterlands. Examples include Wellston, Onekama, Bear Lake. 31 Special, Partial Shopping is the fourth order of trade center activity. There are none in Manistee County. E.umples include Scottville in Mason County or Beulah/Benzonia in Benzie County. 66 �All of Onekama Township is within the hinterland of Manistee/Manistee Lake area. a "Specialty. Complete Shopping3 91 ' area. (Despite economic (job) moves to other areas, Manistee ·s hinterland has not shifted yet). All of Onekama Township is within the "Secondary Wholesale-Retail'' trade area of Traverse City. All of Onekama Township is within the "Primary Wholesale-Retail" trade area of Detroit. I l • I . t . 1.. I I • l .. I l L.~ l l .... I• i l• A hinterland is a geographic area which is the primary trade area for a particular level of economic activity. The boundary between one hinterland and another (between Onekama and Bear Lake, for example) is an attempt to indicate the divide. where most shoppers choose to go to their own respective trade center when seeking only the level of services offered. For example, at what point is the line between Bear Lake and Onekama where most people choose to go to Onekama (or Bear Lake) to buy only a loaf of bread. Placement of the boundary is based on several factors. First is a function of distance (usually half way), influenced by natural barriers (such as a large river railroad, with few crossings). Second is previously defined service areas, such as the area serviced by rural post office delivery, telephone exchange, utilities. (If one wants to pick up mail, they must go to the post office that services them, even though another post office may be closer.) This is particularly true (and to Onekama's disadvantage) with the Kaleva and Bear Lake Post Office routes servicing areas so close to Onekama. Third are political boundaries (school district, voting precinct, taxing units). Onekama's Convenience Shopping hinterland boundary between it and Bear Lake is assumed to be a diagonal line from comer of Maiden's and Milarch Road to Thirteen Mile and Northwood Highway (M-22) (equal distant). Between Onekama and Kaleva it is Anderson Road (equal distant, and near post office and school boundaries). Between Onekama and Manistee the line is at about Schoedel Road (equal distant, phone exchange boundary, school district boundary). See the hinterland map on page 70. In comparison with Manistee County, the Onekama hinterland provides proportionally more jobs in economic sectors of service and retail and weak in manufacturing jobs provided (See table: Proportion of Number of Businesses, comparing Township with County totals on page 72), according to the 1982 Employers and Jobs Study done by the County Planning Commission. · As indicated earlier, the bulk of jobs in Onekama Township are found in retail and service sectors of the economy. This is also true for the county, and reflects a national trend toward a service based economy. (See Proportion of Number of Businesses Graph on page 72) The township also has a high proportion of agricultural related economic activity - associated with fruit growing in nationally unique areas. Onekama excels in this 9 Specialty, Complete Shopping tr.u.le center provides all the services of places, hamlets, convenience shopping, specialty partial shopping and also clothing, plumbing, photo, music, antique, sporting, specialized auto parts and some wholesale distribution. The hinterland overlaps areas of hamlets and convenience shopping. l 67 ! t . �r area because of a number of large employers in this category: Onekama Consolidated School, resort and agriculture related businesses. Of the top 8 employer:s in Onekama Township, two are farms, and four are service enterprises. TOP EIGHT TOWNSHIP EMPLOYERS L'\i 1988 1. 2. 2. 3. 4. 5. 5. 6. I I I_: r·· I I • I N I I I • I Onekama Consolidated Schools Portage Wire Systems, Inc. Per-Clin Orchards Portage Point Inn Van's Harbor Inn Pepper Mill Heritage Christian Faster Care Darwin Meister Farm After sixth place, the number of employed is below employment levels of 5.9 for the remainder of the employers in the township. Of note is that the largest employer in the township is government funded. The fact that the elementary/high school facility is in Onekama Township is also why the community is relatively high in service jobs. (School employment is counted among service jobs.) Onekama Village, with the existence of a public sewer system, has the capability to accommodate intensive levels of growth; large dense development projects, manufacturing, and so on. Such development should only occur in the village (or located so it is connected to the sewer). The village is one of only two communities in Manistee County with sewer facilities. Thus it plays a potentially important role in township and county economic development efforts. As part of Manistee County, Onekama Township has several organizations created in the past which perform specific functions and roles for economic development purposes: The county Economic Development Corporation for issuing tax-free bonding to assist in financing new businesses; and a Manistee County Chamber of Commerce. Of the above organizations, only the Chamber of Commerce has staff. The above organizations, along with Manistee City and County government, have joined to create an Economic Development Council and finance an Economic Development Office which is professionally staffed for economic development purposes. The creation of this office is an outgrowth of the Manistee County 1982 Economic Adjustment Strategy. Also created by that strategy is the Manistee Area-Wide Labor Management Council. The council's main purpose is to improve the quality of labor and management relations in the county's major employers by use of quality of work life committees at work sites and general community involvement by labor and management leaders. The County/Michigan State University Cooperative Extension Service plays a major role in development and technical assistance in the agriculture and forestry industries. 68 �,,,1 \ 1 1 , n 1 , f1 11Jl \ 1 1 , , ~ l • 1 t 1..J ,,;, . The Extension Service also provides technical assistance to local governments, in development of programs, surveys, administration, studies and tourism development. The county also supports a county-wide planning function wruch provides a system of laissez-faire coordination between the above organizations and in-county municipalities. The planning activity also compiles and has easy access to large amounts of data on economics, population and community. Trus material is used by the above organizations promoting economic development, by developers, market analysts, local banks, and so on. The office also provides technical assistance in zoning and planning matters for municipalities, public and developers. The County Planning Commission also performs the long-term strategic planning and goal formation for economic development. Manistee County is also a participating member of the Northwest Michigan Council of Governments, which provides economic development support services. Services include providing technical assistance to local economic development offices and/or directly to businesses to help business get started, expand, move in new directions, business planning, research data and economic and employment research reports. The C.O.G. provides the region's only certified (by the National Development Council) economic development finance professional for advice on business plans, and packaging of financial resources. The C.O.G. provides federal procurement assistance for businesses. The C.O.G. administers the U.S. Small Business Association Corporate Loan Program (SBA 503 ). Finally, the C.O.G. administers and provides staff for the Northwest Micrugan Private Industry Council wruch can provide small grants to businesses for job creation. To further support these activities, the C.O.G. also houses the Regional planning function, Job Training Partnership Act staff (for customized in-plant, remote location, training), and data research capabilities. . The newest organization available for Manistee County is the ·Manistee-Mason Community Growth Alliance at West Shore Community College. The C.G.A. is a joint effort between the Manistee County Economic Development Office, its counterpart in Mason County and \VSCC. The C.G.A. also provides technical assistance to county economic development offices, business assistance for packaging, business planning, community college customized in-plant training, federal procurement, and partnership with the Michigan Department of Commerce economic development efforts. 69 �V I \ 1o- 1 , n1 II\ I j J,. %' -~--/ .... !, I . , I fi 1 ... ; 70 J \ I i_.1 , ._ r11 ,u l 1r1. -, �. ·• ~ - .1 ·~:) .'·--·~·.•· t..' ..--· ,. . t. .) ·1· ".•·., .····l .· . I i) r-- •l l • ,.. ·• 1' _, I - :, ! .. . •.. ,., .. "- - --- ,----, J ··r· ·• ..• ~ \ .' l I . . .) ( (--- l -~·:.... "··-·· ,::· ._, 11·'.. •· t·,.·1q r•,1.1,,•..1I •• ' ·1· '• , . I •I ,.:· · ~ I I I ~ _) • • .,.... _..,,·· .,· \ \ I AGRICULTURE ' ·•.. ~_.... -· I I II \ \ / \ ,..... .....·\ ,·. n· · ,-);:,. "1 · •C., \ \ , ( 4-. ,.J /o) CONSTRUCTION \. 1, I .•<;:: : ~:: .::::.,.-_ ....--··--···· Jr" :_. I I ... ~, ( B. lJ~:) \.' """"'·"-";i. .. ·~~~.,,~...... ... ) -·-ccec,c.,s) I J I I I . ,..,.. FINANCE .. I l . , • ' . . ·•. . . ............ l. __ · · - .. ......-- .-~· ·•. ',.... ···•.. I I MANUFACTURING " ", ... ~ / \ MINNING -L 0/ ·.. . .-\' .-·. . . .-··'·,. ..•·· _ _,......- I \\ ~~;. .. .... • / 1r b'· .tC9'o ..) ... } • '\ . /~ .! • ~ ) , ..• l :: ,: , ' -' r \, I,.. 1 ,,.I .·~· .•·.::. ) I I .I l., I ' -· .: 1 I (...) l···. .,;:·, .. ··, l.··..•·· 11.1 . ,,., •.C:: •••11:'1,.....•..l I 1. ,...... , . , . ---------·-..•·r. . . "... . ···-... ,.•·•'/,,· SERVICES • C-l , ·1 •. •, .:,,.. \ (.. . t::1 ; ' C-, ) PUBLIC ADMINISTRATION "'..... ..: 7 ~ '- -·- . .4 ..-· ,., ,·· / / I / (2%) TRANSPORTATION (3%) WHOLESALE I / . 1 . ,·,..,1 ,·,.,·(·,-,· •.) , RETAIL (."' (J7 '1 (,,. ··? • •• • • } , C. .. I �rt r-:- - r r--·---, r---- -·~ l. I_..., t···· ( -':& ,.•., C'':i t•"·. - I i:····:, 1····,I I .. _ J .- 1) . J1• ~) .., ·- , . _ .. . - ., . -- ~ --- - _., , ._. , ,--~ :~ c~-- r-· 1 ;-·-~ r---\l L.1r r · l 1-:> c-~1· ()"f · ·, I I..-.; I .l .- ;:-_-·1 c ·: _,. I ·....... I I···,I i:. :::,.• ;-:....... ) t.: ··· ······ ·- ···-- ·-·••-.• ··-··- ·•·•· · , 0.35 - . .. ...J u ._.. N C lli 1.L •·· . \ .... ·::>•->' , ,..· ... _,.. ···. • ,.,,· · ,..... . ,. ..,·· •' . , \·•. .I.,··' •....... '\ ; ,- // ~"/ ' / _,. ,/ ,.,. ·-, ·,. -~,.._/ :;. ·,. ···--.,, ...u'~ -:~ 2: < ~: ,~c c;;-.,;-LI_Jc~.;;,:, I/ / ./ ,,/ / ', ,, . 7 •., ,.. ;_~, ·- .•. ·· .. ... ~- :::·:> ,.- . , ,.. l . MANUFACTURING I · -,,, · -··I· I,.]· ·r\/o,i·,.·, , / ,;:..__ __ l·-} _ I)~~ - t·, ,.11 (,-·r-,,] 1·=·· , .• .)( .I,;:., WHOLESALE ' ... ,....., I_··~: . . >·: .,.. ,.J .. I •,,. l I •._,, .,, ,,.I __ ., .. '• •, ,.- , ·•, .... ' ' '·,.. .~ .. ~· •,, . ...... ' · ·.....·• . ···•..... , ....,·· ,,..· \,,. '\." . /;;;:j;:~'~}-·, - -1·./:l:.-.:,../ ··' .,·... FINANCE I .. . .. .. I ' . ,. ,_II.II I _':.• \ , ... , .•' .... ,·' .·· . ,· ,l~.. ~·, : '•·, ,.... .... ✓• , ..,· ,, ··. ~ON ·- · · MINNING ,,• • • , . ..,...· ·, >· [:'.;-: :;J;s.lRT~,L.i J: ·-1<--L :;.;-,_~:~;~··. ✓ \ ... ,/ . \. ·•·,, ~I _.. / ·-, ·,. -~ ... .. / ' ~~· ·,., '· ·,·,,. ..✓ - ·<> ··•. 0 . ·t _.,/, '°" \ .,.,..,·· · ,.'·•, _ __ .,•· .· ' ·' / .,·' . ~/, ,....,._,.,··-,,, l '· .. ,, .· ·,.. · ~ .. ··'i·• ·•. ··,...• ··--/.,,· ·.,•...\. •, ..... D O .... '\, •, . .. · 0 .2 (li ', ,...., ,,,· 0.25 - u ,_ .. .. .. ... -- -·· · •' , 0 . 15 ~I ,·· ~-.. - ... ,.• 0 ..3 -- L Qi fJI . .0_. • .. , .,~· ·•........ /" \ ' .. '•. ,.,' '·.,.. 0 ,•1.. . ., .~ 1 . C ,Q ,,,. ··' ,s C D ·•-D , .• "l ... ,• .·' u:, .I + b ·'v SIC h,k1 n1.i,::1I (>Jl:<1.:.J<•r \-·· __ ···----~·-··......._.. --....... , ......... . 0 .4- ·,,. ·· -,. c-1 '• PUBLIC ADM, I::i·' ti.::•.. , . J �COMl\l[UNITY FACILITIES (INFRASTRUCTURE) L I • 1 [._ 1 · I \ - This section is a review of the utilities and public facility systems available to residents of Onekama Township .and an assessment of their adequacy. The full range of public services includes those provided directly by Onekama Township, those provided by private utility companies, and those provided by other governmental units such as Manistee County, State of Michigan, Onekama Consolidated School Board of Education, etc. With many services, Onekama Township is serviced as a whole, or in conjunction with, other municipal governments. All of Onekama Township is within the boundaries of the Onekama Consolidated School System which services all of Onekama, Arcadia Townships and about half of Brown Township and the north third of Manistee Township. In Onekama Township the school system maintains an elementary, middle and high school complex -- Onekama High School - for grades Kindergart~n through 12th Grade. The township is within the Manistee Intermediate School District, located near Manistee. It is also \vithin the service district of West Shore Community College located in Mason County. The township is within the service area of the Manistee County Public Library system, which operates a light reading branch in Onekama Village. Full reference collection materials are available at the main library building in Manistee. Four post offices service Onekama Township. First is the Onekama Village Post Office which provides post office boxes for residents of the community of Onekama Village and provides a rural route which covers most of the area around Portage Lake (except the southwest quarter) and central portions of the township. The Bear Lake Post Office provides service via two rural routes, R.R.#1 to the east edge and central part of the township and R.R.#2 to the north edge (including Pierport) of the township, as shown on the map on page 90. The Manistee Post Office provides rural route service to the southwest corner of Onekama (south of Portage Lake). Onekama Township does not provide any solid waste services. Residents wishing door-to-door pickup of garbage contract with a private hauler. In the Onekama area, usually Harland Trucking (affiliated with Harland's Landfill, Manistee); Micro Sanitation; Fischer Industrial Disposal. Harland receives the vast majority of business. Regardless 73 �who the hauler is. the solid waste is hauled to and disposed at Harland's Sanitary Landfill in compliance with the Manistee County Solid Waste Management Plan. Solid Waste generated in Onekama Township breaks down as follows. The breakdown uses the same formula and assumed proportions as used by Manistee County in preparation of the Manistee County Solid Waste Plan. TOWNSHIP t of 1aste stream Co!ilbustibles Paper newsprint Corrugated Office Total Paper Plastic Yard Waste Textiles Wood lilaste Food Waste Rubber Kise. organics Total Combustibles lloncollbustibles Glass Ferrous Alllllimm Other NonFerrous Total Nonconbust Total waste L ·wASTE STREAl\1 ANALYSIS ton/day ton/year 5.20 11.20 2.50 44.80 9.20 4.10 4.20 3.50 11.50 2.20 3.00 82.50 0.23 0.49 0.11 1.98 0.41 0.18 0.19 0.15 0.51 0.10 0.13 3.64 83.76 180.40 40.27 721.62 148.19 66.04 67.65 56.38 185.24 35.44 48.32 1328.87 458.64 987.84 220.50 3,951.36 811.44 361.62 370.44 308.70 1,014.30 194 .04 264.60 7,276.50 5.30 6.60 0.80 0.50 17.50 100.00 0.23 0.29 0.04 0.02 0.77 4.41 85.37 106.31 12.89 8.05 281.88 1610.75 467.46 582.12 70.56 44.10 1,543.50 8,820.00 0.22 o.n 0.11 1.88 0.39 0.17 0.18 0.15 0.48 0.09 0.13 3.47 0.22 0.28 0.03 0.02 0.74 4.20 The entire township receives police protection from three agencies, all headquartered outside Onekama Township about 15 miles (20 to 25 minutes) from the township's south border. The Manistee County Sheriffs Department provides police, jail, civil service, animal control, detective, marine patrol, canine and other court services. The Michigan State Police Post (77) provides police, specialized investigation and canine services. The Michigan Department of Natural Resources (Conservation Officers) are dispatched from the state police post. Other emergency medical services are provided by West Shore Hospital; Manistee County ambulance service; federal-county cooperative emergency services planning for the event of natural disaster or war; and fire protection provided by the Onekama Township Volunteer Fire Department. 74 L. lbs/day unit waste generation lbs/capita/day �Onekama Township operates a volunteer fire department. It is staffed by 23 members. The department currently has the following equipment: 1977 International 4 wheel drive fire truck #100 1962 Ford 4 wheel drive brush fire truck #101 1976 International 2600 gallon tanker truck #102 1950 Ford pumper fire truck #103 three 2,500 watt generators with lights and smock ejector two portable pumps six MSA air packs with extra tanks Overall, rolling stock for the fire department is considered to be aging. The department does not want to depend on the 1950 as a primary pumper unit. The truck should either be supplemented with an additional tanker truck or replaced with a new pumper truck. The department also provides service to about half of Brown Township and small sections of Bear Lake and Manistee Townships in addition to most of Onekama Township and Village. (A small part of northeast Onekama Township is serviced by Bear Lake Township Fire Department. Fire coverage deviations from political boundaries is a result of proximity to the fire station and response time. The township also participates in a countywide mutual aid agreement which provides backup and multiple alarm assistance to Onekama Township in return for Onekama Township providing the same services to other municipalities. UTILITIES Electricity in Onekama Township is provided by a private company, a public utility: Consumers Power Company of Jackson, Michigan. Consumers has the capability to provide multiple phase service to most of its service area. The Onekama Village area of the township already has an electrical distnoution system in place to accommodate largedemand users. All of Onekama Township is serviced by Michigan Bell Telephone Company, via the Onekama 889- exchange. The local calling area includes Onekama, Arcadia, Manistee (the 889- and 723- exchanges). The service area is roughly the same as the Onekama School district plus the Manistee Lake area. Long distance tolls are required to place phone calls to anywhere else in the county and outside the county. The more densely populated areas of the township around Portage Lake are serviced by Centel Cable Television. Service also extends the entire length of Erdman Road in Onekama Township. A central CATV reception tower is located along Erdman Road to service cable TV systems around Portage and Bear Lakes. I L WATER, SEWER A.L~D DRAINAGE 75 �I. I ',. Except for Manistee County agricultural drains, all stormwater drainage is associated with Manistee County roads or private parking lots. In each case, the maintenance and operation of the drains is done in conjunction with the transportation facility. The Manistee County Drain Commissioner does not maintain any drains within Onekama Township. Generally, county drains. were constructed to provide drainage of wetlands or moist agricultural lands so the service area can be used for farm purposes. Normally in Manistee County -- with the preponderance of well-drained sandy soils -- agricultural drains are not needed. Onekama Village has a public sewer system. The Onekama Village Sewer Department provides municipal sewer to areas within the boundaries of Onekama Village. The sewer system does not extend to all parts of the village. Generally, sewer mains only extend along existing streets and to areas where home development already exists. In the past, the village has extended sewers into areas proposed for residential development. Sewer is not provided outside the village. This has simply been by evolution, as the issue if the service would be extended beyond the village boundaries has never been addressed. Under Michigan law, with a sewer system in place within 200 feet of a residence, that residence must hook up to the public sewer rather than use on-site sewage systems (septic tanks, dry wells, drain fields). Where a sewer exists, it is not as likely to find septic contamination of groundwater. For this reason, smaller parcel sizes can be allowed -- in contrast to areas outside the village in the township. Outside the village, sanitary sewer and commercial waste disposal is accomplished by use of Manistee-Mason District Health Department-approved septic tank and drain field or similar system. Onekama Township does not maintain any storm drains. The Village of Onekama, however, does have a storm drain to service its paved and curbed streets. The Michigan Department of Transportation, for M-22, does also. The drains consist of a street surface grate and a drywell and storm discharge to Portage Lake. The function is so surface water on roads can drain into the drywell for discharge into the ground, or direct into the lake. Onekama Township has sidewalks in the Portage Point, Red Park and Wick-A-TeWah areas. The Village of Onekama maintains sidewalks in built up areas of the Village. See a map of township sidewalks on page 91. 76 �PUBLIC BUILDINGS 1. r ' Onekama Township maintains one public building. The building, constructed in 1987-88, houses township offices, records, meeting rooms, and the fire depanment. The hall is located on Main Street in Onekama Village. Onekama Village owns the Farr Center. That facility houses village offices, meeting rooms, records and the Onekama Branch of the Manistee County Library. The village also owns a maintenance building for storage and use of equipment necessary for park, street and sewer operation and maintenance. Also in Onekama Township is Onekama High School, owned and operated by the Onekama Consolidated School System. The school includes a gym combination auditorium; cafe, as well as classrooms for meeting purposes. PARKS, RECREATION FACILITIES AND VACANT PUBLIC LAi~D Onekama Township maintains a relatively small park system, often in cooperation with other units of government. The administration of the park system is done by the Onekama Township Board of Trustees. No formal park or recreation planning has been done in the past. A description of park facilities follows: (see map, page 93) A. B. C. r I l_ D. Mineral Springs, or Glen Park: Twelve acres of wooded park land. It is a day use park utilizing an old American Indian pathway along the Lake Michigan shoreline and the location of a mineral springs bath house reson. Mainly a green or environmental area. The park was opened in 1976. Vandalism has plc1:::,crued the facility since then. Facilities include 14 picnic sites, tables, grills, trAsh barrels; stairway to mineral springs, shelters over three springs; 2,400 foot nature trail; outdoor classroom and council ring for group use; two foot bridges over a spring fed stream; parking lot; two pit toilets. Manistee County Fairground, owned and operated by the Manistee County Fair Board: The approximately 20 acre facility includes concessio~ stand shelters, 4-H display buildings, livestock buildings, display buildings, grandstands, horse/auto race track; parking; stables. · Michigan Depanment of Natural Resources public access to Ponage Lake on the west side of Andy's (North) Point. Facilities include a boat launching ramp, bathroom facilities, parking and access road. Manistee County Road Commission "Ponage Point Turn-a-Round" at the west end of Second Street and beach as part of Michigan Ave. Road right-of-way. Facilities include paved parking area, stairs to Lake Michigan beach, trash containers. Uses include swimming, sunset watching, beach walking. . L, " i I l_ f_ 77 �E. Manistee County Road Commission "Old Faceful" turn-a-round at the west end of Thirteen Mile Road at Pierport. Facilities include a paved parking area. stairs to the Lake Michigan Beach. F. About 20 acres associated with the Onekama School Building. Facilities include football field: si"< lane asphalt track; baseball diamond; elementary school playground, five basketball hoops, eight swings, two slides, monkey bars, teetertotter. G. Onekama Village Park; 10 acres on Portage Lake and on Main Street (M-22). Facilities include parking for 40 cars and boat trailers, parking for 32 additional cars, boat ramp and fish cleaning station; two drinking fountains, bath house with indoor toilets, showers, sinks and handicapped facilities; 200 linear foot beach~ multiple purpose sports area, paved with lights, able to accommodate two tennis courts, basketball, badminton, volleyball, shuffleboard, fenced with benches around the facility; children ·s play area, three slides, three swings, merry-go-round, children's cross bar spring set; bike rack; picnic area with 40 picnic tables: benches along a sea wall on Portage lake; historical monument. H. Triangular Park, unnamed, 0.5 acres, at First and Spring Streets. No facilities. I. The Beach House; 0.45 acres on a "road end". Public access to Lake Michigan. Swimming, beach, open shelter on the beach originally built and owned by the Portage Point Summer Resort Corporation. Recreation programs which service some or all the geographic area of Onekama Township include the following: * * Manistee Recreation Association (MRA). The MRA is a staffed, organized recreation association located in Manistee. The MRA is run by a paid staff and volunteer effort. It is housed in the former Lincoln School building in the city of Manistee. It provides a full range of community recreation activities and programs, though is not as effective as it could be in the Onekama Township area due mainly to distance from its center. It receives its operating funds from user fees, United Way of Manistee County, the City of Manistee and Manistee County. Onekama Summer Recreation Program. A volunteer group with. funding from the Onekama School District, township and village governments, Onekama Lions. Programs include baseball leagues (all ages), basketball mini camp or clinic and gymnastics. Vacant land owned by government includes the following parcels (See maps starting on page 94): r. I !' J. K. L. M. Four acres on Erdman Road, 0.5 mile north of Eleven Mile Road. A 40 acre site on Erdman Road, 0.5 mile north of Eleven Mile Road. A 10 acre site at Erdman Road and Eleven Mile Road. A strip of land from Clark Road to Little Eden Camp running between Portage Point Drive and the Portage Lake shoreline. 78 �N. 0. P. Q. R. S. T. U. V. \V. X. Y. Z. AA. AB. AC. AD. AE. AF. AG. AH. Michigan Avenue (Lake Michigan Beach) on Portage Point. Subdivision park at corner of South Portage Point Drive and Ivanhoe Drive. Subdivision park at corner of Bayview Road and East Portage Point Drive. Subdivision park at corner of undeveloped Shadow Lawn and Ivanhoe Drive road right-of-ways. Small subdivision circus park at undeveloped Shadow Lawn and Ivanhoe Drive road right-of-ways. Blocks 56 and 57 of Portage Park Resort subdivision. Outlet 7 of Portage Park Addition (old golf course). 'Three Beach Park" of Portage Park Resort subdivision. Outlet Ave. park of Portage Park Resort subdivision. "Island Park" of Portage Park Resort. Subdivision park at DNR access site. Subdivision park west of existing Twelfth Street, Portage Point. Department of Natural Resources, government outlot 6 and associated lots in Portage Park Addition on Andy's (North) Point; running from Midway to the Arborvitae area. Department of Natural Resources, government outlot 4 and associated lots m Portage Park Addition along the bay. east of Andy's (North) Point and west of Little Eden Camp. Onekama Consolidated Schools, 13 acres northwest of the High School Building. School Forest, 118 acres on Thirteen Mile Road and Milarch Road. School Forest, 60 acres on Potter Road between Erdman and Milarch Roads. Onekama Village, l acre site on M-22 at the west end of the village. Onekama Village land adjacent to the Farr Center, on the west side' of the building. Brook Street Park, 0.2 acres. No facilities or use. Community Dock; Former site of a dock put in place by the Portage Point Summer Resort Corporation. No facilities now. ROAD ENDS I I. About forty-nine dedicated roads (platted roads in subdivisions) exist in Onekama Township. Many provide narrow strips of land, 30 to 66 feet wide, which are perpendicular to Portage Lake or Lake Michigan or run along the lakeshore, where the road is riparian on the shore. As a result, these are public access to Portage Lake or Lake Michigan, though often not marked and not widely known. These road ends are subject to a great deal of discussion and planning effort in the Portage Lake Management Plan. In short, the plan outlines the seriqus nature of the township's liability exposure to continue to allow private dock use of these public accesses, proposes several different categories of uses for various "road ends" and proposes a permitting system to manage the private use of the public lands. 79 �In the list of road ends which follow, the following comments should be made: Ownership does not represent the results of a title search. It is a reporting of an indication from reviewing plats, as found on Manistee County Tax Maps, and a review of the Manistee County and Onekama Village Certified Road maps. Land use is a general description, intended to include both land use and land cover. Occupation comments are a result of field inspection of each site by Ken Wagoner and Kurt H. Schindler Friday, March 20, 1987 in the afternoon, and Mr. Wagoner's personal knowledge. (See map on page 96.) 1 NAi\11.E: Ave E (a north-south road from Second St. to Channel) OWNERSHIP: planed right-of-way. WIDTH: 60 feet. LAi'\l'D USE: Sand dune, beach grass. OCCl.iPATION: None, fence line along west edge of right-of-way. NOTES: 2 NAME: Portage Point Turn-a-Round (Second Ave.) OWNERSHIP: planed right-of-way, County certified road. WIDTH: Joins Lake Michigan Ave., a platted right-of-way that parallels the Lake Michigan shore. LAND USE: Parking lot and public beach. OCClJPATION: Paved parking lot and guard rail, public park. NOTES: 3 · NAl\11.E: Second Street OWNERSHIP: planed right-of-way, County certified road. WIDTII:? LAND USE: manicured lawn, small access to lake for fire trucks. OCCUPATION: Lawn and fence placed by the Portage Lake Yacht Club. NOTES: An agreement exists, where the Yacht Club can use part of the platted right-of-way as lawn and fence it, in return for access to the lake off to one side. Not known if the agreement is written, verbal, or based on past practice. 4 NA1\11E: Third Street (west end) OWNERSHIP: All a planed right-of-way. County certified road, but not all the way to Lake Michigan. WIDTII:? LAND USE: Sand dune, wooded OCCUPATION: none NOTES: Goes down a large hill to get to the Lake Michigan beach. 80 .' I �5 NAlv!E: Third Street (east end) OWNERSHIP: platted right-of-way, County certified road. WIDTH: 40 feet. LAl'\lD USE: Manicured lawn, garden. OCCUPATION: Back lot owners' docks: 1 dock with 3 lifts and pilings. NOTES: . 6 NAl\1E: Fourth Street O\.VNERSHIP: platted right-of-way, County certified road. WIDTH: 40 feet. LAND USE: Beach grass. OCCUPATIO~: Back lot owners' 1 boat lift. NOTES: 7 NAl\1E: Fifth Street (west end). OWNERSHIP: platted right-of-way, County certified road. WIDTH: 30 feet. LAND USE: Sand dune, beach. OCCUPATION: none. NOTES: 8 NA1\1E: Fifth Street (east end). OWNERSHIP: platted right-of-way, County certified road. WIDTH: 40 feet. LAND USE: Manicured lawn. OCCUPATION: Back lot owners' docks: 1 dock with 3 lifts with pilings. NOTES: 9 NAME: Sixth Street (west end). OWNERSHIP: platted right-of-way, County certified road. WIDTH: 30 feet. LAND USE: Manicured lawn, beach. OCCUPATION: Posted with a sign: "Private property". Appears as a side yard associated with private homes. NOTES: 10 NA1\1E: Six;ih Street (east end). OWNERSHIP: platted right-of-way, County certified road. WIDTH:? LAND USE: Gravel & lawn. OCCUPATION: Small storage shed. Back lot owners' docks: 1 dock with 2 lifts. NOTES: 81 �11 NAi\1E: Seventh Street (east c:nd) OWNERSHIP: platted right-of-way. WIDTH:? LAND USE: Yianicured lawn, recreation facilities. OCCUPATION: Fuel tank, tennis court, visually appears as though it is owned by the Portage Point Inn. NOTES: Not clear from plat if this road is access to the lake. 12 NAi\1E: Eighth Street OWNERSHIP: platted right-of-way \VIDTH: 30 feet LAND USE: \Vooded and beach. OCCUPATION: none. NOTES: 13 NA.t\1E: Seventh Street (west end) OWNERSHIP: platted right-of-way. WIDTH: 30 feet. L.Ai'\l"D USE: gravel for first 30 feet, beach west of that. OCCUPATION: none. NOTES: 14 NAME: Ninth Street (west end) O\VNERSHIP: platted right-of-way, County certified road. WIDTH: 40 feet. LAJ."'ID USE: sand path to Lake Michigan. , OCCUPATION: none. NOTES: Known and often used path for access to Lake Michigan. property (home) may be owned by Portage Point Inn. 15 Adjacent N.Ai\ffi: Ninth Street (east end) OWNERSHIP: platted right-of-way, County certified road. WIDTH: 40 feet. LAJ."'\l"D USE: Manicured lawn. OCCUPATION: Portage Point Inn's Casino building, fence, circular drive to Inn, ornamental shrubs. NOTES: The Portage Point Inn (Luckman) is aware of the trespass. Has in the past offered to trade other land to obtain this right-of-way. 82 �16 NAME: Twelfth Street OWNERSHIP: platted right-of-way. WIDTH: 40 feet. LAND USE: grass. OCCUPATION: Back lot owners' docks: 1 main dock, 2 "finger" docks with 4 lifts. NOTES: This site has conflicts between uses, docking and swimming. There is also pressure from those using the site for passive purposes. Youth also use the site for parking of a lot of cars. 17 NAME: Ridge Avenue/Outlet Avenue (see "AH" in list of vacant township lands. above) OWNERSHIP: platted right-of-way. WIDTH: 60 feet. LAi'\fD USE: Heavily wooded with cedar trees. Paved walk to beach. OCCUPATION: Back lo( owners' mooring buoy. (Formerly a dock with swimming and fishing.) NOTES: Site is known locally as the "Community Dock". The dock was sponsored by the Portage Point Summer Resort Corporation. 18, 19, and 20; NA.t\1E: - OWNERSHIP: platted right-of-way WIDTH:? LAND USE: sand dune. OCCUPATION: ? NOTES: No access to the platted right-of-way. r I. 21 NA.t\1E: Beachward Ave. O'vVNERSHIP: platted right-of-way, County certified road. WIDTH: 40 feet. LAND USE: Manicured lawn near lake, wooded near Portage Point Drive. OCCUPATION: Lawn associated with neighboring cottages. Seawall. NOTES: Also known as "First Ave." 22 NA.t\1E: Lake Isle (See Beach House "I" in list of parks, above) OWNERSHIP: platted right-of-way, County certified road. WIDTH: 66 feet. LAND USE: beach/dune. Boardwalk and small open air shelterhouse. OCCUPATION: Boardwalk and shelterhouse NOTES: The walk and shelterhouse, known locally as 'The Beach House", is owned by the Portage Point Summer Resort Corporation. I· 83 �23 NAi\iIE: Ave F (Happy Hollow) O\VNERSHIP: platted right-of-way, County certified road. \VIDTH:? LA.t~l) USE: Sand dune, some trees. OCCUPATION: none NOTES: 24 NAi\iIE: Latonia Way O\VNERSHIP: platted right-of-way. WIDTH: 66 feet LA.'\D USE: Marsh. OCCUPATION: none. NOTES: 25 NAi\iIE: .Aqua Way OWNERSHIP: platted right-of-way. WIDTH: 66 feet. LA.t'l'D USE: Marsh. OCCUPATION: none. NOTES: 26 NA'vIE: Golfmore Way OWNERSHIP: platted right-of-way. Northwest Shore of Portage Lake Inc. (disputed ownership) WIDTH: 66 feet LA.t'ID USE: field/woods in flood plain. OCCUPATION: NOTES: The organization was created to assume title from the DNR when the DN"R decided to transfer its -ownership of the lakefront outlet to adjacent homeowners. (The state owned the land between Portage Lake and lot owners' homes, though trespass by lot owners was common and accepted). Intent was for the extension of the platted right-of-way to be held in the public trust. County tax rolls show the ownership is with the Northwest Shore of Portage Lake, Inc. r . 84 �27 NAlviE: Batesmore Way OWNERSHIP: platted right-of-way. Northwest Shore of Portage Lake Inc. (disputed ownership) WIDTH: 66 feet. LAND USE: a road on west end, field/beach on east end. OCCUPATION: NOTES: The organization was created to assume title from the DNR when the DNR decided to transfer its ownership of the lakefront outlot to adjacent homeowners. (The state owned the land between Portage Lake and lot owners' homes, though trespass by lot owners was common and accepted). Intent was for the extension of the platted right-of-way to be held in the public trust. County tax rolls show the ownership is with the Northwest Shore of Portage Lake, Inc. 28 NA.J.viE: Sylvian Way O\VNERSHIP: platted right-of-way. WIDTH: 66 feet. LAND USE: wetland, heavily wooded. OCCUPATION: none NOTES: Provides access to an outlot owned by the State, which has lake frontage. 29 NA.J.\1E:? OWNERSHIP: ? (may not be a public right-of-way) WIDTH: LAND USE: Manicured lawn. OCCUPATION: NOTES: Located just east of 4501 Main Street. 30 NA.t.\1E: Portage Street (Park Street) OWNERSHIP: platted right-of-way. Village certified street. WIDTH: 66 feet. LA.i~ USE: Boat launch ramp associated with Onekama Village Park. OCCUPATION: Access drive to village park and adjacent properties. NOTES: 31 NA.J.\1E: Zosel Street OWNERSHIP: platted right-of-way. Village certified street. WIDTH: 66 feet. LAND USE: Manicured lawn. OCCUPATION: Between two houses. NOTES: I I 85 �,. .., .,_ ,. ,. .,., I. I l NAME: east end of Easy Street OWNERSHIP: ? WIDTH:'? LAL"l"D USE: Marsh, or under water. OCCUPATION: none (fences appear to mark lot lines at end of road). NOTES: NAl\1.E: Lakeshore Road OWNERSHIP: platted right-of-way. County certified road. ·wIDTH: 66 feet, paralleling the lakeshore its entire length. The platted right-ofway appears riparian its entire length. LAl\iU USE: County certified road, and riprap (broken pavement) along shoreline. OCCUPATION: Some private docks set out along the shoreline. NOTES: 34 NAl\1E: Portage Ave. OWNERSHIP: platted right-of-way. (County certified road, but not all the way to lakeshore.) WIDTH: 33 feet. LAND USE: heavily wooded. OCCUPATION: NOTES: 35 NAME: Sector Ave OWNERSHIP: platted right-of-way. (County certified road, but not all the way to lakeshore.) WIDTH: 33 feet. LANU USE: heavily wooded. OCClJPATION: NOTES: 36 NAME: Lakeview OWNERSHIP: platted right-of-way (platted right-of-way may not extend all the way to the water's edge). WIDTH: 33 feet. LAND USE: Manicured lawn. OCCUPATION: Seawall and fill landward of seawall. NOTES: Known locally as "Finny's Marina". r- ,L 86 L �l. l 37 NAME: Third Street O\VNERSHIP: platted right-of-way. WIDTH: 66 feet. LAND USE: wooded. OCCUPATIO~: none. NOTES: In \Villiamsport. 38 NAi\1E: Second Street OWNERSHIP: platted right-of-way. WIDTH: 66 feet. LAi"l"D USE: Manicured lawn. OCCUPATIO~: platted right-of-way blocked by single wire fence and weUestablished· hedge. Shore protection. NOTES: In \Villiamsport. 39 NAi\1E: Portage Street OWNERSHIP: platted right-of-way. WIDTH: 66 feet. LAND USE: Manicured lawn. OCCUPATION: platted right-of-way blocked by log fence (with gate). gate: ''Private Property No Trespassing". NOTES: In Williamsport. 40 NAi\fE:? OWNERSHIP: platted right-of-way. WIDTH:? LAi"l"D USE: wooded sand dune. OCCUPATION: none NOTES: No practical access to the platted right-of-way. 41 N.Al\fE: none OWNERSHIP: platted access. WIDTH: 400 feet (no depth). LAND USE: beach. OCCUPATION: Road Commission installed riprap to protect Lakeside Road. NOTES: Access has eroded into Lake Michigan. Depth is only enough to accommodate Lakeside Road grade edge and rip-rap. I\_ I I.. 87 I I, Sign at �r I 42 NAME: (alley) OWNERSHIP: platted right-of-way. WIDTH: 15 feet. LAND USE: high wooded sand dune. OCCUPATION: none. NOTES: No practical access. 43 NAME: (alley) OWNERSHIP: platted right-of-way. WIDTH: 15 feet. LAND USE:? OCCUPATION:? NOTES: Not sure we found the location on the ground to be able to provide land use and occupation observations. 44 NAi\1E: none (township owned "park'') OWNERSHIP: platted right-of-way. WIDTH:? LAi~D USE:? OCCUPATION: ? NOTES: Not seen. 45 NAME: Ave. C OWNERSHIP: platted right-of-way. WIDTH: 30 feet. LAND USE: Heavily wooded high sand dune. OCCUPATION: NOTES: Poor access. 46 NAi\1E: Ave. B OWNERSHIP: platted right-of-way. WIDTH: 30 feet. LAND USE: Heavily wooded high sand dune and gully. OCCUPATION: none. NOTES: Poor access. 88 �47 NAME: Lakevie!w OWNERSHIP: platted right-of-way. County cenified road. \VIDTH: planed right-of-way parallels Ponage Lake shore, pan of the platted rightof-way is riparian, some is separated by land owned by the State. LAND USE: Road. (beach between road and lake) OCCUPATION: Road. NOTES: DNR is currently proposing a land swap, so the land between the road and lake is given to the township or private adjacent landowners. 48 NAME: Arborvitae, Juniper Way and Ferndale. OWNERSHIP: platted right-of-way (County cenified road, but not all the way to the lakeshore.) . WIDTH: 66 feet. (?) LAi'\l'D USE: wooded (cedar). OCCUPATION: none. NOTES: Low land, sand soil in flood plain. Ferndale, even if extended, does not provide access to the lake. 49 NAME: various roads. OWNERSHIP: planed right-of-way. WIDTH: 66 feet. LAND USE: Parking lot, boat launch. OCCUPATION: DNR public access site on the platted right-of-ways and adjacent lands owned by the State. NOTES: . 50 Strip of land 700 feet long between (Lakeview) and community dock (Ridge/Outlet Avenue). The township is in the process of adopting a road ends ordinance to control the use of the public owned road ends which terminate on Portage Lak~ ·and Lake Michigan. The text of that ordinance should be consulted for specifics. 89 �r ONEKAMA TOWNSHIP U.S. POST OFFICE SERVICE AREAS 3 Bear Lake 2 I __ , 49614 .._ u 11 Bear Lake Oneka l. 49675 [__ I! . - ... OffiC boxes, ekama I I. R.R.#1 Manistee 49660 $0 49614 0 �- :-::L... ONEKAMA TOWNSHIP -· . sIDEWALKS PORTAGE POINT DETAIL l. Road, No Sidewalks ~~~~ Road, Sidewalk on Both Sides I I -I 1· I l. 91 �ONEKAMA TOWNSHIP SIDEWALKS DETAILS // (l \ ___ - - - Road, No Sidewalks ~~~ Road, Sidewalk on Both Sides --= WILLI AMS PORT· WICK-A-TEE-WAH RED PARK 92 �ONEKAMA TOWNSHIP PARKS Letters on Map Correspond to Text E 2 .....- - t + 11 I •tt 0 24 I '- 93 MANISTEE COUNTY PLANNING CO"M};l;JssroR �ONEKAMA TOWNSHIP PUBLIC LANDS Letters On Map Correspond To Text ONEKAMA TOWNSHIP ~ STATE OF MICHIGAN ::~,~~ :,:u:1,I ONEKAMA CONSOLIDATED SCHOOLS - MANISTEE ~ ONEKAMA VILLAGE __ , .._ co~ 2 It K I + 14 II + ~ 24 21 I I. l. �ONEKAMA TOWNSHIP PUBLIC LANDS PORTAGE POINT DETAIL N • u V • ~y, "'I 'J X _Letters Correspond to Text \- LAND OWNERSHIP ONEKAMA TOWNSHIP ~ STATE OF MICHIGAN :::::f:i N· I ,. :-•• 1 •• -1 ONEKAMA CONSOLIDATED SCHOOLS -MANISTEE COUNTY ~ ONEKAMA VILLAGE 95 �t ~ i;~ /.' ~· ·-. '• 2 "· ...... ~ I • :. ..), . '~ • . • • ' • ,/·,5 ·· . ~ 1 / \0 ' ~ 7 : • " . ·S" .. °' J~.,. 'l.''. •. '..13 .. • . ,_, . ... l . I .. 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' • J . .. . .: • ' - \'\ , •I •• ;;:;; ·,.,. ,. • l .. · r, . ~ " ;.c;:,-_,, ._,<'. -<::::: L.. . I,- -· ., ~--·__ . C . .r,,,,,.::.,,,.,' ;;;."" -~ ~"-' -. ~ ~~-: - ,' "• ' ·-- - ' . ! .." ' :· ..-: . . '· . '11 ~~jl: _-e-._f .,r:~r ._ iff ,. t ' • •. f : ?:~~'i(_t.:.:7l.,·... . ! ' • IE _/,, ❖ ,.'f_" '11'£- . ,._.. ! 3~ .. .. I ; ;..:.:~- .' ll,fffi':. 7#1:-..~ '~Ll.~ : I -t~~::lj~-~\:--=:~~/2~ -f-",)[: ·----- .._____, • Ji. ~;- \\,Z\ , \ '.__ .11:c;J[:] --. 1 Ii . :::y ·.;,11b,'if/9,~\l)~-::·~ ~~~~~ ·-. . .., ~--- . . :·,,\. .. t· .. i ,. . . .. '•:\. t~-\~ ~~ ,/,, ,\,· ) · . .- ...."\'........ ...... ..". :~ ~. ii. l ., . ~--.....-.l I Locations are approximate. Numbers correspond to listing in text. f)J!_ r:~~S1~½~~:i~~)~, )Wt• •. ,. ;,:j. ' ' -~~, \1 '1 .I ' • • f I ~ 18 • f9• 2 I.· ~ I ~~~~~---:,, '1\\ ' .. , , · /22 I • ' --~til\i•'(' , ,) ~ ; ONEKAMA TOWNSHIP Road Ends · ' I' 'I ,· ,,·,•·, I/ /. " 'fl ·. . .,.',II ' ' l , I', 11'!',\ ' ' ' •• �TRANSPORTATION The major thrust of transportation planning in Onekama Township will center on road construction and mafotenance. Two other forms of transportation provide service within the township: Manistee County Transportation, Inc. (Dial-A-Ride and bus services). G rent Lakes recreation boating. Road construction is one of the most powerful tools government has to influence the development -- or lack of development -- in a given area. Planning and routing of roads have more social impact than most other planning activities. Homes, businesses, etc., will tend to be built along existing roads. Land speculators tend to develop propeny in areas which already have roads, or have a short distance to existing roads --to minimize the developer's cost for road construction. A clear policy at the township level as to what areas are programmed for development is important. Equally important is that the same policy indicates new roads will be built in those areas -- and new roads will not be built in areas where development is not wanted. Currently there are five types of roads in Onekama Township. First is the state/federal highway which is maintained by the Michigan Department of Transportation. (Day-to-day maintenance is contracted out to the Manistee County Road Commission in Onekama Township.) Driveway, sign and drainage regulation is handled by the MDOTs Cadillac office. M-22 is the only road of this status in Onekama Township. It is the secondary north-south artery along the east side of Lake Michigan and part of the Lake Michigan Circle Tour route. M-22 has long been considered a state scenic highway. The highway supports commercial development in Onekama Township south of Portage Lake and in Onekama Village. The second type of road in Onekama Township is the county primary road. These roads are county roads, under the jurisdiction of the Manistee County Road Commission and their construction and maintenance are funded entirely by state and federal gasoline taxes. Primary roads are main arteries, or through routes. In Onekama Township, Thirteen Mile, Milarch (north of the village), Eight Mile, Portage Point, Crescent Beach, and Lakeshore Roads are County primaries. (See maps on page 101 ). The major through routes in the township are predominantly north-south except for Portage Point and Crescent Beach Roads. The third type of road in the township is the county local road. The county local roads (formerly known as township roads) are under the jurisdiction of the Manistee County Road Commission. Their construction is financed by state gasoline tax revenues 97 • �and from the township general fund. Maintenance is financed by state and federal gasoline tax revenues. These are generally considered neighborhood service roads of varying degrees. Some have a seasonal status and do not receive year-round maintenance (no snow removal). The road surface will vary: paved, gravel. graded sand or two-track (see road surface map on page 104). The fourth type of road is the recognized private road. Private roads generally are built, maintained. and the responsibility of a land developer or the subsequent landowners. Private roads can be constructed in conjunction with a subdivision of land, an easement across private property to otherwise landlocked land, or private land roads. The Manistee County Road Commission discourages private roads in new subdivisions. and requires private roads in subdivisions to be constructed to county road standards. Private roads are shown on the road surface map, page 104. The fifth type of road in Onekama Township (not shown on any maps in this report) is the incidental two-track road. Through recreational vehicle use, or just crosscounty auto travel. roads are worn and defined by two-track ruts. Those two-tracks, which are not certified in the county system, have no legal status except for what someone might claim through adverse possession or prolonged public use. Such roads can be created quickly and will grow over from disuse in a short period of time. County roads (local and primary) are all certified to the Michigan Department of Transportation under Public Act 51 of 1951. The notations of numbers on the two certification map reproductions (page 101) in this report give the length of each county road segment in feet or miles. The certification maps are used to determine the number of miles of county road for gas tax reimbursement, and becomes the Road Commission's official statement as to which roads are public versus private or incidental two-track. County roads are on right-of-ways which are (1) dedicated to the public (under Onekama Township Board custodianship) as is common within subdivisions, or (2) are on right-of-ways which are recognized by use. Generally, a "user road" right-of-way is only as wide as the worn or maintained portion of the road. Road right-of-ways are also (3) owned by local, county or road commission, by recorded deed, lease, easement, in the same manner that anyone or a corporation can own land. Onekama Township has a higher proportion of its roads blacktopped than is normal for most townships in Manistee County. With the possible exception of Manistee and Filer Townships, most have half or more of the local roads as a gravel surface. There are townships in Manistee County where only primary roads are paved. The Michigan Department of Transportation and Manistee County Road Commission both set up equipment for periodic traffic counting. A map on page 107 illustrates the results of the count data for Onekama Township. Traffic counts strongly support the assumption that M-22 is the major north-south route through the township. It also illustrates the high volume of traffic using Portage Point Drive (the only ingress/egress to the Portage Point and Andy's Point area). A map showing number of addresses per segment of road (page 108) is probably most important in placing a relative value on each road for purposes of amount of use, and for setting priorities for road maintenance and upgrading. This map should be used 98 �in conjunction with the known average daily traffic map (page 107). In its use, one shoulu remember that not only a road segment with a high number of potential resident users (addresses) needs improvement/upgrading, but also roads connecting it to equal value roads or county primary roads. For example. Lakeview Road, in Pierport, has a high number of residences. One does not just improve Thirteen Mile Road from Lakeview to Burtker Roads, but also Thirteen Mile or Burtker and Potter Roads for access to M-22. Road improvements must accommodate traffic to/from the high resident segment. Currently, only one road project in Onekama Township is pending on the Manistee County Road Commission 1987-88 work order listing. It is the reconstruction and repaving of Portage Point Drive from M-22 to the Portage Point Inn. The project includes a wider base of pavement, to be marked off (by pavement surface painting) for a bike path. Pending road construction projects in Onekama Township are: Primary roads: 2.8 miles of Portage Point Road; clear, grade, gravel and pave, including construction of two paved shoulders for bicycle-pedestrian use. 0.6 miles of Crescent Beach Road (Miller Road to Leonard Avenue); to reconstruct. Local roads: 1.0 mile of Lakeside Road north of Lake Isle; gravel. Clark Road; grade and gravel. Hilltop Road; grade and gravel. BUS TRANSIT Manistee County Transportation is a federal/state subsidized public transportation system which services all of Onekama Township. Service includes handicapped and senior citizen transportation, dial-a-ride (door-to-door or demand response) service, bus route in and around Manistee City and worker commuter service from Onekama Township to employment locations in the Manistee Lake area and for community college students going to West Shore Community College. The system also provides .door-to-door pick up during scheduled rural service times in Onekama Township. Manistee County Transportation also provides the promotional services for van and car pooling in the county and works with the Manistee County Road Commission/Michigan Department of Transportation to construct car pool parking lots. HARBOR Portage Lake is a natural harbor of refuge for recreation and fishing boating on Lake Michigan. In the past, it has been used for refuge by lower great lakers. The channel between Lake Michigan and Portage Lake is dredged to chart datum, 10 feet deep, 100 feet wide. About 325 feet are between the two breakwalls. The channel is shallower on both sides of the maintained center. 99 �As part of the harbor and lake management, Onekama Township participated in the drafting of the Portage Lake Management Plan. That plan presents specific alternative courses of action for the management and shoreline management of Portage Lake and is ad9pted as part of this plan by this reference. I . 100 �i - lI J~~KAMA TOWNSHIP C ,,., i. ,:n r FIED ROAD MILi: ~ RD. O.!S o ERICKSON RO. ...; ~=====-=-';.;:.·_0-:..-:..-:..-:..-:..-_-_-_....,.[,_.. 1.0 POTTER RD. a • • c:: z N - • I I a • "" le < N State Highway I <:? 2: cc • A - ::::::::========: M County· Primary Roads 1.0 CHRESTENSEN RD. -County Local Roads () e , Detail Maps o: Portage Point, ndy's Point, ·ir w:.-A-Tee-Wah, e 1 Park. zJ. 1 o.+ 0.5 -)osePH - PORTAGE L- LAKE X N). l. i .. I ... ...= ~.$, ______ c:i 101 ~ < ..J ~ �ONEKAMA TOWNSHIP PORTAGE POINT AND ANDYS POINT DETAIL CERTIFIED ROAD MAP J :z < "' 3 J 2f / W I ~( ; "' "' . ~ ) :I ..,< PORTAGE LAKE no PORTAGE POINT i .., .. .s . ~ ISO : 1$0 z r .S~c•.,. j! 102 �ONEKAMA TOWNSHIP WICK-A-TEE-WAH AND RED PARK DETAIL CERTIFIED ROAD MAP ~ ~ 1 ~ l t li ! PORT,.GE Lt."E I,; 700 ~ ".., ., ~ ~ ~ ~Cl' .... ~ -= e 't 1'l It ;; \J "'"' ~_, ll<i I WICK-A-TEE-WAH SECTION 34 ONEKAMA TOWNSr!IP . lie -=.. ...... I L I 33 9-. L. i .,.. RED PARK 193 �,ONEKAMA TOWNSHIP ROAD SURFACES Paved ~ ~ ,.._ Paved , narrow -----Gravel _ _ _ _ Gravel, natrow - - - t i Graded sand -------- J! ( ____..,___________ - ,,._ t / --- ----------- I I I ---------Two track I I I I ,, I , I ,' , I ' ," _,_..," \ ' ....... , .. , " ,-' 'I I ,,----..._ ,; ,, I _, _,#I' I I I S e Detail Maps For Portage Point, Andy's Pnint, Wick-A-Tee-Wah, F d Park. I ..... ------, ......... ' • •• ~ , '- ',,----..._ I i 1- 104 �, ONEKAMA TOWNSHIP PORTAGE POINT AND ANDY'S POINT DETAIL ROAD SURFACES MAP 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 ' Paved _.,.~ -. .,.. Paved, narrow - - - - Gravel r - - - - - G r a v e l , narrow I- _ _ j _ _ Graded sand ------------Two track I I -II 105 -- �ONEKAMA TOWNSHIP WICK~A~TEE~WAH AND RED PARK DETAIL ROAD SURFACES MAP Paved ...._ .... :9 Paved, narrow Gravel Gravel, nar'row Wick-A-Tee-Wah Graded s~nd 0 Red Park I '. , - 106 �.. I I ONEKAMA TOWNSHIP TRAFFIC COUNTS _,n,- ~ Average Daily Traffic \ \ ' Over 1, 000 ADT -- -I ,-, 79 ADT . ' ( I - ---- I ( 500 - 1,000 ADT 144 ADT 'I ~ l 400 - 500 ADT 200 - 400 ADT -- I I --, 100 - 200 ADT 38 ADT / I ---,---I 36 AD,(! 0 - 100 ADT - - - t,}6 ADT i--a-------1- - - - - - 1- No Count Data Available I / I I ! ( ( ~ .,. I I I \ ' \ , I- ✓ I \ - I/ I I I I t 1---'\ / I -I \. / / / 122 ADT - 286 ADT7 / I 1-- --- - - - I 1. 1 I I / , - -.J-},24 1 I -- ~ \ I., \ IL '\. ' / I I - -..I'-- - -I 107 I T �ONEKAMA TOWNSHIP Count of Addresses per Segment of Road Line thickness represents \ - II . addresses per segment. \ I Over 20 .! 15-20 I ! , I 10-14 5-9 1-4 , i I I'/ ,'/ none ' ' i ,· I I 108 �r r- LAND USE This section of the Onekama Township Plan will provide an inventory and analysis of the use of the land,_ ownership of the land, and division of the land. To do this the treatment of the Land Use Analysis is divided into the following parts: (1) a review of the ownership of land. (2) a review of the division or fractionalization of land including subdivisions and small parcels, (3) the various classifications of the land use, ( 4) an analysis of the elements which define the distinct character of various communities in the township, and (5) a review of the existing township zoning districts. LAi"J"D 0\V}.icRSHIP Land in Onekama Township is predominantly privately-owned. Most of the land in the township is owned by private individuais, for home, vacant, farm, or commercial purposes. The second gro~p is local government-owned land, with various holdings represented as township and village government facilities (parks, buildings, recreation, roads, etc.). Most notable in terms of land area is vacant parcels (dedicated parks) and road ends in subdivisions around Portage Lake. A map on page 118 illustrates the landownership pattern within Onekama Township, naming the larger parcel owners. This map also begins to illustrate the pattern of land fractionalization in the township. L.Ai'ID FRACTIONALIZATION [ __ Fractionalization of land is the manner in which it is divided into parcels: large acreages vs. small lots; square vs. long narrow strips; straight edges vs. irregular boundaries; and so on. The most dense (small lots) division of land is generally represented by the existence of subdivisions. When a landowner chooses to divide his land into more than four parcels, each 10 acres or smaller in size, within a 10-year period, a formal plat must be drawn and approved as a subdivision. Other splitting of land is done as dividing property into smaller parcels. 109 �A proposed plat (the drawing of lots) is subject to a lengthy review by township, county and state agencies before the land can actually be subdivided. The review and approvals are designed to provide government the opportunity to insure compliance with zoning, that there is adequate drainage, septic facilities, road access, open space, and so on. The map of subdivisions, on page 119, shades in the areas within Onekama Township which have recorded -- approved -- subdivisions. As a generalization, subdivisions tend to cover the largest land area in the more urban areas of the township: Onekama Village, around Portage Lake and a small area at Pierport. Land fractionalization has also taken place in the township. The map entitled "Land Fractionalization", page 120, shows the area within Onekama where parcel sizes have been reduced over the years, usually to 10 or 20 acres or smaller, but not within subdivisions. The areas where land is divided in this manner are commonly found adjacent to subdivisions and along main roads. However, in Onekama Township this activity has been scattered throughout the township, particularly in farm areas north of Onekama Village. By comparison of the land fractionalization map on page 120 with the plat map on page 118, one can observe that much of the fractionalized land is into parcels which are about 10 to 20 acres, or smaller, in size. Fractionalization presents several problems: 1. Each parcel often has one home near a public road. The remainder of the parcel lies vacant. This arrangement creates a situation where land which is not near a road is split up into different ownerships without clear or easy access. This results in land remaining vacant and generally not available for use. Homes tend to be built along roads, resulting in a residential land use pattern in strips along both sides of a road, while property behind the · homes remains vacant. The residential development then continues to move along road corridors rather than the development filling in behind existing homes: "infilling". 2. Small parcels are often not as economically feasible for developers to subdivide. This is particularly true with development of a subdivision requiring road, drainage, or other development. ,., .,_ The 20 acre parcel, or smaller, plays havoc with public strategy to have farmland preservation. Division of land into smaller parcels drives the price of land (and property truces) up in an area which adversely impacts on farms. Also, small parcels are not large enpugh for use as a farm or for forestry purposes. t· The Township presently has an agricultural residential zone through most of the township north of Portage Lake. This is more accurately described as a rural multiple use district, potentially allowing a long list of land uses, and doing little to prevent adverse activities toward agriculture. Land use patterns show scattered residential development mainly stripped along roads. Little infilling has taken place. Onekama Township has adequate land to accommodate the anticipated growth in the township, and can accommodate the development with little infrastructure development (see discussion, page 53). This is assuming the majority of the development 110 �I- takes place within residential areas by use of subdividing, rather than development of 10 acre parcels. The township has adequate areas in subdivisions which have vacant lots which are acceptable for on-site sewage systems. Also, the township has about 480 unsubdivided acres (0.75 square mile) in residential zoning districts north of Portage Lake alone. With the anticipated population growth in the township (110 to 356 new housing units by 1990), about 50 to 175 acres (0.078 to 0.2734 square miles) of additional land is adequate to meet the 1990 growth demand with little road construction. However, due to the larger lot pattern (lack of subdividing) and homes on large parcels leaving land behind them vacant, as much as 3,560 acres (5.5 square miles) are needed with the accompanying infrastructure costs for that development. For example, it takes a lot more road -- and costs a lot more - to service 356 homes in a 3,560 acre area than the same 36 homes on about 20 acres. The same escalated costs exist for other services: school bus, garbage route, utilities, and so on. Part of the problem is land, fractionalized into 10 +/- acre parcels. Such parcels are not large enough to farm or harvest for logging purposes. Economies of scale are needed for farm operations (which vary depending on the product). In Manistee the main market for timber is Packaging Corporation of America. PCA is moving toward chipping-logging operations which generally require a minimum of 40 acres of trees in one ownership to be economically feasible for harvesting. Forty acres, in Onekama Township, is not large enough for farm operations. Although an individual orchard may occupy less than 40 acres, it is generally an orchard which is part of a larger farm. For these reasons, too large for residential, too small for agriculture and forestry, land fractionalization can be viewed as a problem. A possible solution is a regulatory approach: One might impose a very large maximum parcel size (30 or 40 acres) in a zoning ordinance in rural zoning districts to discourage dividing into 10 to 20 acre parcels. However, this is often politically not popular and subject to serious legal challenge. A regulation requiring all new parcels to have road frontage is a common regulatory approach. Also, regulating a maximum width to depth (3:1 for example) avoids long narrow parcels and may help to discourage unwanted land fractionalization. The township can also, in talking with landowners, discourage the development of just dividing land into large parcels, while promoting development via subdividing. Zoning to accomplish agricultural preservation, as discussed earlier in this plan, endorsed by this plan and starting on page 31, is also an effective tool. The township may consider speculative construction of a road in residential zones. The theory is that home development will follow along the road. This can also hasten infilling. Concern with this approach is that new taxes collected on the developed land are enough to pay for the road construction costs. The township can also, by policy, refuse to develop roads or allow road development in areas not zoned primarily for residential, commercial or industrial use. Also, the township can agree to road development, (agreeing or not agreeing) to share cost of roads with developers, in areas zoned primarily for industrial, commercial and residential uses. This policy of road development can be used as a means to encourage development in certain areas of the township. 111 �,: LAND USE The map on page 121 illustrates the location and extent of the various types of land uses in the township. To draw the map, airphotos are used to identify, for example, a residential area. Then a boundary is drawn around the residential area, thus illustrating the shape and extent of land the residential area occupies. This is then given a classification number -- 113 -- which is similar in function to the Dewey Decimal Classification system used for books in libraries. The classification system is a statewide standardized system. (For visual impact, and to make the map easier to read, one may color the map. A suggested color scheme is residential, yellow; commercial and sen-ices, orange; industrial. red~ transportation and utilities, black; open and other (parks, cemeteries), purple; agricultural, light green; rangeland, white; forested, green; water, blue; wetlands, aguablue ). A discussion on the various land uses in the township follows. Wetland: (611, 612, 622) Wetlands in Onekama Township are mainly around Portage Lake. (Map on page 124.) Wetlands which are contiguous to a surface water body (lake, creek, stream) are currently under the protection of the Goemaere-Anderson Wetland Protection Act (P.A. 203 of 1979; MCL 281.701 et. seq.). Until the Michigan Department of Natural Resources inventories other wetlands, they are not subject to the Wetland Protection Act. (See wetland discussion starting on page 24.) Forested: (400 - 499) As shown with the map, page 124, forest cover land is the dominant land use in Onekama Township. Forest areas, along with the rangeland category, illustrate the undeveloped area of the township. The two maps, together, show areas of the township which have not seen residential, agricultural, commercial, industrial, etc. development. Further discussion on forestry issues are found in the natural features section of this plan, starting on page 28. Rangeland: (31, 32) Rangeland on the map (page 124) refers to open fields of grass (31) and to grassy fields with shrubs (32). Often these areas are former farm locations. Distribution in Onekama is even, in the north and east portions of the township. It is indicative of historically unsuccessful farming enterprises. Agricultural: (21,22,24) Land actually used for agricultural purposes in Onekama Township tends to be along the ridges north of Portage Lake. A comparison of the agricultural map (page 124) 112 �with the soils map (page 42) illustrates a relatively high correlation between better soils and agricultural activity. Further discussion on agricultural activity can be found in the natural features section of this plan. Open and Other: (193, 194) The land use category ''open and other" in Onekama Township includes two categories: outdoor recreation (193) such as parks, golf courses, track; and cemeteries (194 ). With the scale map (page 125) used in this report, only the larger facilities, cemeteries, DNR public access to Portage Lake, and Portage Point Inn ballfield, show. Industrial and Extractive: ( 13, 1319, 1321, 1336. 17) The predominance of industrial and extractive act1vrty in Onekama Township is found in Onekama Village and activity associated with the few oil and gas wells and processing found in the township. Also, a little extractive activity takes place in the township, north of Onekama Village and Portage Lake, in the form of gravel and sand pits. Commercial and Services: (12, 122, 126) Commercial activity in Onekama Township is almost entirely in Onekama Village and south of Portage Lake near Ellen and Crescent Beach Roads (map on page 125 ). Further discussion on commercial and services can be found in the economic section of this plan. Residential: (112, 113) The map on page 125 illustrates the distribution of dense residential land uses in Onekama Township. Dense residential uses tend to concentrate around Portage Lake and at Pierport. Also, less dense residential development exists in lineal patterns along county roads. For the purposes of drawing the residential land use in map form, only those residential areas which are larger than 2.5 to 5 acres in size and with a density of three homes per 2.5 to 5 acres are shown. Thus a single home (farm homestead, for example) will not be classified within the residential land use. The distnoution of the residential land use also illustrates the areas of the township which are subdivided versus those areas which are divided into parcels and result in homes along existing county roads. l. Barren Lands: (72) Barren lands include the Lake Michigan beaches and sandy bluffs along the shoreline. The map on page 125 illustrates the strip of beach/bluff along the shore. In a number of locations the barren land cover category extends inland where sand dune blowouts or high bluffs occur. COMMUNITY CHARACTER I - 113 �This part of the Land Use Analysis is an attempt to characterize the various neighborhoods, or groups of neighborhoods, as distinct entities. The purpose is to define various areas of the township which share common attributes. The attributes reviewed are physical, environmental. aesthetic and socio-psychological. The members of the Onekama Township Planning Commission independently reviewed various areas of the township. By using their personal knowledge they were able to go down a checklist to use a quick phrase to characterize a particular community in the township. Staff at the Manistee County Planning Department reviewed each township planning commission member's response in order to compile the responses into one set of characterizations for each neighborhood. The Onekama Township Planning Commission then reviewed the compiled responses, editing and modifying them according to the consensus of the group. The Township Planning Commission also defined the geographic boundaries of each area, as shown on the map on page 126. · The neighborhoods have the following characteristics: Onekama Village and Area: The village of Onekama has been developed on a hit and miss basis. It is spread out in a narrow strip along the north shore at the eastern end of Portage Lake. There are many platted lots of record available for future building sites. The buildings are mainly of frame construction with many of them having been built in the early nineteen hundreds. In recent years a number of house trailers have also been located in the village. The average value is probably in the range of about $50,000, with a range of from $20,000 to $200,000. Most dwellings are privately owned, with approximately 10% being rented. There are few fences and this, combined with the number of vacant lots, give the appearance of adequate open space. The main thoroughfare through town is M22 which borders Ponage Lake. Many of the main streets in town have sidewalks on at least one side of the street. Many of the homes· in Onekama enjoy a view of Portage Lake. •-· Williamsport: Williamsport is located at the southwest end of Portage Lake. It developed in the early part of this century as a resort residential area. Most of the homes are of frame construction and many would be eligible as local historic landmarks. They range in value from $50,000 to over $200,000 with the average value well above $100,000. There are a few split rail fences and a few woven wire fences but the majority of the property boundaries are marked with hedges. The density in this area would probably average about one residence per acre. There is no through traffic in this area since ingress and egress is by a single gravel road. As a result of this, all homes enjoy a high degree of privacy. There is a platted public roadway to the south pier; it is totally used as private property. The access is blocked by a gate and a lawn. 114 �Red Park: This area is located west of the center portion of the south shore of Portage Lake. It was also developed during the early part of this century and has many homes of historic significance and may merit designation on the national historic register. It is also the location of a former camp known as Camp Tosebo. All of these homes are privately owned and approximately 20% are rented out as "resort" property. There are few fences in this area. These homes range in value from $20,000 to $150,000, are mostly of frame construction and are located on relatively small lots. This area has a high degree of privacy since it can only be reached by dead end roads from Crescent Beach Road. Wic-A-Te-\Vah and Eagle Point: This area is located at the center portion of the south shore of Portage Lake. It has developed since 1920 and has many new modern year-round homes. These homes vary in value from an estimated $50,000 to $250,000. Many of these homes are of frame construction but there are also many brick veneered and concrete block homes. This area is also the location of the Evangelical Covenant Church Bible Camp. This area also has a high degree of privacy since it can only be reached by roads from Crescent Beach Road. Little Eden: This area is located on the north center shore of Portage Lake. It is the location of a church camp known as the Little Eden Camp. In addition to the camp there are a number of cottages to the north side of Portage Point Road and east and west on Portage Point Road. These cottages date from the 1920's and are mostly of frame construction. They occupy the road frontage and the hillside to the north of the road. The cottages vary in value from $50,000 to $200,000. They all enjoy a view of Portage Lake. l ! I_ Portage Point: This area is at the west end of Portage Lake and is unique in that it also has many points of public access to Lake Michigan. It is also the location of the Portage Point Inn and area, which is on the National Historic Register. This area was originally developed in the early 1900's and has a number of homes of historical significance. Most of the early homes are of ·frame construction; however, many of the newer homes are of brick and block construction. These homes vary in value from an estimated value of $50,000 to $350,000 or more. These homes all enjoy a relatively high degree of privacy since the only access to this whole area is Portage Point Road. Bayview: This area is located on a point of land that juts into Portage Lake from its north side. These homes vary in value from $20,000 to $250,000 and are of varied construction styles, with some frame construction, some brick veneer, some stone veneer and some concrete block. All of these homes enjoy an excellent view of the lake. There are few fences and most homes occupy relatively large lots. Access to this area is by a looped road from Portage Point Road. These homes enjoy a relative degree of privacy. 115 �r ! ' Pierport: This is a small community at the north edge of the township on the Lake Michigan shore. It can be accessed by a paved road from the east or by gravel roads from the north (which is a nature trail, unique to Manistee County) or the south. It is a rather private community and has had little development since the 1920's until recently. AJl of the homes are of frame or log construction and vary in value from $30,000 to $200,000. Easy Street-Farr Road (commercial-residential): This area is located at the eastern end of the south shore of Ponage Lake. The Easy Street area in unique in that it is built up on fill made by digging channels into Portage Lake. All of these lots have waterway access to the lake. It also has some commercial development in the form of a marina, a restaurant and a campground. All of the development in this area has been since 1950. The homes in this area and Farr Road area vary in an estimated value from $50,000 to $250,000. There are few fences in this area and very little privacy since most of this property is within sight of M-22. Lake Michigan Shoreline: Between Portage Point and Pierport is a stretch of Lake Michigan shoreline which is characterized by high bluffs and sand dunes. This is a very fragile area and must be carefully controlled to avoid lake and wind erosion of this ecosystem. !. I l Agricultural Areas: Agricultural areas, farming, open field. The balance of the township 1s presently zoned Agricultural Residential and has a mix of farm and nonfarm homes. The 11 neighborhoods described above each have unique characteristics. Those characteristics help define the different areas of the township for purposes of introducing public programs to enhance the positive characteristics and to mitigate what may be seen as undesirable characteristics. The community characteristics, along with land use mapping and natural features information, etc., can be used to identify commercial, industrial, residential and agricultural, and forestry zones in Onekama Township. EXISTING ZONING I l_ This discussion will center on the use and comparison of four maps: The township land use map (page 121 ); Neighborhoods map (page 126); 1983 Zoning Ordinance map (page 127); and the county Land Use Plan map (page 128). Existing land use, recognized neighborhoods, a general county plan, and existing zoning are each major factors in creating a future plan map for Onekama Township. 116 ' I I 1' ' i I. - �Also to be taken into account are the areas which have particular limitations toward development (wetlands) and soil types and special and unique areas, and regionally and state designated forestlands. In Onekama Township soils suited for farm purposes involve a large area. Further. those areas are already in farm use. The area zoned agricultural residential in the northeast quarter of the township follows strong parallels to existing land use, neighborhoods, and soils particularly suited for farming. However, the current zoning ordinance allows a long list of non-farm uses in the district. It also encompasses a large amount of land which is not considered nationally unique farmland (see discussion on page 34, 148). This results in valuable agricultural areas not receiving protection, and a large rural "throw-away" district. This difference is also seen in comparing the county land use plan map with the current zoning map. Onekama Township can be considered "out-of-step" with county wide planning on this issue. Nationally unique farmland should be delineated and zoned agricultural. Residential zoning, on the other hand, closely follows the county plan, existing land use patterns and provides for adequate room for growth (the north half of Sections 22 and 21). Other than minor district boundary changes, if any, to recognize neighborhood distinctions outlined above, no revisions are necessary. Areas for more intense commercial and industrial activity are adequately provided for within Onekama Village, and need not have a designated area in the unincorporated areas of the township. The provision of a residential-commercial area (Easy Street/Farr Road area) is more than adequate for projected growth or demand. Such uses are also more appropriately located in the village where public sewer is available. Zoning designed to protect the features which lead the county land use plan to designate special and unique areas and resource preservation areas (generally Portage Lake frontage wetlands, and the undeveloped Lake Michigan shoreline (high bluffs, beach, sand dunes, high risk erosion)) should also be considered. Current zoning does not deaJ with either of these issues. The remainder of the township should be considered for a rural residential (general farm-residential-multiple use district) zoning for the township's future land use plan. l. 117 �ONEKAMA TOWNSHIP PARCEL MAP 1983 REPRINTED WITH PERMISSION,@ROCKFORD MAP PUBLS, INC. z 8 0 !:? z . § 8 ':\( :;;/" 2 7 AMSPORT z § 4Q PORrAG£ z ,.:...,,~~~...i:::::~:!.l.---.:::....w=:~~J:!::..L::;;.~.;..:::=1.~~.:.._JL!l::::;~~--_.;::.::..:::..i.;~.;.i.;+::...i.~;;::..;.J.-lr-..i..----~~:;i. ,, e.-,R...-k/'"- ,..,__,_p,,~, ,r;,,r 2000[ ,.,.,...,_ 5000[ J000£ 118 c..,-_,,,,.,,-h § ,-. 6000C �ONEKAMA TOWNSHIP RECORDED SUBDIVISIONS Hopkins Addn. to Village of P~~rport Amended Plat of the Village of Pierport 2 3 I 11 ll ____ , u 1 15 0 Portage Park Addition #1 Plat of Portage Park Resort I. ,. I Il. Forest View Shores 34 Farr's Sub. of Lot 47 of Eagle Point 119 MANISTEE COUNTY PLANNING COM~ISSIO~ �ONEKAMA TOWNSHIP FRACTIONALIZATION OF LAND NOT INCLUDING SUBDIVISIONS: Land divided into 20 or less acre parcels 1974-1983 Land divided into ·20 or less acre parcels prior to 1974 u I 0 120 MANISTEE COUNTY PLAl✓NJNG COM.Q:1ss10R �21 ' JNEKAMA TOWNSHIP , 1 USE/LAND ,ER MAP ,H 32 1982 21 32 -421 32 -429 -429 32 22 31 ~ I I_ -411 �, 1. Ier ta ~mtic Lillll Use laps Urban 11. Resider.tial 111. :!111.ti-fanily; high rise (4 or mre floors) 112. }!ul:i-faaµy; low rise 113. Si::c:le fanily and duplexes 115. Hcb::e home parks 116. !ulti?le or group quarters 12. Comie."Cial anc services 121. P!'ina.,ry central oosiness district 122. 124. 125. 126. 127. 13. Shopp~,g cen~er/aall . Secc:-.aary neiallborllocd oosmess 01::e: commercial mi services I::stitutional/gover:ment Iix:cc: cultural, public 3ssemly, recmticns Fm:r..:: diqits for eacil cateaory above: 1 1. ·eomaercial, retail '2. Services, financial, professional, repair 'j, Health '4. Education '5. Religious 1 6. CorreC"ional, detention, jails '7. Military '8. Government administration and services '9. ct.Iler See f:.f:h digi:s to indicate type of fourth digit use. Indus:rial 131. m. m. 134. 135. 136. 138. 139. P!'inary netal orcduction ?e~ochelicals. storage, refining, etc. Pnnary wood processmg, 1~, ptlD, paper Sbr:e, clay, giass, cement, bnck 1 eti:. Net.al fabrication 1secondary nanuracturing) Hor:-netal fabrication (secondary mufacturing) Incustrial Parks Other See fourth digits for further detail and cross-reference to standard Imtrial Classification llanual 15. Transoortaticn, Col!mmication, utilities 141. · Air tran5?>rtation 142. Rail transportation 143. Wate ~ t i o n 144. Road transoortation 145. Ccmmnications; radio, moneLradar, TV 146. Utilities;. electric, gas, petroleum, solid 11-aste disposal mi transfer, sewage, eater treabent (Use sane subcategories as 14) 16. Mixed 17. Brtractive 171. ODen ~its 172. Sfiaif (Dines) 173. Wells 14. 179. other See fout"..ll digits for breakdown of the type of material being extracted. 19. I L Open and other 191. Mccor cultural; ~ens zoos 192. outccor public ass9bly, drive-in mvies, fair, racetracks, stadim:is 193. outccor.recreation (see fourtll digit for type) 194. Ce::eter1es 199. other (c:intlnued) 122 �Kev to Thematic Land Use Maps (continued) 2. Agri=l:ml 21. Crcolan<i 211: CJltivated cropland 212. Bay, rotation and pernanent pasture 22. Orcilar:ls, Bush-Fruits, Vinevards, Borucu.lture 221. rree fruits (see rourth digit for type of tree 222. Bush-fruits v~rds 223. Cc'.anental hor..icillture, nurseries (sod, floriculture, nurseries) 23. Confined Feeding Operation.s 24. Peniai:e.'I: ?as~e 29. ot.1!er (faratead, greenhouses, racetracks, etc.) 3. Rangelar.d (Non-foresterl, fields) 31. Her:aceous; arass field no woodv piants 32. Shrub; s:a:l'.cody plants in a field 4. Forested 41. Decic~cus 411. 412. m. 414. 42. 5. water 51. 52. 53. 54. 6. Northern hardwood Central hardwood Aspen/lihite Birch asscciation I.cwlam hard'.ocd Coniferous 421. ?ine 422. other UDland conifer m. Lovlana conifer 429. Chrisblas tree plantation Strean, vatenray Lake Reservoir; dall backwater, irrigation ?Jnd Great Lake Wetland 61. Forested (wooded) liocded; trees mre than 20 feet tall daainate 612. Shr.ib/scrub; woody vegetation less than 20 feet Hon-forested 621. Aquatic bed; plants growing/living in the water 622. E!ter9ent; et plants growl.Ilg above water level 623. Plats 6ll. 62. 7. Barren 72. 73. I I_ 75. 79. Beaches and Riverb1nks 721. Sam beach 722. Gravel beach 723. Riverbank 729. other Sand Dunes 731. Hill, IKllllld, ridge, wind-blown 1I11Vegetated sand other . 739. Transitional Areas other !. 123 �ONEKAMA TOWNSHIP THEMATIC LAND USE/COVER MAPS Wetlands (Forested and NonForested) i : Forested Lands Herbaceous (Fields, Small Bush) Agricultural Lands (Orchard, Row Crops, Pasture) I I- 124 �ONEKAMA TOWNSHIP THEMATIC LAND USE/COVER MAPS Comme::c:La: Land Uses Open U.r ba-: Lands (Parks & Cemeteries) Residentia.:.. Land Uses Barren Lands (Beach) 125 �ONEKAMA TOWNSHIP -__·-____ -: · ~:---.:ttE16PfBORHOODS --., -~- ·.::.:-- ~ ~ - . --= ~ 7:. ~ _7.=== P_ierpo.rt __ , ._ 2 ll I 11 15 r tt l _; .. 0 24 Portage Point I \_ Wi 11 iamsport ,. ' 126 MANISTEE COUNTY PLANNING CO~fSSIO'R �• I --.-•-······ ON61(~:-~ : 0~SfilP. ZONING MAP . (copy) ·-- -·--=~.· ~ - ·--·- ..-- ~ November · , 1987 · D -' D D D D RR-1 Resort Residential RR-2 Resort Residential RR-3 Resort JO ft Reaidential 8 ecback RR-4 Resort Residential A AC-1 AgriculturalResidential45 ft setback CommericalResidential B 70 ft. AG-1 NT1B Ill. Qca-1 -_,,·~~~.. ~•-it : · .,11. • ... · · • :'·· . ..., _..;.· · ~ . . :_, . __ , ,... 2 gJu.cult.wt.a.l-R .i.denti..al. U I 11 · '--:30:7r t ··,, · setback i I. .30 I.I ·30 ft setback E o~Ru.id 55 ft' setback · ING COMM 127 �ONEKAMA TOWNSHIP DETAIL MANJ~EE; co_u~ LAND USE PLAN :-:::im · •· . .~.. .. ·= .. .; ~ .... _, RURAL ,ona II). RESOURCE 14 15 ~..,..wVA~ I N - RESOURCE PRESE~~li-4il• •-----+--4 ·nENTIAL R~~M~~h1or I IL .· ESIIENT AL 128 �GOALS, OBJECTIVES, ACTION PLAN [. I The main function of this document is to plan for the future of Onekama Township. Planning for the future includes the total scope of township services and capital improvements to. be done in the township. Thus, planning includes road construction; water and/or sewer system construction; maintenance and construction of public buildings; sidewalk construction; park improvement and construction; economic development1 including tax incentive programs, bonding, grants, etc.; and development of the land so there are coordinated areas of residential expansion, preservation of open space, environmental protection and areas for intense development, such as commercial and industrial. The planning for the future of Onekama Township must take into account the anticipated population growth, economic growth, natural resources and geography of the township. This section of the Onekama Township Comprehensive Plan is to present statements and principals for the planned development of Onekama. This section of the plan is also likely to be the more frequently amended and updated portion of the plan. The Onekama Township Planning Commission should, every three to five years, carefully review this document to make sure it is still up-to-date. Every time a zoning ordinance amendment is proposed, the Planning Commission should first review the proposed zoning amendment against the plan to insure that it complies, or that this plan be updated first. Finally, the Onekama Township Planning Commission should coordinate this plan with the Manistee County Comprehensive Plan to insure neither contradict one another. The statements for planning in Onekama Township are given in three forms, or three levels. First is the statement of a "goal". A goal means a general description of an ideal condition or situation. The purpose of a goal is to provide direction. It may, admittedly, not be obtainable. The ·second is the statement of an "objective". An objective is an achievable point in the general direction of a goal. Its achievement marks progress toward the goal. The third .is the statement of "strategy". A strategy means the township's policy, planned action, or directive, which is designed to achieve an objective. A simplified example of this, at a personal level, might be to have the goal of always owning a new car without debt. The objective is to buy a car every three years. The strategy is to place $333.33 in a savings account every month and not use the savings account except to buy the new car. In an attempt to identify goals and objectives for this Plan, the following two methods were used. The Onekama Township Planning Commission established some .general service statements which were used to develop the map on the next page: 129 �"Existing Service Areas of the Township". The statements are to reflect areas where public water and sidewalks are to be provided. where paved roads are. areas where neighborhood parks are within a one mile from residential areas. The map on Page 131 shows those areas of Onekama Township where the above services should be available. That map, "Planned Service Areas", is created by the Onekama Township Planning Commission to define what levels of service will be provided (objective) to certain areas of the township. The following map, "Deficiencies in Planned Service Areas", is a map that shows which areas of Onekama Township have service deficiencies according to the above standards. The overall goal of the Onekama Township Comprehensive Plan is to maintain the intrinsic character of the area and to preserve the attributes. which comprise the high quality of life in Onekama Township, while at the same time accommodating population and business growth to occur in an orderly manner. An objective is that commercial, industrial and residential areas of Onekama Township be consolidated in area so that the township can benefit from lower costs by only providing urban level services to those selected areas of the township, rather than bearing the high cost of providing the urban services throughout the township. The Planned Service Areas map is Onekama Township Planning Commission's attempt to show which areas of the township will receive what levels of service. The remainder of this plan will, by general topic, introduce goals, objectives and strategies which comprise the township's future plan. 130 �··. , ..,··· . .., . ONEKAMA TOWNSHIP -~ -.=lY.ANNED SERVICE AREAS _____ , I - Service Area I II - Service Area II 2 III - Service Area III \2. . 11 15 1 0 24 I I I I. 131 MANISTEE COUNTY PLANl"INC r.-OMi\lrssrd~ �LAND USE DEVELOPMENT GOAL: To maintain the intrinsic character of the area and to preserve the attributes which comprise the high quality of life in Onekama Township, while at the same time accommodating population and business growth to occur in an orderly manner. OBJECTIVES: To develop Onekama Township according to a land use plan shown on page 150. GOAL: Develop an open space system in conjunction with region-wide goals and policies. OBJECTIVES: Implement zoning, based on a land use plan, for the protection of land along ·shorelines and streams. AGRICULTURAL LAND USE · GOAL: To preserve nationally unique farmland, to protect the agricultural industry in the township and the resources it needs to exist. OBJECTIVE: To zone to attempt to protect agricultural lands, which are important agricultural resources, for farm use while at the same time providing some flexibility for farm operations to be able to engage in a wide range of farm activities and have some ability to sell parcels from the farm for other compatible uses. STRATEGY: Establish area of the township (shown on the map, page 150) which are for agricultural preservation, that includes only those areas which are both nationally unique or locally exceptional farmlands and areas which have current or historic agricultural land use. (Natural Resources) STRATEGY: Permitted uses should include only agricultural activities, taken in a broad sense, so they include farms, forestry operations, and accessory uses; farmer's homes, housing for farm workers, storage, barns, repair shops, etc. (Natural Resources) STRATEGY: Special uses should include only those uses which by their very nature are compatible and complementary with farm/agriculture operations. The idea is to avoid uses which are going to experience problems being located next to a farm, or which will be a problem for the farm that may be next door. (Natural Resources) I , 132 • �AGRICULTURAL-RESIDENTIAL LAND USES OBJECTIVE: Areas of the township which are not designated as residential~ commercial, or agricultural should be classified as agricultural-residential. STRATEGY: Agricultural residential areas should be those areas shown on the map (page 150) that include a broad range of residential, agricultural, light commercial and industrial, and extractive uses. STRATEGY: Allow platting new subdivisions for single family dwellings m areas designated agricultural-residential. RESIDENTIAL LAi~D USES OBJECTIVE: Allow for the orderly growth in residential and seasonal dwellings without destroying the intrinsic character of the area --i.e. the "up north", "woodland lake" atmosphere. STRATEGY: Maintain a lower population density in the Resort Residential areas by limiting these areas to single family dwellings and encouraging establishment or preservation of green areas STRATEGY: · Provisions for multiple family dwellings, if required, will be provided in the commercial and agricultural-residential areas of the township. STRATEGY: Encourage platting new subdivisions for single family dwellings in areas designated residential (as areas where services can be provided in a cost efficient and environmentally sound manner). COMMERCIAL LAND USES OBJECTIVE: Have reasonable commercial ·development to provide services for residential and transients, and to provide employment opport~ties at businesses. STRATEGY: Provide for businesses to locate in the area designated commercial on the land use map (as areas where adverse impacts on the character of the area and natural environment will be minimized). I '~ STRATEGY: Provide for '1ight industrial" business activities, under special circumstances and conditions, in the township in order to provide some employment for residents in the area designated commercial �and/or agricultural residential on the land use map (as the areas where adverse impacts on the intrinsic character and special and natural environment are minimized). STRATEGY: "Heavy Industry" should not be permitted in Onekama Township. The Manistee Lake area, and Kaleva Village Industrial Park --in the same labor market area, and economic hinterland-already provide the required locations for existing and future heavy industry needs for the Onekama Township and Manistee County area. SHORELINE LAND USES OBJECTIVE: To maintain the intrinsic character of the overall quality of Portage Lake, the shoreline of Portage Lake and Lake Michigan and surrounding wooded hills. STRATEGY: Shoreline Development Ordinance should be adopted by the Township which deals with 1. Specific provisions for shoreline protection and maintenance. 2. Controls of runoff laden with pollutants including oil, grease, gasoline, commercial fertilizers, insecticides, herbicides, septic effluents, etc. 3. Protection of unique natural environmental features (sand dunes, designated natural areas, wetlands, Lake Michigan beach). 4. Establishment of a greenbelt around the lake which shall remain unmodified and protected from alteration. 5. Prolubition of keyhole development and spot zoning. STRATEGY: Revision of Township Zoning Ordinance to create a more responsive guide for development in the Portage Lake area as they relate to the following elements outlined in the Portage Lake Management Plan: 1. streams and creeks 2. wetlands 3. woodlands 4. hillsides and erosion control 5. mining 6. variances 7. land use regulations as they relate to all specific land uses including residential, commercial, industrial, etc., including the possibility of using Planned Unit Development to allow for clustering of developments in exchange for maintaining open 134 �J space and/or protections to valued environment features in the area. STRATEGY: Enforcement of Ordinances: The Township and residents must recognize that existing and recommended ordinances and revisions are of no value if not enforced. The Township and other municipalities must take affirmative action to ensure compliance with all adopted ordinances. This policy should go beyond just the issue of land use planning but be applied to all issues discussed herein. 135 �ONEKAMA TOWNSHIP LAND USE PLA N MAP 1989 r 1 II Agr-Res 0 r I. I. -···-················ Hf:f:HJEHHf III~ ~EiI~~= ~~~::::::: ~::::i::: ...... ······ ..... ::::::: ::::::::···:::::::: ::::::::::: :::: :······==:::::::::::::::::::::::. :::::;: :: :-: ::~:::::::: Ll;;::::: = ===· -====: ~::~gf:;~~~~ ~ f~g = n~ ~~~gg~ ~ ;~ - • . :r..~: ·- ...- ,......._. .·-·•. :-'--erc·tlr ~;:kef " 136 MANISTE: COUNTY PLM,l·!!t·IC ,:-o.a.<JAfssroA j I �TRANSPORTATION GOAL: To·provide safe automobile transportation through the township with the miles of roads in existence in proportion to development so roads are not built where development will not occur and road construction resources are concentrated only in populated areas. OBJECTIVE: To use development of roads to concentrate development in residential and commercial areas, and not encourage road development in agricultural and special and unique areas. STRATEGY: New road construction to take place in residential and commercial areas (Service Area I, II) unless a part of a subdivision allowed agricultural-residential area in Service Area III. RECREATION GOAL: To have equitable distribution of park facilities that serve all residential areas in Service Areas I and II and to provide the township with a variety of park facilities. GOAL: Develop a Portage Lake/Onekama Village/Onekama Township community system of parks, and recreation areas adequate to meet the needs of all age groups and handicapped persons who live within the community. OBJECTIVE: Retain, maintain and/or acquire land for water access to Portage Lake and Lake Michigan and streams for the benefit of citizens who do not own waterfront property while at the same time avoiding nuisances for landowners adjacent to the access sites. OBJECTIVE: Retain and/or acquire land needed for future park expansion in Service Areas I and II, which includes plans for a soccer field, softball fields, but schedule development in relation to what can be properly maintained. STRATEGY: Encourage donation of private land for nature trails, public parks, and recreation purposes. STRATEGY: Develop small public or semi-public open spaces in conjunction with new governmental, institutional, commercial, and residential building projects. I I Lr STRATEGY: Explore, as a means of augmenting the present supply of recreation areas and conserving valuable natural and scenic 137 �environment, the granting of tax deferments to propeny owners who keep land in open use. OBJECTIVE: Develop a parks and recreation maintenance program, shared by government units and service . and educational organizations. i.e. "Adopt a Park" GOAL: Develop a recreation program which will provide opportunities for all age groups and the handicapped. OBJECTIVE: Encourage cooperation between the Village and Township government, County Fair Board, County Road Commission and the school board in providing an integrated recreation program, including consideration of joint financial support. STRATEGY: Utilize the County Fairgrounds for recreational purposes. STRATEGY: Develop senior citizen activities in the area as a minimum objective, with more frequent use of Farr Center for more senior activities, cards, bingo, meals. STRATEGY: (See road ends discussion, below.) OBJECTIVE: Involve service organizations and church groups in meeting recreational program needs and bring youth and seniors together in a recreational atmosphere which will encourage greater understanding for retired citizen and youth needs. OBJECTIVE: Develop a system of scenic, historic and pastoral mini-parks in Service Area I and throughout the township for hiking, biking, skiing, and connect all parks with a "path". I I. STRATEGY: Connect scenic areas with bike path and/or walking paths. STRATEGY: Place approved markers and signage throughout - designating areas as scenic, historical, or wildlife areas. STRATEGY: Identify recreational areas and opportunities via maps and guides for all ages to enjoy. OBJECTIVE: Develop or allow development of more water-based recreation facilities which are well located and controlled for public enjoyment and use. ,_ 138 �OBJECTIVE: Improve the year-round recreation base of the community by encouraging the public and private development of winter recreation facilities. STRATEGY: Allow development of facilities to accommodate cross-country skiing, ice fishing, and ice skating. GOAL: Establish a comprehensive ''Road Ends" management system designed to eliminate township liability issues and enhance township recreation opportunities. OBJECTIVE: "Road End" Recreation Areas: Use the recommendations of the Portage Lake Management Plan as a guide to establish "road end recreation areas" involving the dedication of specific road ends for designated activities based upon their inherent characteristics and capabilities. STRATEGY: Determine ownership and jurisdiction of road ends, and then proceed with use of individual sites, as appropriate. STRATEGY: Onekama Township Park Ordinance: To properly maintain and program these recreational "road end" areas, Onekama .Township should adopt a township park ordinance following the Portage Lake Management Plan as a guide. GOAL: To have safety and a mixed use of Portage Lake transportation and recreation needs: OBJECTIVE: To provide for a variety of uses on Portage Lake (shipping, harbor of refuge, recreation boating) while at the same time providing for swimming, fishing, and other water contact sports. STRATEGY: Establishment of Water Safety Awareness Program: Through the Department of Natural Resources, U.S. Coast Guard, county or township offices, a Water Safety Awareness Program should be developed including public presentations and written literature, following the recommendations of the Portage Lake Management Plan as a guide. INFRASTRUCTURE (Water System, County Drains, Utilities, Schools, Public Buildings, Fire Department): GOAL: To maintain an active capital improvement program, to insure needed and desired public facilities exist. 139 �IP. f OBJECTIVE: Construction of a centralized public sewer system or cluster drain field system in areas of concentrated development. STRATEGY: Development of preparatory plans for an additional Public Sewer Service District: Initial action should be taken before the need (via increased development density) is severe and water quality sacrificed (Service Area I). STRATEGY: When there is a concentrated development of new housing taking place, consider requiring "cluster .type" waste treatment systems (Service Area II). STRATEGY: Develop a sewage Disposal Ordinance which requires public monitoring and maintenance of existing on-site sewage disposal systems (all service areas). (See Natural Environment) GOAL: To have the ability to suppress all fires prior to significant property damage and without any injury and loss of life. STRATEGY: members to have Establish training. Continue training programs now underway to have all of the Fire Department through Fire Fighter #1 class, and as many as possible through the Fire Fighter #2 class. incentives for persons to take the time necessary for the STRATEGY: Purchase a VCR-TV system to provide in-house training for Fire Department and First Responder Unit (Rescue Squad) personnel. i I-· STRATEGY: Upgrade access roads in those areas where the Fire Department or First Responder Unit would have difficulty reaching in case of an emergency. STRATEGY: Provide information to the County Road Commission so that they install road signs where needed. Make sure house numbers are properly displayed. OBJECTIVE: Improved communications system for Fire Department and First Responder Unit that will allow prompt and accurate response to all emergencies. STRATEGY: Take part in a countywide communications system (911 emergency call). r- 140 updated centralized �,.... OBJECTIVE: To have the ability to respond promptly to calls involving human injury and/or medical emergencies. STRATEGY: Send at least two persons a year for Emergency Medical Technician (EMT) training. STRATEGY: Purchase a defibrillation unit for heart attack emergencies. STRATEGY: Purchase a rescue vehicle if required by law. STRATEGY: Provide additional members of the First Resoonder unit with portable two-way radios. STRATEGY: Provide additional members of the First Responder Unit with first call bags and resuscitators. ECONOMIC DEVELOPMENT GOAL: To take part in development of a strong regional (county-wide) economy to solidify Onekama Township's role as a bedroom community to the Manistee Lake area. OBJECTIVE: To continue to develop and protect the tourist and seasonal aspects of Onekama Township's economy. OBJECTIVE: To take land use steps necessary for the protection and enhancement of agricultural enterprises. OBJECTIVE: To protect the quality of life that enhances Onekama Township's position as a desirable bedroom community to the Manistee Lake area. OBJECTIVE: To allow small manufacturing enterprises to locate in Onekama Township while keeping to a minimum adverse impacts on agriculture, tourism and residential economies. NATURAL ENVIRONMENT GOAL: To preserve those areas of the township that are environmentally special and unique for the benefit of future generations, such as OBJECTIVE: Implement stricter measures to protect sand dunes along Lake Michigan and Portage Lake. 141 (" ' ' �STRATEGY: Control or exclude building and development in sand dune areas identified in this master plan that are fragile from an environmental standpoint. STRATEGY: Stabilize ''blow-outs" by soil erosion measures and preventing removal of natural vegetation. STRATEGY: Require lower density developments in sand dune areas, by allowing only single family dwellings on larger parcel sizes than otherwise permitted in residential areas, and greater distances for lakefront bluff line setbacks. STRATEGY: Use the Open Space Preservation Act to encourage agreements between landowners not to develop in return for a tax reduction or -acquire (publicly or by private organization) development rights. OBJECTIVE: Achieve stricter wetland preservation measures than what currently exists in Onekama Township zoning. STRATEGY: Limit the type and amount of development in a wetland. In certain key wetlands identified in this Master Plan prohibit any development or building by exclusionary zoning, public purchase of the land, as may be necessary. STRATEGY: Use the Open Space Preservation Act to encourage agreements between landowners not to "develop in return for a tax reduction or acquire (publicly or by private organization) development rights. OBJECTIVE: Protect designated natural areas (Williamsport Wooded Dune) and areas designated special and unique . . STRATEGY: Use the Open Space Preservation Act to encourage agreements between landowners not to develop in return for a tax reduction or acquire (publicly or by private organization) development rights. 1· iI. .. OBJECTIVE: Protect the water quality of Portage Lake and other lakes and streams. STRATEGY: Establishment of a comprehensive water quality monitoring program --by the township, lake association, or a lake board-- 142 �pursuant to the Portage Lake Management Plan to identify nutrients and pollutants and the change of concentration over time and to determine the nutrient/pollution sources. STRATEGY: Development of On-site Sewage Disposal Ordinance: Adoption, compliance, and enforcement of an On-Site Sewage Disposal Ordinance, according to the Portage Lake Management Plan (see Infrastructure). STRATEGY: Development of preparatory plans for an additional Public Sewer Service District: Initial action should be taken before the need (via increased development density) is severe and water quality sacrificed. (See Infrastructure.) STRATEGY: Development of Lake Quality Awareness Program: A public awareness program to educate the public on the dynamics of lake water quality is required to modify the public·s practices concerning septic system operation, weed and algae growth. relationship between water quality and land value, escalation of poor water quality once pollution has started, water conservation, lawn fertilization. OBJECTIVE: Increased communication and cooperation among municipal units: It is critical that all local municipalities understand their interdependence upon one another in ensuring that Portage Lake follows a healthy direction in the future. It is critical that all local municipalities understand their interdependence upon one another in establishing an environment supportive of the needs of the local residents. Accordingly, consistent open dialogue is necessary as are regularly scheduled meetings among these entities. The Soil Conservation District and Cooperative Extension Service should be utilized for their expertise and guidance in these areas. STRATEGY: Portage Lake Watershed Committee: To coordinate activities in the entire Portage Lake watershed, cooperation among all municipalities within the lake watershed directed at maintaining and ensuring good lake water quality. A committee should be established consisting of appropriate health and planning officials from Manistee County and Onekama Township, Onekama Village, Bear Lake Township, Brown Township, Manistee Township, as directed in the Portage Lake Management Plan. HISTORIC AND CULTURAL, POPULATION. OTHER GOAL: Protect historic and cultural features in the township. 143 �OBJECTIVE: Work closely with the Michigan Historic Commission and Department of Natural Resources for designation and development funds. OBJECTIVE: Support efforts of the Manistee County Historical Society in achieving the goal of maintaining the area museums. [\WP\TOWNS\PLN-GOAL.ONE] L L rl ... ( I I I L 144 �• APPENDIXES r L- 145 I" I l �October 22. 1990 WORKING PAPER AGRICULTURE COMMITTEE OF THE ONEKAMA TOWNSHIP PLANNING COMMISSION [add to end of "Agriculture" subsection of the "Natural Features" Section of the Onekama Township Comprehensive Plan [\WP\TO\VNS\PLN-NATR.ONE] ] l• Even though having farmland preservation zoning is a widely held concept, there is concern in Onekama Township if farmers want or need such provisions. To resolve this issue, the Onekama Township Planning Commission created an Agriculture Committee. The committee consisted of two members of the Commissfon and three Onekama Township farmers. The results of discussions in this committee is the best thing to accomplish agricultural land preservation is a strong and healthy agricultural economy. The second thing centers on land management, and seemingly is contradictory: 1. Do not limit the farmer in terms of what he can do with his land. This is both in terms of not limiting the type of farm operation, farm practices or types of crops (i.e. a broad definition of what is a farm), and for what uses the land may be sold for. 2. Protect the farmer, so incompatible land uses do not start up next to him and so land development in the agricultural area does not drive up the value of land. In short, the farmer wants the cake, and wants to eat it too. In an attempt to reconcile the inherent conflict -freedom to use/sell farm land for whatever is wanted and to protect farms from non-farm high property values and incompatible land uses-- the following is proposed. Onekama Township should use as broad a definition of "farm" or "agriculture" as possible. The idea is to allow the fullest scope of activities possible while still being a farm or agricultural operation. The definition, or qualification, of a farm under the administrative rules promulgated under the Michigan Farmland and Open Space [ r IL \ 146 �Preservation Act' 0 is an example. A second example is the definition used in the Standard Industrial Classification Code (SIC Manual).u The district should permit only farms/agricultural and forestry uses in an Agriculture District. Things such as the farmer's home, farm labor's housing, barns, tool and repair shops, storage, should be considered accessory uses to the principle farm use. There are certain uses which are okay, in terms of companble and not resulting in being detrimental to the agricultural economy (land values). Those uses should be allowed only under certain conditions. Thus, uses like a single family home on a parcel. a small neighborhood retail enterprise, sawmill, and some manufacturing enterprises should be acceptable. Such uses would be subject to certain conditions or standards. Those standards include: 1. From a single parcel of farm land, a maximum of four new parcels can be created. This is to coincide with the state Subdivision Control Act requirement that only four parcels, which are 10 acres or smaller in size, may be created without making a subdivision. (The idea is not to allow residential subdivisions in agricultural areas.) 2. That a special use permit is only issued with the proviso the applicant sign a statement they understand agricultural uses and practices will continue in the area even though they may be inconvenient or a nuisance. 3. That the proposed use utilizes land which is the poorer (in terms of agricultural suitability) areas of a farm, such as a sand blowout, ditches, gullies, dips, etc., or existing buildings. 4. That the proposed · use is found to be companble as a neighbor to agricultural uses. Concerns the above principles are trying to deal with include mainly compatibility. The idea is to avoid uses which are going to experience problems being located next to a farm, or which will be a problem for the farm that may be next door. Examples include: (1) an industry (warehousing, retailer) which handles hazardous, toxic or other liquid wastes which may result in groundwater contamination, air pollution which reduces or eliminates crop growth. Such a situation is not compatible to a farm dependent on groundwater. (2) A housing development (i.e. more than a single family home that is only allowed with the above proviso) will not be compatible with farm operations running large equipment at night, manure smell, crop spray blowing onto or into a house, etc. and drives neighboring farm land values up. (3) A large or major retail or service enterprise (i.e. more than a small neighborhood retailer who is only allowed with the above proviso) will 42 ' 0 P.A 116 of 1974, as amended, being MCL 554.701 eL seg. n Standard Industrial Classification Manual 1987; Executive Office of the President, Office of Management and Budget; U. S. Government Printing Office, National Technical Information Service, 5285 Port Royal Road, Springfield, Virginia 22161: Order number PB 87-100012. 42 P.A 288 of 1967, as amended, being MCL 560.101 eL seq. 147 �not be compatible with farm operations where spray coats merchandise, customers' cars, there is high volume traffic on a road also used by large slow farm equipment, and drives neighboring farm land values up. Finally, a concern expressed is farm preservation should not be . a zoning district which encompasses any more area than justified. Such a district should include only those areas which are both recognized as nationally unique or locally · exceptional farmlands (see map on page '?) and areas which currently and historically have an agriculture land use (see map on page '?). The areas which do not qualify under the conditions given here should be zoned residential or agricultural-residential. I I I L 148 �[add to Land Use Development subsection of the Goals, Objectives, Action Plan Section of Onekama Township Comprehensive Plan [\WP\TOWNS\PLN-GOAL.ONE] ] OBJECTIVE: To preserve agricultural lands, which are important agricultural resources, for farm use while at the same time providing some flexibility for farm operations to be able to engage in a wide range of farm activities and have some ability to sell parcels of the farm for other compatible uses. STRATEGY:Establish an area of the township (shown on the map, page 150) which is for agricultural preservation, that includes only those areas which are both nationally unique or locally exceptional farmlands and areas which have current or historic agricultural land use. (Natural Resources) STRATEGY: Permitted uses should include only agricultural activities, taken in a broad sense, so they include farms, .forestry operations, and accessory uses; farmer's homes, housing for farm workers, storage, barns, repair shops, etc. (Natural Resources) STRATEGY: Special uses should include only those uses which by their very nature are compatible with farm/agriculture operations. The idea is to avoid uses which are going to experience problems being located next to a farm, or which will be a problem for the farm that may be next door. (Na~ural Resources) 0 BJECTIVE: Areas of the township which are not designated as residential. commercial, or agricultural should be classified as agricultural-residential. STRATEGY: Agricultural residential areas should be those areas shown on the map (page 150) that include a broad range of residential, agricultural, light commercial and industrial, and extractive uses. 149 �~ ~~1~~:;-.: \: ~~~. ·-:-:~.- ~ ~': ... --: ·. : 7" -~- - -:-: ..-:-:-. .~ . ;: ·.-.... . --t""·~-~:.,....,..; •:·.: --:~ ~·· ~.:· ONEKAMA TOWNSHIP DETAIL ..;MANISTEE; COUNTY LAND USE PLAN - -=:= ~ ..l -·= . _:.a .......- 1 RURAL RESOURCE ~~!W-J.U.VJ:l.lA I N 15 _J ·"auRES-OtJ RCE PRESEJ.A1-a.+-++i~._.._...,...._..~ , ' .......DENT IAL n~~M~~h1c I L. ESIIENT AL 150 �SA.i\1PLE DEFINITIONS: DEFINITION CONSTRUCTED FROM FARMLAND PRESERVATION ACT RULES: FARM means a business enterprise engaged in agricultural production (and otherwise known as farms, ranches, dairies, nurseries, orchards) .of crops, livestock and trees and: a. Includes forty (40) or more acres of land in one ownership which is primarily devoted to agricultural use, or b. Has five (5) or more acres of land in one ownership, but less than forty ( 40) acres, devoted primarily to agricultural use, which has produced a gross annual income from agriculture of two hundred dollars ($200.00) per year or more per acre of cleared and tillable land, or c. Has been designated by the Michigan Department of Agriculture as a specialty farm in one ownership which has produced a gross annual income from an agricultural use of two thousand dollars ($2,000.00) or more. DEFINIDON CONSTRUCTED FROM SIC MAL"ilJAL: l_ [ I. \ ! I. lL. AGRICULTURAL PRODUCTION means establishments (e.g. farms, orchards, greenhouses, nurseries, ranches, dairies, feedlots, egg production facilities, broiler facilities, poultry hatcheries, apiaries) primarily engaged in the production of crops, plants, vines, and trees, sod farms, cranberry bogs, mushrooms, bulbs, flower seeds, vegetable seeds, growing of hydroponic crops; in the keeping, grazing, or fceding of livestock for the sale of livestock or livestock products (including serums), for livestock increase, or for value increase. Livestock as used here includes cattle, hogs, sheep, goats, and poultry of all kinds. Also included are animal specialties, such as horses, rabbits, bees, pets, fish in captivity, and fur-bearing animals in captivity. [\WP\TOWNS\PLN-AGR2.ONE] 151 �ONEKAMA TOWNSHIP PLANNING COMMISSIOi'J WETLAND COMMl'l"l'EE REPORT October 22, 1990 The wetland committee is making three recommendations: First, the following language be used in the Goals, Objectives, Strategies section of the Master Plan: "NATURAL ENVIRONMENT "GOAL: To preserve those areas of the township that are environmentally special and unique for the benefit of future generations, such as "OBJECTIVE: Achieve stricter wetland preservation measures than what currently exists in Onekama Township zoning. "STRATEGY: Limit the type and amount of development in a wetland. In certain key wetlands identified in this Master Plan, prohibit any development or building by exclusionary zoning, public purchase of the land, as may be necessary. "STRATEGY: Use the Open Space Preservation Act to encourage agreements between landowners not to develop in return for a tax reduction or acquire (publicly or by private organization) development •ghts ..... II ncr Please note the language is the same as shown in earlier drafts of the plan. The issue is how the above is achieved. To this end, the following zoning language is proposed. The second recommendation is the following proposed zoning language. It creates another residential district: a ''Wetland Residential" district. The district does not prohibit building of dwellings in the residential district. Rather it tries to accomplish the following: 1. Allows use of one's land for single family dwelling purposes. 2. Requires the review and approval by the Health Department and D NR Wetland for permit requirements prior to issuing a zoning permit. (Thus if denial for use of a wetland happens, it is done by the DNR, not the township). 3. Creates a specific district for those major wetlands identified in the Onekama Master Plan, thus alerting people a wetland issue may exist for a parcel in 152 �this area. (The map of the district has only those wetlands which are shown as "significant" in the township master plan subject to the provisions of this district (instead of all wetlands).) 4. Requires (recommended) larger setbacks. 5. Requires a minimum parcel size, which does not include any area of the parcel which is a wetland, sand dune, beach, etc. The proposed zoning is: ARTICLE VIII.B - LO\VLAND RESIDENTIAL DISTRICT - R 6 It is the intent of this district to protect significant wetlands adjacer.t and contiguous to Portage Lake, to recognize those wetlands as ecologically sensitive environments, to retain wetlands' ability· to serve as a sediment filter at Portage Lake, to retain the wetlands' ability to produce plant material and oxygen necessary to support the process of decay of natural and man-made materials on the lake bottom, to retain the wetlands' ability to act as a natural pollution filter for water entering Portage Lake and lake water. to protect fish and wildlife habitat; while at the same time providing compatible uses for recreation and game management such as recreation, low intensity residential uses, and to be consistent with the Onekama Township Master Plan. 8B.01 - Permitted Uses Permitted uses by permit authorized pursuant to Section 14.01 of this ordinance: A. B. C. D. Open Space Individual recreation act:Ivraes (such as an individual hunting, fishing, trapping) normally done without construction of permanent structures and normally allowed by state s\atute. Dwelling. 1. Home Occupation. 2. Parking for currently licensed automobiles. 3. Storage of one recreational vehicle, boat, boat trailer or trailer. 4. On lakefront lots, one boat dock for private use. Accessory Buildings and Uses to the above. Section 8B.02.1 - Special Uses: Special uses by permit authorized pursuant to Article XV of this ordinance: A. B. C. D. Water and wetland habitat-dependant game rearing operations. Federal, state and municipal game areas. Outdoor recreation parks Boat launching ramps 153 �E. F. t- Parking lots Accessory uses to the above. i Section 8B.03 - Regulations: Minimums: A. B. C. D. E. F. G. Minimum lot size: _ _ _ _ (_) square feet, which does not include nonbuildable sites within 1. sand dune 2. beach 3. wetland 4. high risk erosion area, and 5. flood plain Minimum lot frontage: _ _ _ _ _ (_) feet. [100 ft?] Minimum frontage on a public street or highway: _ _ _ _ _ (__) feet. Minimum yards, including all accessory buildings: 1. Front: _ _ _ _ (_) feet. [50 feet recommended] 2. Side: _ _ (_) feet for each side yard. 3. Rear: _ _ _ _ _ (_)feet for all uses. 4. Waterfront: one hundred (100) feet from the ordinary high water line. This waterfront setback does not apply to boat docks, boat launching · ramps, or beach facilities. Minimum floor area: _ _ _ _ _ _ (_.) square feet. Minimum dwelling width across any front, side length, or rear measurement: _ _ _ _ (__) feet. Any use constructed or occupied in this district shall be: 1. shown, by issuance of a Health Permit prior to obtaining a zoning permit under this ordinance, to be on an upland site which meets the requirements of the Manistee County Health Code; and 2. shown, by issuance of a wetlands permit or a letter indicating a wetlands permit is not needed from the Michigan Department of Natural Resources, prior to obtaining a zoning permit under this ordinance. Third, the wetland committee recommends the Onekama Township Land Use Plan Map 1989 show wetlands as shown on the map on the next page. (For reference a Water Systems --showing wetlands-- and a Significant Wetlands Map are also attached.) 154 �·- ·~1 :'1'1 a::----: .'· ...: -.· _.:C.:_, :.'·:-- :: ' ; ,),i. . . . , .• . . • �.. ~_'{..r. F~ - ~- x -~. r::-: I .,/ / ~~,c~~~~:. .{~~!"!:RJ:j~~1~:QS~ c •. �..:!f".-~:;;.==ztt::::~ -- -;;;.;····•-11111-=-,..::;•.;iiP-,,-.,_ - - - - --- --- - - - -- I . �, ! • I I r ' L r. I I - L. .. ~· ~ .-~ : : · · ~ . ... ...- ' 4>.". - �Onekama Lake, Manistee ,: ... ~-'· t. ~.';\ ._. . -~ County, Mich. 0 u 0 ~ 0 :I: ~ w ~ 190 7 r-- lII I •. ,_ r· t ( '= '~- �--------- ...... .._-. Corner on Main Street. O nekama. Mich. I. f L l . .. ' . -. ... ' ~ ·:.. ·...:; :-~":> - .: :. ._; �,y _-:--· 1 ~ - I :.Jlll \ r: l. [ .,..· �.:'"'~~ : . .. -:.-::.~..:. . ~ ~i-~~~i~~ - f" l . �., Picturesque Portage Point. I ,_ 1• L �Portage Inn, Onekama, ]v1ich. 19 10 • Portage Lake and Portage Poiut Inn, Onekama. Mich. r·I I r i l �r I I I r �~ ,. ,f . ~;~: r , ~ - ·.::..:; ~~ .. ~~~ " . - f .. /...;;' -·-~~~--. [ .," . �r ---- ·-·--------------------------- - - ·---- - - - ..' ""·· .. - ·- . . _ .~ ~-- .,._ .. I. ~ .. - _ ... ~ - - -· -------'---- �PORTAGE POINT INN. ONEKAMA . MICHIGAN i ~ I• �le �-.____ __. ---. '- · I. r r. rr -- .... -.•~ \,. .. r . ... .• - -· _: �• I. . . Ltlt, I L l I I. ' .- ~ ;i,~~f~ _,{-~..:i::-~ �Channel to Pcrh,ge L11ke Harbor of Refuge, Onekama, Mich. r.. [ � 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 Onekama-Twp_Comprehensive-Plan_1990 Creator An entity primarily responsible for making the resource Onekama Township Planning Commission, Onekama Township, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-10-18 Title A name given to the resource Onekama Township Comprehensive Plan Description An account of the resource The Onekama Township Comprehensive Plan was prepared by the Onekama Township Planning Commission and was amended and approved on October 18, 1990. Subject The topic of the resource Comprehensive plan publications Onekama Township (Mich.) Manistee 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/6721d14b4689f87959d55377d506c929.pdf 8ff32fd90cff54d767c6fc14e2e35e29 PDF Text Text � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource 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 Onekama_Zoning-Map_2023 Date A point or period of time associated with an event in the lifecycle of the resource 2023-02-04 Title A name given to the resource Official Zoning Map of Onekama Village Description An account of the resource The Official Zoning Map of Onekama Village went into effect on February 4, 2023. Subject The topic of the resource Zoning--Michigan Zoning--Maps Onekama (Mich.) Onekama Township (Mich.) Manistee 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/b115fb9e0e9fd820e74ab7120bf97e45.pdf d909ba38613f4afd7d4bdabee5c2b4a7 PDF Text Text HAST.ER PLAN UPDATE OAKFIET.iD TOWNSHIP 1986 - 2000 PREPARED BY: OAKFIELD TO\·llrnHIP PLANNING COMMISSION �Oakfield Township Master Plan 1986 Update A plnn in not a static document cast in concrete; rather, it is a pliable c;uide indicRting a future direction determined lJy many people. Above all, it i~ a process es well as a product. �OAI~FIELD TO:·.'NSHIP PLAWH!W Sher;yl Byrne Bill Lutzke Mickey Davis Ron Johnson Dave Herrema Bob Robertson COHSULTANT: J. Paul Jones corn ;rssron �TADLZ OF COHTEi'iTS: Chapter I. Introduction Chapter II. Goals and Objectives Chapter III. Population and Employment Projections Chapter IV. Questionnaire Responses 211d Evaluation or Impact GRAP-rlICS: 1. Existing Land Use Map 2. Future Land Use Plan �CHAPTER I IHTRODUCTION In the 1985 the Oakfield Township Commission determined that continuing development, changins technology and economic conditions pointed to a need for a re-examination of the basic future potential of the Tovmship and the need for realistic controls to assure sound development in accordance with the current needs and the desires of the citizens. With respect to the technical approach, the following basic procedure was followed: • Sources of Data Maximum use was made of existing data collected in recent County and Regional Planning efforts; as well as citizens' con~ents and sue;gestions. • Analysis Careful consideration was given to citizens' comments, population projections, land use needs, and the potential for implementation. Circulation and environmental considerations, and compatibility of land uses were major determinants of land use proposals. • Plan Development After needs were determined by the Planning Commission, specific land use proposals were developed, testin~ and revised as the result of a public hearin~. 1·1 ajor considerations included established directions of growth, and the relationship of proposals to Township tax base and costs of providing services. • Implementation With the re-evaluation of land develop::ient goals, the Planning Commission intends to guide development in the areas specified on the Future Land Use Plan through updated zoning, subdivision control, and Federal and State fundin~ where applicable such as community projects, recreation funds, and eco- 1 - �nomic development funds. Concurrently, the maxi mur., effort will be pla.ced on carefully controlled private development to maintain a good livin5 environment. •■ •I The Future Land Use Plan documented and mapped herein is intended to e},._--press development cuideposts for at least the next fifteen yea.rs with the realization that, in this period of rapid change, a longer period may be unrealistic. The key elements of the plan are realism, need, and the direction. TIIE PLAN IS COJTSIDERED FLEXIBLE BUT WORKABLE • I I I I I I I - 2 - �Cha.pter II • • • • •II I I I I I I I I 1 GOALS JJrn OBJi:CTIVES Goals Based on a careful evaluation of Township planing efforts over the past fifteen years and extended discussion by the Planning Commission, the followins goals and objectives were developed to serve as the basis of land use and develop □ ent decisions • LonG-term intent recarding the physical development of the Tovmship 1. To maintain Oakfield Township as a low density , low rise, single family community; 2. To develop the Township industrial and commercial base in a highly controlled manner; 3. To encoura6e established local enterprises to prosper and flourish; 4. To cooperate with and promote successful aericultural activities; 5. To anticipate and guide the location of moderate population 5rowth; 6 . To encourage the upgrading and rehabilitation of deteriorating residential, agricultural , commercial , and industrial buildings; 7. To maximize participation and input from the citizens of the Township through circulation of a questionnaire to property owners; 8. To keep the Master Plan documentation direct, brief and understandable; 9. To seek completion of the Master Plan update within 9 to 12 months; 10 . To detail essential community development projects if any appear needed; - 3 - l �11. To suomarize the major planning proposals for promotional purposes; 12. To provide for transitional uses where cor:umercial, industrial, or public uses abut residential uses; 13. To authorize the printing and distribution of a generalized Future Land Use Plan Map and a contet1porary Zoning District Map; • • • • • •I I 'I 14. To perforn its review and approval in principal function monthly so that the planning effort c£11 proceed in a direct and timely manner, and; 15. To communicate with the Township Board monthly as the planning effort progresses • Ob;jecti ves Short-range actions to implement the long-range goals within the next three to five years • 1. By cooperation and communication with the Township Board and the designated persons performing work functions on a continuing basis, to exercise sound development control within the Township Boundaries; 2. Improvement of coornunication with all Township officials, the general public, and the local news media. 3. Continued effort to attract cultural and esthe- tic developments and activities to the Township; 4. To encourage continuing rehabilitation of deteriorating residential units when feasible end removal of units beyond rehabilitation; 5. Continued protection and improvement of public areas. I ( l ( - 4 - �Chapter III POPULATIOi~ AND El·iPLOYl•:SHT PROJECTIOHS Data on population and employr:ient are available from different sources including: • The overall planning effort of the West Michir:;an Regional Planning Cor.unission, • The u. s. Census data, • Various individual Kent County studies including the" 1984 Kent County Park Master Plan" prepared by the Board of Count? Road Commissioners and Park Trustees of the County of Kent, • Data gleaned from other federal, state, county, and local documents prepared to support individual development projects or programs, and Other Federal programs available from Government Agencies. u. S. The key data source for all of these pro~rams is the U.S. Census data released every decade. In order to properly consider the growth potential of Oakfield Township, it is necessary to evaluate social, economic, and population data from the points of Federal, state, regional, county, and local Growth patterns in the contiguous political subdivisions. In 1980 9 the Census Bureau population count was 444,506 for Kent County. The Table which follows compares the 1985 population growth for Kent County for the past four decades with projections to the year 2000. The fi~ures indicate that Kent County population will increase at diminished rates through the year 2000. The following table reproduced from the" 1980 Kent County Park Master Plan" indicates the population r,rowth projections through the year 2000. - 5 - �POPULATION TRENDS AND PROJECTIONS* Kent YEAR County POPULATION ANNUAL CHANGE 1950 288,292 1960 363,187 1970 411,044 1980 444 , 506** . 81 1985 463,350*** . 85 1990 481,500*** 1995 498 , 450*** . 78 . 70 2000 513,650*** . 61 2 . 60 1 . 32 *Kent County Park Master Plan **1980 u. s. Census Bureau Population Count . *** West MichiGan Tiegional Planning Commission Projection Additional data on population concerns the aee of citizens . This is critical to the development of community facilities such as parks and cemetaries and the types of housing needed single family, two family, or multiple family. Also impacted are the size and quality of housing and relative density of development . These aspects of growth are related to ac;e and income of residents explored in subsequent headings . - G- �COi·;:FARATIVE AGE DISTRIBUTION 1980 AGE f·lALE ~ FETlft.LE ;,a ~.J 5 4.1 6-Q., 3.9 1980 - 2000 2000 1990 HALE -:,r- FEMALE MALE ~ F:-2:HALE r' ~;;, 7.J 4.0 4.5 4.3 4.3 4-.1 3.6 4.4 4.2 4.3 4.0 ;"? UiJDER 10-14 4.2 4.0 3.7 3.6 4-.2 4-.0 "i5-19 5.0 5.0 3.6 3.4- 4.0 3.9 20-29 9.7 10.2 8.3 s.5 6.7 6.8 30-39 6.5 6.8 6.0 9.2 7.7 7.6 4-0-4-9 4-. 5 4.8 5.6 6.0 7.9 8.0 50-64 6.4 7.1 5.4 6.1 6.1 6.8 65 & over 4-.0 6.2 4.0 6.2 3.7 5.9 EEDIAN AGE TOTAL SOURCE: 27.8 44-4, 506 30.0 40.0 481,500 513,650 u. s. Census of Population West Michigan Regional Planning Commission. These fiQires indicate a slight decrease in the birth rate and the ;youncer e.ce groups, a corresponding rise in the older aGe groups, and an increase median age. - 7 - �I I I I I I I EHPLOYViEHT In 1934, there t·Jere 232,400 employed workers in Kent Count;r. Umemployment we,s 8. 7 ;j . Employment had increased by 10.25 ;~ over 1980. i·!O?.K FORCE 1980 MAEAGERIAL 20.8 7_; Al~D PTIOFESSIOU./1.L I I I TECHHICAL, SALES AlrD Am1naSTRATIVE SUPPORT 30. 5 WORKERS ;-G MAllUFAC TURING 21 • 9 95 WORKERS SERVICE WORKERS 26.8 % IilCOHE For the State of Michigan, median household incorr:e was $19 ,223 and r.iedian family income was $22,107 per annum in 1980. For the United States, median household income was $16,830 and median f~~ily income was $19,908. 8.7% of the Kent County population was in the poverty level, less than both the state and national levels. - 8 - �1980 IlJCOHE KENT COUHTY f-IICHIGAJ{ UNITED STATES ~t 19,223 $16,830 l-L:;;DIAN HOUSEHOLD INCOHE l2DIAN FAMILY IHCOI-IE j 19,908 Flm CE1JT POPuLATIOH IH PROVERTY These .fiQJ.res facility needs.are inportant in evaluation of housing and community • • HOUSING Since OaJcfield Township is primarily an agricultural and residential community, the housing and growth trends are significant in any ple..nnin[: effort • The 1980 Census shows a total of 155,598 occupied housing units in Kent County. By the year 2000 the projection is over 180,000 housin[; uni ts. 435'j of the present housins tini ts have been built since 1960. There was an average of 2.8 persons per household in 1980. This fi~ure is expected to remain stable in the period 1985 to 2000. - 9 - �• • • • • • • • • • • • • • • PE.:11SC~m BY ?.ACE AND HOUSFIG trrnT COUNTS POLITICAL SUBDIVISIOl'T FUMB~ O? F.CRSOl:.'.3 1980 KENT COlmTY OAKFISLD 1970 2,983 HOUSING UrIT8 1970 CiIAJWE 1970 - 1980 444,506 411,044 Tm·JNSHIP RACE PZR C:2:I;T 8.1 ;-j i-Jhi te Other 1980 403,512 165,282 40,994 2,159 2939 44 r-1 1.:J CHANGE 1970 - 131,820 1,312 'r s-,;z. ~ 80 25.41/j 900 SOURCE: U.S. CENSUS BUREAU • SELECTED INCOME .Al~D HOUSII-;G POLITICJJJ ~UBDIVISION Ufi COUNTS MEDIAN TOT.h.L HOUSEHOLD POPULATION IHCOM£ KEHT cotmTY o7 7,;.'! -t f_,,<£.fCQ.j~ TOTAL J!".Ai-lILIES 444,506 1i 18 , 554 155,598 115,102 2,983 ~l 18,125 969 779 01.KFIZLD TOWNSHIP TOTAL HOU Sm OLDS 3. 7Cf-5 / SOURCE: U. S. CENSUS 1980 These figures indicate several major conclusions: • Median household income in Oakfield Township compares favorably with the County as a whole. Household income in the Township is almost on a par with the County as a whole • • The growth of Oakfield TO\mship has been agressive. The increase in population of 33.2 % from 1970 to 1980 is - 10 - PSR CENT Il1 PROV:C:RY (1/ 6 ,"J �among the second highest c;roups of Townships in Kent County along with Spencer and Alpine Tovmships. Only five other Townships in the County of Kent r;rew faster and they were those immediately surroundine; the City of Grand Rapids. POPULATION PROJECTION 198:Z to 2000 for Oakfield---;_rownshiE -YEAR PER CENT CII.filJGE NUMBER OF PERSONS 1970 3.3 2,159 1975 L~.0 2,245 1980 4.1 2,983 1985 3.4 3,084 1990 1995 2000 2.34 3,156 2.1 3,222 1.83 3,280 - 11 - �I I I Chapter IV CITIZEN INPUT I QUESTIONNAIRE HESPONSES AND EVALUATION OR IMPACT BACKGROUND~ In order to be really effective, a Master Plan must not only reflect the leadership and desires of the Planning Commission and its technical personnel, it must also reflect the desires and wishes of the citizens of the Township. Unfortunately, past experience in the Township indicates that Oakfield citizens react like those in most municipalities - they don't get involved unless some official action has a direct effect on them individually or on their property. In order to assure input from the citizens, the Planning Commission prepared a questionnaire and circulated it to a random sample of the population. It was an attempt to assess citizens' opinions and desires regarding the future development of the Township over the next fifteen years. The contacts were developed that anonmity could be preserved and the respondant would not be fearful of truthfully expressing his or her feelings. In previous master plan efforts such citizen input has aided in achieving master plan goals and objectives. I I The questionnaire \vas carefully developed by the PlanninE; Commission in two meetings and was actively publicized. The Planning Commission carefully evaluated the responses and suc;gestions, and to incorporate them in the development of the specifics of the Master Plan. This will assure that the Township Plan will reflect the expressed desires of the Township citizens for the remainder of the 20th century. 'I TIIE QUESTIONNAIRE GEUERAL - The questionnaire was kept simple, straic;htforward and direct and while it concentrated on future c;rowth and development, it permitted comments on all c;eneral topics by soliciting any and all sugc;estions. Hhile all of these comments and suggestions may not be reflected in the planning process they ,vill be considered mid analyzed since they may be helpful to the Township Board, other Township employees, or other Township citizens. - '12 - I �Without the input of the citizens who responded, the Master Plan would be less Tovmship oriented, less effective, and a less adequate base for the related Township functions such as Zoning Ordinance development 1 modification and enforcement; buildin~ inspection, recreation, public facilities, types of housing, Township services, and Township aid and Tovmship maintenance and upkeep. All of these impact on the major plruminG function of determining future development. Present and future residents of Oakfield Township will benefit from the efforts of all of the citizens who became involved and made a contribution of their ideas, sucgestions, and desires. The MRster plan that is ultimately evolved will truly reflect this citizen input. • • SPECIFICS Of the 485 questionnaires distributed by u. S. mail, there were 105 or 21.7% returned. Of these, 8 were marked "deceased" and returned to the Planning Commission. The 485 distributed were considered a liberal sampling of the Township citizenry and the 105 responses were considered a representative sampline; of those questionnaires distributed end also representative of the Township ci tizenr;y. A summary of the responses to the questions follows. QUESTION 1 Do you think there should be any major land use chan~es in the next 15 years? __6_6__ YES; 27 NO. ( 12 citizens left both responses blank. 8 citizens who rnarlrncl "NO" also res:ponded to Question 2 when directed not to. ) QUESTION 2 If your answer to question 1 was "YES", should the changes concentrate on: More commercial areas; - 13 - 26 Yes; 32 NO �•■ I I I I I I I I I I I I I I I I I More Residential development; More Public Open Space; 41 27 YES; YES; 21 34 NO. More Township control over Development; YES; __2_3__ NO. Improved appearance of Residential Areas; _..._5...,5__YES; 15 NO. More Multiple Family Development; 21 YES; _3.....9"- 1{0. Hic.;her standards and controls over mobile homes; 17 ___5_,_7__ YES; NO. OTHER SUGGESTIONS: • IIold the line on taxes; 6 • • Control and remove junk and junk cars; -12._. • Control trash, junk, and rubbish; a. Residential; 10 • b. Commercial; . Fix 6 __;._• u) Roads (Black top or maintain dirt roads ; 8 • • Provide lake access; 2 • • Don't construct new Town Hall; 2 • • Improve the environment ;______1_. • Control parabolic television antennae ; 1 • - 1l~ - NO. �UTILIZATION OF INPUT FROM QUESTIONNAIRES The Plannine; Commission has two major functions: 1. To prepare a long-range Mc1.ster Plan after careful analysis of existin~ land use, citizen input, public use needs, and resources available. 2. To write or modify a short-range Zoning Ordinance to control development to assure that the Township conforms to the Master Plan Future Land Use Map. The inputs from the questionnaire that refer to development and land use are the most relevant. The inputs that refer to taxes, junk and junk cars, trash, rubbish, road maintenance and repair, lake access, environmental issues, and surface emplacements such as parabolic television antennae are secondary factors that the Planning Commission has no direct control over but which will receive consideration in evaluating specific development proposals. POSITIVE PLf.JlliING INPUTS: The entire plnnning effort is justified by the overwhelmine:;ly strong response to question 1. which recommended major land use changes over the next 15 years. The Planning Commission will now have to determine "where, why, and how much?" The major future land use efforts in order of priority should be: 1. Single family residential. 2. More Tmmship control over development. 3. Very little commercia~ development and only after careful study. - 15 - �L~. Ver;yr little multiple family development ( mobile home parks, apartments, condominiums, etc.) after careful study. 5. Higher plannin3 and zonin[; standards and tigher controls for mobile homes. 6. Close communication with the Township Board on control of junk, rubbish, and trash. ?. Continuing follow-up on Township Board and employee control of inoperable vehicles. 8. Careful consideration of impact on taxes of any proposed land use chanGe or development and submission of recommendations to the Tovmship Board. • • • • • • • •I I 9. Review of road upkeep and improvement as a capital improvement plan dovetaileed with the lond use plan; and, 10. Recommendations to the Township Board ( solicited or not) on relevant matters such as: Public development projects Lake access Exterior emplacement of objects and Environmental issues • - 16 - �Chapter V MASTER PLAN PRINCIPLES IMPLEMENTATION • • • • • • •I I • • LAND DEVELOPNENT STANDARDS In order to assure continuity of planning policy and assure a uniform approach even with changin~ membership of the Planning Commission, the planning principles within this chapter were carefully considered and approved . These planning principles shall be adhered to until the year 2000 or until there is a major revision to the Future Land Use Plan, map, or intent . Such a change shall only be permitted if duly considered by the Plannin~ Commission and the Township Board after formal public hearings by both bodies • 1 . PLAN DEFINITIONS : • Future Land Use Plan: This term is identical to the terms Master Plan, Master Plan of Land Use , and Long Range Land Use Plan • It identifies on a map the proposed land uses to be permitted and encoura~ed for every parcel of land within the Township of Oakfield. In some instances the future land use may be a continuation of existing land uses nnd in other cases it may be an entirely different land use or a combination of several land uses • • Existinc; Land Use Map : This map is a graphic representation of the use being made of each parcel of land within Oakfield illciwnship at the time the map was made . The map should be updated every two years • 2 . LAND USE DEFINITIONS : The land use designations to be made are: • Sin~le Family Residential - This incudes structures and mobile homes as well as prefabricated structures . The key factors of determinin~ use are: only one family occupies the unit and there is only residential use . - 17 - �I I I I I.fan additional use is involved it is classifield as a mixed use parcel. The only non-residential use per~itted on such a parcel is a church or church related use • • I With special permission the plan will envision certain limited home occupations within a single family area. I I I I I I Mixed Use Po.reel - These parcels con-Ea.in more than one use and are to be prohibited by the Zonin~ Ordinance. There is only one permited mixed use single family residential and aGricultural. • Agricultural - Any parcel within the Township may be used initially for agricultural purposes. Even if zoned for a more intensive use, it may be used agriculturally until developed. Agricultural purposes include the growin5 of crops, trees, and related harvests as well as cattle, dairy uses, and related soil utilization activities. • Commercial - Commercial land uses are those uses that stock merchandise for resale to the general public. They may be sin~le purpose sales or combinations of products for sale. They may be wholesale or retail. They cannot produce or manufacture products. • Industrial - Industrial land uses include those uses that produce, manufacture , or assemble articles for sale to businesses or individuals. • Duplex or Two Fa~ily - A duplex land use is a two family use on a sinsle parcel of land. It may be in one structure or in two structures. - 18 - �I I I I I I I I I I I I I I I I I I I • Multi-family - A multi-family land use is a single parcel developed .for more than two family units. It includes apartments, condominiums, cooperatives, and grouped mobile homes. • Public - Public land is owned by a GOVernmental body and is utilized for a public purpose. It includes such uses as street rights-of-way, cemetaries, public buildincs , p8.rks, lake access, monuments, public airports, public hunting and forest preserves, sports facilities, schools, sanitary landfills, etc. • Multiple Uses - Especially planned areas that contain some or all of the uses previously described as a sinr,le development of inter-related and inter-dependent uses. 3. PLABNING TERMS DEFINED: • Transitional Area An area in which a series of uses are combined in such a manner as to gradually move from a very heavy use such as industrial proe;ressively to lic;hter uses such as to commercial, to professional office, to duplex, and to sinele family ( the lic;htest other than ar,ricultural or vacant) • • Deterioratinp; Area - One in which a majority of the structures show evidence o.f decline. It can be either ac;ricu.ltural, residential, commercial, industrial, or public. • Low Density Residential - An area aeveloped with single famil;y or ac;ricul tural uses with a maximum of six sinc;le family units per acre. - '19 - �• Medium Density Residential - An area developed with duplexes or apartments with a density not exceeding fifteen ( 15) family units per acre • • Hir;h Densit¥ Residential - An area developed with apartments or condominiums with a density of 16 to 24 family units per acre. 1-1-. PLANNING PRINCIPALS: a. Ap;ricultural Land - Such land will only be planned for a more intensive use when all indications are apparent that development will surround and isolate it within the planning period or the owners actively promote such planning or when economic indications for its continued use for farming are negative. b. Isolated Non-conforminr; Uses Isolated uses that do not conform to the land use plan \•Till be inte~ruted by transitional use techniques. c. Uniquely Situated Parcels - Parcels which have unique d.rainage, topographical, soil or adjacent limitations may be plrumed for future change by beinG desic;nated planned unit development areas. In these areas multi-faceted uses may be permitted when so planned as to protect adjacent areas. d. Existin~ Land Use Desir;nations 'l'he lan use designations on the existin£5 land use map are precise and parcel oriented. For exrunple, a parcel desi(jnated e..s "agricultural" with a farm house would be desie;nated "residential" for the acreac;e on which the "farm liouse" stood. - 20 - �I I I I I I I I I • e. Future Land Use Desi5nations - The land use designation for the future is general and flexible since it is planned for up to 15 years in the future . It is the planning intent to generally indicate the acreage intended for future use with the realization that property or parcel lines may not meet ultimate development needs precisely. Thus, they indicate general intent subject to realistic detailed future plans which may cause some modification of boundaries indicated. In short, they are unprecise e;eneral boundaries of future use proposals . 5. FUTURE LAND USE PLAN CONCEPT: The future land use map designations are the combined conceptual expressions of the Plannine Commission members and their technical staff . They were conceived a.nd finalized after careful and detailed study and research . They are considered essential to sound Township development and e.re intended to express the best proposal for the vast majority of the Township citizens althoue;h a few individuals may feel some of the uses are not the best . In developin~ the future land use proposals, close communication was held with the Township Board; public hearings were held; and all actions taken and data collected were and are a public record. 6. SITE PLAN PREPARATION PROCESS TO BE FOLLOWED BY SITE PLANNERS IMPLEMENTING PLANNED UNIT DEVELOPMENT AREAS: Development must be detailed as follows • Inventory of site and environs • Conceptual site plan alternatives • Interpretation and analysis • Schematic oite plan of selected alternatives - 21 - �~ I I I I I • Preliminary site development plan of overall site • Final phased site development plan 7. CAPITAL IMPROVEMENTS PROGRAM: Many city master plans have these proe;rams as do some very urban and highly developed tm,mships. Oakfield Township does not have the growth and density to justify the preparation of such a program at this time . Thus, capital improvements such as roads, public buildinGs, water supply systems, sewage systems , etc . should not be programmed at this time but on a special as needed basis such as was done for the Scram Lake sewer project and the new Oakfield Township Hall . - 22 - 1 �- - -- -- -- --·-·-- - --- ------ - - - - - - - - - - -- - - _,. ---- ------- - ----- - - - - - 1 <:;:J II lo . 1 Q ( " ~ I 11.. l••u•'·"·, j/H"t (J "7 II ~ I!. ti MIL a > ' 0 2-o '!! ~11----'~--=--:....•-L---L---J d) J"' .... ~:, ~-....E:L__.,LJ:1:e~-~ ~ ,i > C - -- - II M1Le_ "-OAb ~ . { ~ "M 3<. >- ' ",. tI ( MILi Fur u RE I I I LAND 10 "OAJt USE p • l • ~ ~~ ~~ ;; • •• lt.M.11"'• .• t • ! l•••• 0 0 • commerc.ial heavy transHlonal light transitional t M1L1l LAN OAKFIELD ,. KE NT TOWNSHIP COUNTY MIC HI GAN 19B6 public/semi-public FGZ..v~~~, _residentlal/a9ric. I ·•·· I Industrial MASTER PLAN I- !1 11.0 .. ,, I �I - ~~~~~==~~~~~~~~•~~~D~-~ lstlng Land Use ;; 0 0 0 0 >o 0 0 0 slic,\ i8@888888 0 0 I "'•• . 0 0 0 I 1 , ... 1000 0 I commercial Industrial multl-family Oakfield Townshlo Kent County Michigan 1986 MASTER public/ semi-pubJDiWW¥,t,;J reside ntlal ~»'\\W vacant n PLAN - - .. . ------- - - - - - - - - -- - - - - - - ' � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Oakfield-Twp_Master-Plan-Update_1986 Creator An entity primarily responsible for making the resource Oakfield Township Planning Commission, Oakfield Township, Kent County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1986 Title A name given to the resource Master Plan Update Description An account of the resource The Master Plan Update 1986-2000 for Oakfield Township was prepared by the Oakfield Township Planning Commission with the assistance of J. Paul Jones in 1986. Contributor An entity responsible for making contributions to the resource J. Paul Jones (consultant) Subject The topic of the resource Master plan reports Oakfield Township (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6f5f8c5d667cd639e01fb83e47c6fa8f.pdf ebf712981ba7728212df022bd50d6468 PDF Text Text D4 0 on• 1 -I ,{ -•~ ,._ L'P. oUt\ ARY OFi . I F1\,.;,,. Plan n1r.;;; & Z:i11ng Center, Inc. MASTER PLAN CITY OF NOVI MICHIGAN January 1988 Brandon M. Rogers & Associates, P.C., Planning Consultant in association with Barton-Aschman Associates, Inc. �-, LIST OF OFFICIALS MAYOR AND COUNCIL Matthew C. Quinn, Mayor Edward R. Leininger, Mayor ProTem Nancy C. Covert Hugh D. Crawford Martha L. Hoyer Joseph G. Toth Ronald A . Watson PLANNING COMMISSION Judith Johnson, Chairman Ernest Aruffo, Secretary John P. Balagna Richard Clark Thomas Kavanagh Edward Kramer Charles Kureth, Jr. Kathleen S. McLallen Gary Phillips Karen Tindale, Recording Secretary CITY MANAGER Edward F. Kriewall CITY CLERK Geraldine Stipp CITY ATTORNEY Fried & Levitt, P. C. DIRECTOR OF COMMUNITY DEVELOPMENT James R. Wahl PLANNING CONSULTANT Brandon M. Rogers and Associates, P.C. CITY ENGINEERING CONSULTANT JCK & Associates, Inc. TRAFFIC ENGINEERING CONSULTANTS Barton-Aschman Associates, Inc. - ii - �-, RESOLUTION At the conclusion of a meeting at which a quorum of the Planning Commission of the City of Novi, Oakland County, Michigan, was present, the following resolution was offered and adopted. Moved by member Chuck Kureth Seconded by member John Balagna THAT THE FOLLOWING RESOLUTION BE ADOPTED WHEREAS: The Novi Plannlng Commls~lon has diligently pursued the development of a new Master Land Use Plan for the City of Novi, and WHEREAS: Said Master Land Use Plan has been reviewed in sessions with the Novi City Council and the public in attendance, and WHEREAS: On December 16, 1987 and January 6, 1988, duly constituted public hearings were held at which a quorum of the Novi Planning Commission was present, and at which hearing public comment pertaining to the proposed Master Plan was heard in accordance with Act 285 of The Public Acts of 1931, as amended, now. THEREFORE, IT IS RESOLVED: The the contents of this document together with all the maps attached to and contained herein, are hereby adopted by the Planning Commission as formal amendments to the Novi Master Plan of 1980, and that said plan shall be called THE MASTER PLAN FOR LAND USE for the City of Novi, Oakland County, Michigan. ROLL CALL VOTE: 7 yeas abstain _ _ _ nays absent RESOLUTION ADOPTED I, Ernest Aruffo, Secretary of the Novi Planning Commission, hereby certify that the foregoing resolution is a true and correct copy of a resolution adopted by the Novi Planning Commission at a meeting held January 6, 1988. ecretary r �-, I TABLE OF CONTENTS Title Page............................................................ i Li st of Off i c i a 1s. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ii Resolution of Adoption................................................ iii Table of Contents..................................................... iv List of Tables........................................................ vi List of Charts........................................................ viii List of Figures....................................................... viii List of Maps.......................................................... ix Preface............................................................... x Goals and Objectives Related to The City of Novi Philosophy Statement........................................................... 1 Resi denti a 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Office - Commercial - Industrial................................. 3 Town Center Area. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Environment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Architecture. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Traffic.......................................................... 10 Infrastructure. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Other. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Existing Land Use Study. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Land Use Classification.......................................... Future Population Projection..................................... 14 17 29 29 33 34 39 Housing and Density Study............................................. 49 Introduction..................................................... 49 Housing Trends. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 Current Land Use Inventory....................................... Population Study and Forecast......................................... Growth Trends. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population Distribution.......................................... Population Forecast.............................................. - iv - �-, TABLE OF CONTENTS (Continued) Past and Present Housing Conditions.............................. Future Projections............................................... Senior Citizen Housing........................................... Future Housing Mortgage Trends................................... Imp 1ementati on.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sumary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation Pl an. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction..................................................... Functional Classification of Roadways............................ Land-Use Re 1at ion ships. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Thoroughfare Volumes and Capacities.............................. Traffic Accidents and Hazard Areas............................... Thoroughfare Pl an.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation Philosophy and Goals ............................. . Retail and Office Sector Study and Plan .............................. . Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Comerci al Deve 1opment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Office Deve 1opment............................................... Industrial Areas Plan................................................. Introduction..................................................... Existing Land Use and Development Trends......................... Industrial Parks................................................. Industrial Potential............................................. Industrial Land Use Plan......................................... Appendix ....................................................... Fo 11 ows A - Southeast Michigan Council of Governments Population Projections B - Novi Comunity Schools Facilities Task Force C - Comercial, Local Business, Comunity Business, General Business, and Office D - Listing of Businesses - V - 53 55 56 59 59 60 64 64 66 74 75 88 103 114 116 116 116 128 138 138 138 139 141 142 142 �---, LIST OF TABLES 1. Existing Land Use and Zoning, City of Novi....................... 20 2. Population Growth for Novi Township (1900-1950) and for City of Novi ( 1960-1980) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 Residential Building Permits Issued, 1978 - 1986, City of Novi , Mi chi gan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Ranked Numerical Changes of Population for Co11111unities in Oakland County, Mi chi gan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 5. SEMCOG Small Area Forecast, Version 84.......................... 36 6. Projected Enrollments, Novi Co11111unity Schools District........... 39 7. Novi Co11111unity Schools, Existing and Estimated Student Per Household. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Development in the Novi Co11111unity Schools District Projected Enrollment/Proposed Subdivision and Apartment Complex 1987 - 1990.................................... 42 9. City of Novi Existing Household Count, August 1986............... 43 10. Population Projections, City of Novi............................. 47 11. Projected Holding Capacities, City of Novi....................... 48 12. Residential Building Permits, January - June 1987, Southeastern Michigan Area Leaders............................... 51 Residential Building Permits Issued, 1978 - 1986, Novi, Michigan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 3. 4. 8. 13. 14. 15. 1 Housing Trends, City of Novi and Comparative Co11111unities, 1960 - 1980......................................... 54 Housing Value and Rents, City of Novi and Comparative Co11111unities, 1960 - 1980......................................... 56 - vi - �---, LIST OF TABLES (Continued) 16. Existing City and Planned Dwelling Units - 1967, City of Novi, Michigan........................................... 57 17. Dwelling Unit Capacities, City of Novi, Michigan................. 58 18. Zoning District Densities, City of Novi, Michigan................ 61 19. City of Novi Street and Roadway Rights-of-Way Minimum Width Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71 20. Existing Thoroughfares........................................... 72 21. Weekday Directional Distribution - 1986.......................... 77 22. Roadway Volumes and Levels of Service - 1986..................... 78 23. Signalized Arterial Level of Service............................. 84 24. Unsignalized Two-Lane Road Level Service......................... 84 25. Traffic Accidents by Month, City of Novi, 1982-1985.............. 91 26. Accidents by Day of the Week, City of Novi, 1982-1985............ 93 27. Accidents by Type/Object Struck, City of Novi, 1982-1985......... 94 28. Accidents by Road Character, City of Novi, 1982-1985............. 95 29. Accidents by Road Surface Conditions, City of Novi, 1982-1985.... 95 30. Accidents by Light Condition, City of Novi, 1982-1985............ 95 31. High Accident Intersections {1983-1985).......................... 98 32. Number of Accidents by Type of Collision (1983-85)............... 99 33. Traffic Growth Rates............................................. 106 34. Future Traffic Projections (2007)................................ 108 35. Existing Commercial Land Use..................................... 116 36. Actual and Inflation - Adjusted Sales in Major Commercial Sectors, City of Novi, Michigan, 1967 - 1982..................... 119 - vii - �LIST OF TABLES (Continued) 37. Comparison of Actual and Potential Retail Sales in City of Novi, Michigan, 1967 - 1982.............................. 121 Potential Retail Sales/Space Analysis, City of Novi, Michigan.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 123 39. Shopping Center Classification................................... 127 40. Office Survey, City of Novi, Michigan............................ 131 41. Industrial Land Use and Zoning, Oakland County Conmunities....... 140 38. LIST OF CHARTS 1. Comparative Land Use, City of Novi, Michigan .................... . Page 21 2. Building Permits, City of Novi, Michigan, 1976 - 1986 ........... . 32 LIST OF FIGURES 1. Relationships Between Transportation, Land Use, The Economy, and the Environment..................................... 65 2. Cross Section Standards ......................................... . 67 3. Road System Concept ............................................. . 73 4. Traffic Accident Sunmary - City of Novi ........................ ~. 92 - viii - �LIST OF MAPS 1. la 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. Existing Land Use ......................................... Fo 11 ows School Districts Serving City of Novi............................ Residential Density Patterns .............................. Follows Residential Planning Areas .............•.............•.... Follows Existing Roadway Functional Classification ................ Follows Directional Distribution of Traffic - 1986....................... P.M. Peak-Hour Levels of Service - 1986 ................... Follows Average Daily Traffic Volumes - 1986............................. P.M. Peak Hour Traffic Volumes - 1986............................ A.M. Peak Hour Traffic Volumes - 1986............................ Existing Traffic Lanes & Signals .......................... Follows Roadway Prob 1em Areas.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . High Accident Locations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Road Jurisdictions............................................... Programmed Road Improvements..................................... Thoroughfare Pl an ......................................... Fo 11 ows Retail & Office Sector Plan ............................... Follows Existing Offices, 1986........................................... Industrial Areas Plan ..................................... Follows Master Plan for Land Use .............................. End of Plan - ix - Page 18 38 54 54 73 76 80 81 82 83 83 86 97 104 105 105 123 130 142 �---, PREFACE The City of Novi desires to update its 1980 Master Plan for Land Use. Significant physical, demographic and economic changes have occurred since the preparation during the 1970's of the Plan. components of a Master Plan be It is important that the various reevaluated. Such is done through the preparation of the fol lowing Plan elements: Goals and Objectives Existing Land Use Study Population Study and Forecast Housing Density Study and Plan Transportation Plan Retail and Office Sector Plan Industrial Areas Plan These Plans reflect key objectives of the Philosophy Statement for future direction of City development adopted by the City Council and City Planning Commission. - X - �,.. GOALS AND OBJECTIVES RELATED TO THE CITY OF NOVI PHILOSOPHY STATEMENT* RESIDENTIAL Philosophy 11 The cornerstone of our community is its residential neighborhoods. see room in our community for all types of housing. We Despite the urbanization which is to some extent inevitable, we believe there is still room for small farms and large residential lots. It is our commitment to plan and to provide for these types of residential uses for a long period of time into the future ... 11 Goals 1. To review and revise ( if necessary) the Residential Areas Plan of the Master Plan. Specifically, the distribution of lot sizes and types and housing densities shall be considered in relation to existing conditions, natural resources, sewer capacity, traffic congestion, recreation, and eventual size of the population. This could perhaps be accomplished by examining distinct areas or districts within the City of Novi each year. 2. To establish a maximum population recognizes the need to holding capacity for City which provide single family and multiple housing neighborhoods with spaciousness and low density housing, and to avoid overcrowding residential areas with housing where existing or proposed feasible infrastructure cannot support such development. 3. To guide residential development having a distinct character which sets apart, or identifies, that development as unique in the City of Novi. For example, creative use of natural features, landscaping, site layout and architecture are factors which could contribute to establishing such a unique character. *See Appendix E for City of Novi, A Statement of Purpose - Our Hope and Plan for the Future, a Philosophy Statement, Adopted by Joint Resolution of the City Council and Planning Commission, February 1, 1986. - 1 - �RESIDENTIAL Continued 4. To encourage development of all types of single family housing while assuring that the zoning is compatible with environmental conditions. Philosophy "Our primary method of minimizing any possible deleterious effects to the integrity of our residential neighborhoods which might be caused by nonresidential uses is to centralize the nonresidential uses in specific sections of the City. Where distance between residential and nonresidential uses cannot be achieved, our intention is to soften the effect on the residential uses through barriers, buffering, or beautification requirements. In the rare instances where it is necessary for the convenience of residents to have commercial services integrated in with residential uses, the utmost care must be taken in the placement and intensity of the foreign use. 11 Goals 1. To review and establish a policy regarding the concept of mixed land uses in light of the Philosophy Statement of the City of Novi and the population size goals of the City. 2. To review and revise ( if necessary) the proposed land use mix and zoning standards in Novi to assure that negative impacts on the residential areas from nonresidential uses are minimized as much as possible . 3. To develop and implement a coherent urban design plan including an architectural policy . - 2 - �OFFICE - COMMERCIAL - INDUSTRIAL Philosophy 11 ••• Offices of major national corporations and of local individuals should be able to operate here in the most pleasant surroundings. Goals 1. To review and revise ( if necessary) the Master Plan for office land use locations with flows, respect to density, office type, traffic capacity and impacts on residential areas, and infrastructure needs (e.g., pol ice and fire protection) . 2. To permit continuation of the quality of the 1-96/12 Mile Road Corridor for Office/High Tech development for the area west of Haggerty Road. 3. To consider freeway exposure as affording an attractive setting for offices. 4. To plan office districts of different land use intensities and impacts. 5. To develop white collar service industries and varied job sources convenient to residential neighborhoods. Philosophy "Because of tradition and the salutary effects ( be they actual, symbolic, or psychological) of uninterrupted sky and sunlight upon our citizenry, we are, and intend to remain, a low profile community. horizon is shaped by skyscrapers. We will never be a city whose However, in light of our freeway location and our line in the path of urban development, some slight deviations from this aspect of our character might occur. Reasons for such minor deviations might be the opportunity to preserve significant natural areas, - 3 - to obtain an extra- �OFFICE - COMMERCIAL - INDUSTRIAL Continued ordinarily beautiful architectural landmark for the City, or to achieve an unusually advantageous economic benefit for the City all the while being certain that no present or future harmful effects will be caused in our residential areas." Goals To review and revise ( if necessary) the Office Land Use Plan and the Zoning Ordinance to determine where such deviations could be allowed ( if anywhere) and under what restrictions and requirements. Philosophy "We want business of all sizes to thrive here .... with full recognition of our responsibility to plan for a city that can 'afford itself', we will encourage commercial investment in the community and the innovative and ambitious use of property. But this encouragement will be given only to the extent that such uses have a positive effect on the people who live here. Sound planning considerations must prevail over untempered market place demands." Goals 1. To review and determine how revise much, ( if necessary) what types, the Commercial and Uses where commercial Plan uses to are needed in the City in light of the economic benefits to the City, the convenience and needs of Novi's citizenry, traffic flows, infrastructure requirements (e.g., police and fire protection), existing conditions, and other land uses, especially to the end of reducing the negative impacts on the residential areas of the City. - 4 - �....., OFFICE - COMMERCIAL - INDUSTRIAL Continued 2. To discourage the proliferation of strip commercial uses . 3. To discourage the overdevelopment of commercial uses . Philosophy 11 ••• we should have a place for clean industries to develop and produce the finest of modern technology ... 11 Goals 1. To define 11 clean industry 11 considering the environmental impact of such uses (e.g., the production, use, or disposal of hazardous and toxic materials) . 2. To review and revise ( if necessary) the Industrial Land Use Plan in light of water), existing land infrastructure uses, natural needs, resources traffic impacts, ( including ground relationship to residential land uses, etc. TOWN CENTER AREA Philosophy The goals and objectives for development of the Town Center Area are to reflect the City of Novi's long term commitment to establish a quality Town Center District. - 5 - �TOWN CENTER AREA Continued Goals 1. To identify and locate public and private areas of concern and responsibilities is of primary importance. 2. To create a sense of image and orientation and provide multi-access from Novi Road and Grand River Avenue. 3. To delineate and detail the special districts within the Town Center Area. 4. To enhance the total environmental quality of the area. 5. To encourage multi-seasonal and day/night use of activities. 6. To develop parks and open green space and plazas within each quadrant of the Town Center Area. 7. To provide design guidance and goals for private development, establish detailed standards for public implementation to provide unity and image throughout the district, and promote continuity and compatibility among public and private development. ENVIRONMENT Philosophy 11 ment. •• • Our most priceless commodity is our open land and natural environ- Our ideal is for each resident to be able to see as much open sky - 6 - and �ENVIRONMENT Continued natural beauty as possible . We are committed to always take the greatest care when anything is built on our precious land. We will make every effort to preserve our watercourses and wetlands, to guard our air and soil from contamination, to protect our natural woodlands, to save as many trees as possible in any type of development, and to plant still more trees along our streets and throughout the City for future generations ... 11 Goals 1. To develop and implement a policy regarding open space requirements in all types of development - especially residential and office. 2. To obtain and keep current information about our natural environment within the City of Novi. This information will include, but not be limited to, the following: a. The location, flow rates, and quality of our surface water (e.g., lakes, streams, drains, and rivers). b. Habitat location and quality for rare, threatened, or endangered species . c. Location of wetlands and the purposes they serve with respect to the environment (e.g., storm water management, actual or potential habitat for rare, threatened, or endangered species, groundwater recharge and quality, etc.), and enhancement of the of our aesthetic quality of the City. d. The location, habitat potential, woodlands . - 7 - and aesthetic quality �ENVIRONMENT Continued e. The location of important, unique, and/or rare, threatened, or endangered trees. f. Groundwater flow rates and directions, recharge zones, and groundwater quality. g. The location, nature, and priority for cleanup, removal, or control of underground storage tanks, landfills, and other types of hazardous materials storage, production, and/or use areas, be they underground or above ground and inside or outside. 3. To develop policies and standards designed to protect and utilize our natural resources ( of any kind, but particularly surface waters, wetlands, woodlands, and individual trees, and topography) as part of any development type within the City. 4. To develop and implement a coordinated tree planting program throughout the City. 5. To develop a program of public education regarding Novi's environment, including its natural resources and the potential threats thereto from development or pollution. 6. To develop, program as part of the City's designed to provide the Recreation Master Plan, residents of Novi a sub- access to the natural features of the City where this is feasible and practical and will not endanger the natural feature or resource itself. This could take the form of bicycle paths, pedestrianways, and/or nature trails for example. 7. To develop and implement clear view policy along our waterways as identified on the official City Wetlands and Watercourse Map. 8. To preserve the woodlands, trees, similar woody vegetation, and related natural resources shall have priority over development when there are no location alternatives. - 8 - �ARCHITECTURE Philosophy "The quality and design of buildings can be related to our quality of life. We will seek a variety of beautiful architecture. We desire extensive green plantings and landscapes, uncluttered by garish signs. There should be signi- ficant setback distances between buildings and between different uses. The stability of a community can be reflected buildings. This is why we will encourage design and building materials creat- ing an aura of permanence. stone. in the structure of its We appreciate the lasting qualities of brick and We are comforted by the warmth of the colors and textures of the earth and natural materials." Goals 1. To establish architectural review and approval of nonresidential development. 2. To encourage committees in the establishment of subdivision new and unfinished architectural subdivisions to assure review that the character of a subdivision remains consistent throughout its development be they subdivisions of small homes, large homes, traditional architecture, or "modern" architecture. 3. Encourage innovation and variety of design to assure an architecturally interesting City while still maintaining a low profile community. - 9 - �TRAFFIC Philosophy "As a widespread suburban community, our main source of transportation is the automobile. discomfort. This can also become our primary source of frustration and Our goal is to avoid the obstruction of our streets and highways by ourselves, our visitors, or those passing through our City to other destinations. A workable system of thoroughfares must be developed or our other gains of quality life may be negated. The automobile remains the dominant mode of transportation in our society, but we acknowledge trends which favor foot and bicycle transportation . In- creases in leisure time and the awareness of physical fitness will obligate us to provide safe routes for nonmotorized traffic." Goals 1. To plan, develop, and maintain the roadway system of the City of Novi to provide and preserve an efficient traffic flow. 2. To develop a system of nonmotorized safety paths along our major thoroughfares such that it will ultimately be possible to use nonmotorized transportation along the roads to get from one part of the City to another part. 3. To develop a City capability of hardware and software to evaluate traffic impacts caused by proposed development through the creation of a computer model which can interface with other ongoing models . 4. To provide system of marginal access roads, whenever feasible and desirable, to reduce conflicts between local and through traffic . - 10 - �TRAFFIC Continued 5. To give priority to the construction, maintenance, or reconstruction of roadways needed to serve existing development. 6. To provide alternative access corridors to major activity centers where possible. 7. To insure, through traffic analyses and roadway improvements safe and adequate pedestrian and nonmotorized traffic circulation in activity centers and neighborhoods. 8. To provide for roadway design to eliminate or prevent hazardous conditions. 9. To design traffic signalization, roadway signage, and operational capacities so as to optimize traffic flow and levels of service. 10 . To provide curb cuts to allow access to and egress from all classes of arterial streets should be minimized. 11 . To avoid routing of commercial traffic through residential areas. 12. To clearly indicate the function and design of local residential streets. To plan and design local street systems to minimize or eliminate through traffic and to design such local streets for a low volume of traffic and for low speeds. 13. To provide for a limited number of collector streets for convenient and safe movement between local streets within a neighborhood and the bordering arterial street system . - 11 - �INFRASTRUCTURE Philosophy 11 0ur goal is to provide facilities to serve the public efficiently, maintain public areas, protect the citizens from crimes, fire, and disaster, and to provide places for us to observe our history, to provide outlets for cultural activities, and opportunities to see art in public places. Our citizens will have limitless opportunities for play and recreation in our parks and athletic fields. 11 Goals 1. To develop a self-supporting city capable of generating infrastructure through prudent land use planning, capital improvements programming, and developer participation. 2. To encourage planned development of residential unit developments, planned unit developments and planned developments for residential, commercial and office uses, with infrastructure underwritten by the developer wherever possible. OTHER Goals 1. To review and update as necessary the City's Master Plan on a periodic basis to assure that it consistently reflects the development goals and objectives of the City of Novi. 2. To establish an annual Planning Commission work program designed to achieve these goals through the attainment of specific objectives. 3. To develop the Planning Program for each year's program to include detailed investigation and City. planning for specific sections within the This detailed investigation and planning should be based on the City's Urban Design Plan and the Natural Design Plan. - 12 - Resources Environmental �EXISTING LAND USE STUDY Introduction The basis for any planning study is an inventory and analysis of updated information on existing land uses within a community. It provides a way to better understand present land uses, to show the relationships between various land uses and their environs, and to indicate predominant land usage, including desirable and undesirable land use conditions and potentials. The pattern of development in a community is closely intertwined with a number of factors including: natural environmental conditions, technological and economic changes, citizen demands and political issues. Land use patterns, therefore, may be defined as those uses which result from the actions of people modified to a degree by natural environmental conditions. The Existing Land Use Survey presents, therefore, an overview of the City and serves as a basis from which future land use policies can be developed. Trend data since the last survey ( 1974) is also presented to illustrate the major changes which have occurred in the City. It should also be noted that the 1980 City Master Plan was done over an eight year period ( 1972-80) and the final recommendations were based on that earlier data. A field survey was conducted in August 1986 for the purpose of gathering data for existing land use analyses. Each lot and parcel within the City was inspected in the field and its use was recorded on Sidwell maps . was supplemented by aerial photo interpretation. The field data The use of each parcel was in turn converted into a standardized categorization and then mapped on the City's 800 scale updated base map reflecting approved subdivisions, parcel divisions and consolidations, and new or vacated rights-of-way. - 13 - �Acreage calculations for each land use category were obtained by direct measurements from field determined from work maps. average widths and Right-of-way acreage calculation were lineal Also measurements. comparative statistics from Oakland County Planning Division. used were 1 Land Use Classifications The following classifications were used to categorize the various land uses in the City . These classifications are related to the Michigan Land Cover/Use Classification ( ML CUC) system developed by the Department of Natural sources ( DNR), State of Michigan in 1976. Re- Numbers in parenthesis refer t" the use coding system described in the DNR manual. Residential Single Family Residential This ( 113). category includes detached dwelling units and two-family duplex dwelling units, one-family and accessory buildings such as garages that are related to these units. Multiple classification Family includes Residential ( 111, locations having 112). Multiple multi-family Family apartment Residential structures or row, townhouse units of three or less stories ( 112) or four or more stories (111). Included are rental and condominium units, in complexes or single structures, with related lawns, parking areas, and any small recreation facility associated with the residential use. Mobile Home Parks ( 115). - - Areas containing groups of mobile homes and their related service and recreational areas are designated as Mobile Home Park areas. 1 1986 Land Use Inventory for Oakland County, Division of County Planning, Department of Community & Economic Development , Oakland County, Document PUB-183, June 1987. - 14 - �Commercial Local Business ( 124). -- Also referred to as Convenience Shopping, Local Business land areas consist of relatively compact groups of stores and/or services which satisfy the day-to-day shopping needs of residents. Uses included in this category are food, drug, personal services, and other convenience-type establishments. Community Business ( 122). -- Community Business areas, also referred to as Comparison Shopping, are those containing a single structure or group of structures having a large amount of floor space and a variety of commercial and service establishments which offer major products or services less frequently needed but for which a customer usually comparison shops before buying. Often, these areas are referred to as community or regional shopping centers. Commercial uses included in this category are general merchandise, apparel and accessories, furniture and appliances and other comparison-type commercial establishments. General Business ( 123). -- Uses included in the General Business category are lumber, building materials, hardware, eating and drinking establishments, automotive dealers, and gasoline service stations. location in a shopping center, These uses do not require rather they benefit by a location on a major thoroughfare permitting good access. Office ( 1212). -- Office uses are uses which include business, finar,cial, personal, professional and repair service establishments. Industrial Light Industrial ( 135, 136) . -- Land uses without open storage where raw or semi-finished materials are stored, fabricated or manufactured are - 15 - classified �as Light Industrial. These include such uses as warehousing, secondary manufacturing of metal fabrication and non-metal fabrication such as furniture production or printing. General Industrial ( 131-134, inc.). -- General Industrial uses include those typified as using raw materials for primary metal production, petrochemicals, primary wood processing, and stone, clay, and glass industrial operations. Included in this category are steel mills, pulp or lumber mills, electric power generating stations, chemical plants and concrete plants, to name a few. Extractive ( 1711, 1712). -- These land areas include extractive activities which are primarily carried out upon the surface of the earth through open excavation. Included in this classification are sand, gravel and rock quarry removal operations. Public ( 19, 146, 1213, 1214, 1216-1218, inc.) Public land use includes open land for outdoor cultural, public assembly and recreational purposes, utility substations tricity), hospitals and public medically (e.g., related gas, clinics, oil, water, elec- educational uses including all types of public institutions where education is the primary use, detention and correctional facilities, military uses and governmental admin- istration and service buildings. Quasi-Public ( 1213-1215, inc., 193) Areas in which educational, utilized as recreational facilities, religious, health facilities, and open lands which are privately owned but also available to the general public, are deemed Quasi-Public land uses. - 16 - �Rights-of-Way All dedicated rights-of-way including freeways, thoroughfares, local roads, alleys, and railroad easements are classified as Rights-of-Way. Open and Other ( 190) This land use category consists of areas used for agriculture, including crop land, land lying fallow, pasture, tree farming, orchards and vineyards, and woodland, as well as vacant land for which no specific use is evident from field inspection. Water Bodies (522-526, inc., 512) Portions of the City occupied by lakes and major ponds are classified as Water Bodies. Current Land Use Inventory The City of Novi is located northwest of the City of Detroit in the Southwestern part of Oakland County and occupies approximately 31. 9 square miles. It is bounded primarily by Napier and Beck Roads on the west, 12 Mile Road, Pontiac Trail and 14 Mile Roads on the north, Haggerty Road on the east and Eight Mile Road on the south. Lyon Charter Township and the City of Wixom lie to the west, City of Walled Lake and Commerce Township lie to the north, City of Farmington Hills lies along the eastern boundary and Northville Township and the City of Northville lie to the south . Traversing east and west through the City is 1-96 Freeway which affords convenient access to the City from Lansing, Pontiac, Ann Arbor and Detroit. Another major east-west route is Grand River Avenue . route through the City is Novi Road. The major north-south 1-275 Freeway 1s near the City's eastern boundary connecting with 1-96 and 1-696 Freeways at the Novi/Farmingtion Hills • - boundary . - 17 - �Both Grand Novi's history: River Avenue and Novi Road are strongly associated with Grand River Avenue being originally the old Detroit and Howell Plank Road and Novi Road originally being the only road which ran from the Walled Lake area, through the community to Northville. The advent of 1-96 opened the way to large regional shopping centers and easy commuting which has led to rapid population expansion in the last 25 years . This trend shows no signs of abating and graphic evidence is readily available by looking at the Existing Land Use Map. quadrant shows many In particular, the southeast new subdivisions and apartment complexes as well as recent trailer parks, office, and industrial parks. In addition, a third major shopping center is under construction. The southwest quadrant shows more of this growth with the emerging municipal civic center complex and high school. on what was formerly open farmland. New subdivisions are occurring Indeed, it is difficult nowadays to travel a local road without encountering a cement truck or gravel hauler, all signs of a city with a rapidly changing complexion. The overall urbanization trend is also dramatically shown by fact that developed land in the City increased from 4,390 acres to 6,658 acres in the 14 year period between 1974 and 1986, or 52 percent. With the possible exception of the southeast quadrant, there are large areas throughout the City which retain a rural character with open fields and farmlands and an occasional horse "ranch". The area around Walled Lake shows signs of being developed earlier in the community's history. Here, the lots are small and housing is in tightly packed units and subdivisions. The new Lake Shore Park facility is noteworthy in that it permits many citizens to enjoy the lake resource. - 18 - �) ( C.O M\I E.FtCE T W P C I T Y IN A L L E D OF L A I( E lf\r~fJl ' ____J CO 1 ~ ~ ("' I 0 I I I -1 4-(__ . f WALLeD r I I t LAKE II I II . I . '[ RI C 1 T I , . "> L ~,j"- -. . ... ' j ..___J d"-1 8 10 £a~! jl{ 11 7 , . ~ ,, oo·· •.·." o. . ~!Pf;g !(g o.:P o cP ~ OIIOJ 0 0 . P10JC ~ ·o ' ~ LIL ~ •• . 0 ~ cm t'.D" Bil L..illl _...,: o," _L_QJL_ " ' .. ' 1 • • r.:!':'.Hr.JH 29 I ' '£ p "• 0 30 I 1io:- 128 o TJ , I· ~ ..'" '" '" ii.~· '•7•·=•u,. "· l 0 '9 ' 1. " .· ·.·. ·.··.·r ' ..·.· ~:-: ·I '?.'~---~.,. NOVI , . ~ :~ : ' OIi/\~ oJ h~. do"'~,~~ ,o.oq II · & VACANT (QI=:J ONE & TWO FAM I LY E=::::::::::] MULTIPLE FAMILY MOBILE f:::::::::::::::::I OFF i C E - LOCAL ~ COMMUNIT Y ~ GENERAL HOME LAND RES I DENt l AL RESIDENTIAL RE S IDENTIAL 8r? ?Ti ·-, _ / ~ .I.1 ~ ~. . ·. , i;:: ~~~- !F7o0 ,,..rtAri I. I I -- ~ 33 -~ :1,,1---~•.J·{···'r' '"'1~~p1, .q 01: '""'~35 ~ 1 ~ ,,_"~·------.._~:P "'' 1.'.'..!k N ORTHVILLE 1 @ ◄I I f ~ j,, ~, t'.. .· t • ~ 2 O 00 ''fl~t.d 32 1L--,.~J••m~~111ll!I I O • l -,t?jd,, 0 r ?-:-: \'I .- ;.'f' ° 0 TOWNSHIP , a:::: ~>\1#;,>S TWP. 0 t -1 ~,ie•c,-. - •'"'"11 t.Rt~i] ',' , 20F o AGRI CULTURE ' 'I -- CJ ~ , -~ 0 0 19 d o ~[YJ_/i~ , ,, --1 M l.!:_{. o '0 ~ -~' _1 h ~T[N 'iii d:'.o o. 0 r ' i °o\~ I o I P0 •~:' ~ ol•o - r I oP~ . , • • .O I\~ Q ,11 - + ., 9/ , 0 }. / cf:.,, o, r g~o' ij f Oaj_c., I. 0 - I 'J{~~ l Y II / ~, r "- I . I r,t ' ~~: ' t LI [ !I I + ....., ., I " R I I 11 I . 711 9 II ~ ~-..J& b ii ~ T W P CE /1:-r.~... ~ ~: E R o ol l' ~--=-I , (;;;;:;·· JilM ~ th I j ·m c,ci . ;;{tlmls~ ~====-:~1;~:q,·:=:=l F. ;i." ., .r.rrtf >. ~Jrn~ . n a.,.. 1 1' ~ '"''~•Oo"~· 0 K. ......·=.=~:=: . ...=t:-~,-:;:~;:• ,..... . . ... 0. ··t,. -..... rt} ··.··.ir·. -,,;•'· ~ - · ..l, .,:;;;t~:1·£ • ;~;;, :•V ~ 'LL 0 ~r NORTHVILLE LIGHT Im: GENERAL . o·o .o' P~· ~ , s : ,,.,.11. ...i ', .. ~180 ~ < §UIVlY ~ I' • r AUGUST, 191' INDU S TR I AL mmIIIIIl C:J S EMI !:<:·. t:/:j p UBL I C IND UST R I A L EX TRA CT IVE PUBL IC ·l·• UtMENtAt'r HHOOl BUSINES S BUSINESS • TOWNSHIP lANO USf ~ 1 _.ti HIGH ~CHOOl BUSINESS EXISTING LAND USE Cl T Y OF NOVI M ICHIG AN I 11.Q_Q_ ...... _1_6~0 3!90 BRANDON M. ROGER S & ASS OCI ATES , P.C c ommunity p l anning c onsultanls ~ �The Existing Land Use Map shows the major land use categories previously described. The City covers an area of approximately 31. 9 square miles, or 20,416 acres. Table 1, Existing Land Use, and Chart 1 presents statistical totals for each category and a comparison with the 1974 survey. Also, existing zoning for each category and percent of said zoning currently vacant is shown. Each of the categories with the accompanying MLCUC code is discussed relevant to use as follows: Residential Single Family Residential ( 113). -- Single family residential land use presently occupies 2,195 acres of land which amounts to about 10. 7 percent of the total area of the City, or more than double that found in 1974. Over 12,000 acres of vacant land zoned for single family use remain in the City. Residential land use is generally found along major roads, areas, most generally, or, in subdivisions. suburban character of the community. This around the lake reflects the increasingly Many subdivisions contain open park- like areas usually as a result of "open space subdivision" and "residential unit developments" for the use of the residents. Because the bulk of growth has occurred within the last 25 years, the housing is in overall good structural condition with little evidence of blighted areas or abandoned homes. pockets of older housing around Walled Lake. There are With lower interest rates and pent up demand for housing, there has been a surge in single family home subdivision development which should cause substantial increase in such land use in Novi. Such development in neighboring City of Farmington Hills was second highest in Oakland County in the 1984-86 period, - 19 - resulting in 9,749 �TABLE 1 EXISTING LANO USE AND ZONING CITY OF NOVI 1986a Land Use Category Acres Percent Percent of of Total Developed 1974b Percent Percent of of Acres Total Developed Areac Zoned 1986 Percent of Total Vacant Zoned Area Vacant Land as a Percent of Total Zoned Area Resi den ti al 2,929 14.3 43.9 1,679 8.8 38.2 15,393 81.0 75.4 12,464 2,193 Single Family 10.7 32.8 l ,22S 6.4 28.0 14,294 12,101 84.7 70.0 Mu 1tip 1e Fami 1y 543 2.7 8.3 282 6.4 1.5 799 3.9 256 33.2 193 0.9 Mobile Home Park 2.8 16E 0.9 3.8 300 107 35.7 1.5 Commercial 539 2.6 8.0 113 0.6 2.6 645 54.5 1,184 5.8 1~ 73 0.4 1.2 0 .1 Office 0.3 322 1.6 249 77 .3 l 50 0.2 0.6 0.1 Local Business 244 1.2 3.7 0.1 862 4.2 396 45.9 Community Business 0.8 2.5 92 0.5 2.1 172 General Business 63.5 694 3.4 10.4 359 1.9 8.2 1,900 9.3 1,206 Industrial 284 1.4 4.3 0.8 3.6 6.9 1,134 80.0 15i 1,417 Light Industrial 4.3 206 42.7 277 1.4 20~ 1.1 4.6 483 2.4 General Industrial 0.6 133 1.8 Extractive 858 4.2 12.9 825 4.3 18.8 Quasi-Public 4.9 Public 318 1.6 168 0.9 3.8 1,320 6.5 19.9 1,246 6.5 28.4 1,320 6.5 Rights-of-Way 6,658 4,390 23.0 100.0 DEVELOPED 32.6 64.4 72 .2 13,139 13,821 Open and Other 620 3.0 926 4.8 620 3.0 Water Bodi es 20,417 100.0 19,137 100.0 100.0 20,417 TOTAL CITY LAND AREA a. Field survey by Brandon M. Rogers & Associates, P.C., August 1986. b. Field survey by Vilican-Leman & Associates, Inc., May 1974. c. October 1986. ~ N 0 1986 �CHART 1 COMPARATIVE LAND USE CITY OF NOVI, MICHIGAN 1974 - 1986 LAND USE CA TE GORY 2,193ac Single Femi ly Residential 543 ac Multiple Family Residential rmmmmmm 282 Mobile Home Park - Office 1 73 ac }ff ac 193 ac 168 ac \· ·14 ac Local Business & Shopping I 50 ac LEGEND : 4 ac 1986 Community Business & Shopping ! 3 ac Genera I Business • 172 ac ::,:,:,; :;:;: 92 ac Light Industrial ··········) 1 7 ftt General Industrial - 244ac 5 ac ff{f. Extractive Industrial ■ 284ac 277ac 202 ac 133 ac 0 ac Quasi - Pub Ii c 858 ac 825 ac Public - ff} 318ac 168 ac Rights - of - Way Open (Vacant and Agri cu ltura I) Water Bodies 1,320 ac :t:=t=rt:tm:t:=:1:=ttlfttMM 1 246 , ac .,.,a , ac I 13 139 =====r=r=r=::r(:=:=:r:rrr:rn:=:r:=:r:::::;:::=:===:=::=:===::==:===:=:::=::::::===:::::=z-==ttm::y3·;a:ff~';;{ 620 ac ::·:: ·:·:·::·:·:·:·:·:::::::::::::::(::::dNNNNH - 21 - 926 a c �acres (45% of City area) in single family usage. Considerable land exists in City of Novi for new single family development at planned densities. Multiple Family Residential (111, 112). -- This type of dwelling accounts for approximately 543 acres of land or 2. 7 percent of total land area, again more than double such land use as in 1974. Between 1984 and 1986 Novi ranked fourth among Oakland County localities in new multiple housing residential development. These dwelling units, which consist primarily of apartment and condominium units ( 40% of all dwelling units in City), are found mainly in the southeast quadrant of the City south of Grand River Avenue and east of Novi Road, and near Walled Lake along the northern boundary of the City. New construction is much in evidence in both areas with several new apartment complexes in various stages of completion. Senior citizen demand for this type of housing is evident with the recent construction of Senior House on West Road near Pontiac Trail and three pending senior citizen housing projects ( 1987) in City. Although 256 acres of vacant land zoned for multiple dwelling use existed at time of the 1986 survey, much of this land is being planned for new development in 1987 which will leave little land remaining. Most of the land planned in the 1980 Master Plan is therefore now earmarked for or developed for multiple family housing. Elimination of tax shelter incentives has diminished some de- mand, advent however of proposed planned unit development, condominium housing (e.g., Sandstone) and senior citizen housing (SCH) may reverse the trend. Mobile Home Park (115). -- At the time of the survey, 193 acres of land are used for mobile home parks, or O. 9 percent of the land area within the City. This constitutes 25 more acres than found in 1974. - 22 - Two mobile home �parks ( Novi Meadows, Old Dutch Farms) exist adjacent to one another on the west side of the City along Napier Road south of 12 Mile Road. Chateau is found on the north side of Thirteen Mile Road east of Decker Road. The last two parks ( Country Cousins, Highland Hills Estates) are on either side of 1-96 near the eastern boundary of the City. The 1,833 mobile home sites in these parks constituted in 1987 about 20% of total number of dwelling units in City. This is a substantial percentage as compared to other communities. Com.nercial As of August 1986, approximately 539 acres are occupied by commercial uses in the City. This amounts to 2.6 percent of the total City land area. Compared to 1974 data this represents an increase of 425 acres, or 377 percent increase. shopping Almost half of this total is land used for the four large regional centers either built or actively under construction near the 1-96 Freeway and Novi Road ( Twelve Oaks, West Oaks I, West Oaks 11 and Novi Town Center). Other commercial areas are mainly along Grand River Avenue and Novi Road with a general scattering of various types of commercial near intersection of the Section Line roads. Novi ranked fifth among Oakland County localities in new commercial area growth during the 1984-1986 period. Most of the planned commercial areas in the 1980 City Master Plan are now developed. These types can be classified as follows: Office (1212). -- Office uses constitute approximately 75 acres, percent of the City area and a 436 percent increase since 1974. of these offices are professional offices for - 23 - doctors, dentists, or 0.4 The majority insurance, �realtors and other services. They are generally small in size and intermingled with other business and commercial establishments. Except for some large office buildings in Orchard Hill Place on the west side of Haggerty Road, northerly of Eight Mile Road, few major office buildings exist in the City. However a strong trend in new office development is emerging in the City. Planned or under construction in 1987 are over 1,000,000 square feet of new office space. It is expected that considerably more space will be developed in the City in the future as a continuation of the major office corridor development in Farmington Hills between 1-96 and Twelve Mile Road, and along 1-275 from the south. Such development is occurring in Light Industrial zoned areas which permit office use in strategic 1-96 Freeway frontage sites between Haggerty and Novi Roads. Locations along 1-96 westerly of Novi Road at Westbrooke Place site, along the south side of 1-96 between Taft and Beck Roads, and between Twelve Mile Road and 1-96 have similar office development potentials. Local Business ( 124). -- Approximately 50 acres, land is occupied by this use. groups at small sites in the City. or . 02 percent of City Generally these stores or shops are found in A variety of food, gift, specialty and party stores are typically found in these groups. Community Business ( 122). -- As mentioned earlier, almost one-half of the commercial land, 242 acres, or 1. 2 percent of City land, is found under this use. While much of the area has been built up for several years, the third shopping center, Novi Town Center is presently under construction as well as a major addition to an already existing center (West Oaks 11). These shopping centers are close enough to each other with 1-96 access points to make the area a major target for regional as well as local shopping. - 24 - Approximately 3,000,000 �square feet of community business floor space exists in the City's central one square mile core. This concentration has caused traffic congestion and need for major road improvement plans. General Business ( 123). -- This use presently occupies 172 acres, or 0. 8 percent of City's land area. Included in this classification is a large auto- mobile dealership and a variety of eating and drinking establishments. In- creasingly popular are combination gas station and convenience stores as well as other miscellaneous strip business uses. These certain of the City's major traffic routes, uses occur randomly along mixed with other types of other commercial and nonresidential uses. Industrial There are approximately 694 acres, or 3.4 percent of the total land area in the City used for industrial purposes. of land use since 1974. This represents nearly double this type Light and general industrial uses are found primarily along Grand River Avenue, along Novi Road south of Grand River Avenue, and also along the C&O Railroad corridor. Novi has fourth highest acreage in industrial use in Oakland County next to City of Troy (1,535 acres), City of Pontiac (1,432 acres) and Orion Charter Township ( 882 acres), not counting sand and gravel extractive areas land use statistics. considerable vacant industrially zoned areas, greatest County not counting extractive areas zoned industrial. Furthermore, Novi has quantity in Oakland It is anticipated much of this area will be developed in high tech, R & D and office uses. The land uses are classified in the following manner: - 25 - �Light Industrial ( 135, 136). -- This use accounts for 284 acres in the City, or 1. 4 percent. Included in this are two new industrial parks; one north of Grand River Avenue off of Meadowbrook Road (Vincenti Industrial Park) and the other north of Nine Mile Road on Heslip Drive ( Novex One Industrial Park) which has recently been classified by the State as a Class A Industrial Park. Another future park, recently platted south of Nine Mile Road along Roethel Drive is Novi Industrial Park. General Industrial ( 131-134, inc.). -- Approximately the same amount of land is used for general industrial purposes as for light industrial: 277 acres, or 1.4 percent. This use is found mixed in among the light industrial uses in the areas noted earlier . concrete manufacturing Included are uses ranging from woodchopping and to heavy equipment contractors and metal stamping plants. Extractive ( 1711, 1712). -- The City's geologic past has produced areas of sand and gravel significant enough to attract the construction aggregate industry. Approximately 133 acres, or 0.6 percent of total City land area are utilized for gravel extraction. This is divided into two areas found on the western edge of the City along Eight Mile Road and Napier Roads. areas are not landscape screened, no activities are visible from While the the road; although one area does directly abut a mobile home park. Quasi-Public ( 1213-1215, inc .• 193) Quasi-public land use accounts for 858 acres, or 4. 2 percent of total City land use. A significant element comprising this total are the open areas set aside in certain new subdivisions for the residents' use. many churches, a large athletic field and cemeteries, - 26 - Also included are plus a hospital and a �medical center . Land use in this category has remained about the same since the 1974 survey. Public ( 19, 146, 1213, 1214, 1216, 1218, inc.) City land used for Public purposes occupies approximately 318 acres, or 1.6 percent of the City's land area. since 1974. This represents an 89 percent increase Large areas are occupied by the City's Civic Center complex and Novi Senior High School, as well as the Middle School and a park facility ( Lakeshore Park) near Walled Lake. The remainder is distributed among two elementary parks, schools, several smaller a post office site and utility substations. Rights-of-Way ( 1320. 2) In City of Novi there are 1,320 acres of land in rights-of-way, amounting to 6 . 5 percent of the City's land area. Freeway, the County's road network, Such rights-of-way consist of the 1-96 subdivision streets and local roads. Since most of City is not yet developed or subdivided this percent in rightsof-way is low. Increase in this land use can be expected in future. For single family subdivision development 17-18 percent of land is normally provided for street rights-of-way. Open and Other ( 190) The majority of the City of Novi, percent of the total land area, approximately 13,139 acres, or 64 . 4 is classified as being in open or other use. This amount includes undeveloped property, - 27 - agricultural lands, wetlands and �woodlands. This data reflects the fact that large portions of the City are undeveloped and today still retain a non-urbanized character. These figures show an approximately 5. 5 percent decrease from the 1974 Survey. This trend reflects the preservation, City's growth. recreation With areas current and low emphasis density on natural residential resource environments, considerable open space is expected to be preserved and retained in future. Water Bodies Water bodies account for 620 acres, or three percent of the total City area. These are primarily made up of Walled Lake and smaller Shawood Lake. Also included are several small lakes in the southeast quadrant of the City associated with subdivisions, detention areas. some of which serve as regional storm water It is difficult to rationalize the disparity with the 1974 area total of 926 acres for this use, however, the earlier survey may have included certain lowland wetlands in vicinity of Shawood Lake. - 28 - �POPULATION STUDY AND FORECAST Growth Trends The City of Novi, incorporated in April 1969, has witnessed significant population growth during the 1940-1980 period, when the population increased from 2,316 to 22,525 . In 1987 the City's population is 28,195. 2 Except for a decrease in rate of growth during the 1960 1 s, there has been an increasing rate of growth every decade. ( See Table 2) Recent residential building permit activity is summarized in Table 3. This growth potential and history started in the days of Novi Township and the Village of Novi (formed on October 9, 1958) and is continuing in the 1980 1s owing to the City 's strategic location, available developable land, utilities and proximity to jobs and shopping. While integrally part of the Detroit Metro- politan Region, the City of Novi is one of the principal economic centers of the Region having features conducive for commercial and industrial development. The City is proximate to the fast growing Oakland County communities of Farmington Hills, Southfield, and the Birmingham/Bloomfield area to the east, the Northville/Plymouth/ Ann Arbor areas to the south, and is also easily accessible via freeways to Lansing and Flint areas. Having a strong tax base, good schools and a progressive civic image, the City of Novi can expect to have further 2 population growth. How this growth is accommodated City•s Mid-Decade Census, March 1987. - 29 - with required �TABLE 2 POPULATION GROWTH* for Novi Township (1900-1950) and for City of Novi (1960-1980) 1910 - 1987 Year Percent Increase Population Average Annual Population Increase/ Decade 1910 1,226 1920 1,227 1930 1,571 28.0 34 1940 2,316 47.4 74 1950 3,827 65.2 151 1960 6,390 67.0 256 1970 9,668 51.2 327 1980 22,525 133.0 1,285 1987 28,195 25.2 810 * Source: U.S. Department of Commerce, Bureau of Census: Census of Population, Michigan; Oakland County Planning Division; Mid-Decade City Census, March 1987. - 30 - �TABLE 3 RESIDENTIAL BUILDING PERMITS ISSUED* 1978 - 1986 CITY OF NOVI, MICHIGAN Year Single Family 1975 232 1976 245 1977 176 212 212 1978 279 48 196 1979 251 1980 107 1981 35 90 1982 41 16 1983 255 1984 233 1985 256 1986 Apartment Condo Townhouse Mobile Home Total Permits Issued 247 15 309 64 88 600 37 582 101 251 10 48 117 15 52 140 142 81 60 144 315 168 125 401 738 157 146 1,151 188 566 45 76 799 1987 328 478 10 51 867 Totals 2,626 2,163 937 1,046 5,860 * Source: 59 24 83 Department of Building & Safety, City of Novi, January 1988. - 31 - �CHART 2 BUILDING PERMITS City of Novi, Michigan 1975 - 1987* ,800 700 600 500 400 300 .• · -t---t--+---t---+----+--+--+--t--+--+-_j~-1.J 200 Single Family Homes ...... 100 1975 1 76 '77 '78 '79 '80 '81 '82 '83 '84 '85 1 Q) * City Records - 32 - 86 '87 �municipal services, adequate roads, and governmental responsiveness will reflect in the qua Iity of Iife for its residents and workers. Population Distribution At present ( 1987) the City is nearly one-third developed. Most housing is found in the southeast quadrant of the City with emerging new subdivisions in the west central part. Older housing surrounds Walled Lake, homes in many instances converted from resort summer use. The City's five mobile home parks are generally at the edges of the City. Population split among housing types as found in the 1986 Existing Land Use Survey 3 was: Number Average Family Size Poeulation Single family detached homes 5,086 14,139 2.78 Mobile homes 1,833 4,124 2.25 Multiple dwellings ( apartments and condos) 3,998 8,755 2. 19 10,917 27,018 2 . 47 Total It is noted that about 52 percent of the City's population reside in conventional single family homes. Were the 2,782 apartment and condo units, which are pending and have already received in 1986 preliminary site plan or final site plan approval, built and occupied then the percent of single family homes including new subdivisions underway to total housing units in the City would decline. However, recent trends point to a strong increase in new single family subdivisions because of attractive mortgage rates and demand. 3 Existing Land Use Survey, City of Novi, Brandon M. ates, P.C., August 1986 . - 33 - Rogers & Associ- �Population Forecast A study to establish a population projection to the Year 2010 for the City of Novi was undertaken by Brandon M. Rogers & Associates, P.C. This study utilizes existing and future trend data to forecast projected population for the City by five year intervals. The following sources of data were utilized to establish these projections. - City of Novi Planning Department, Building Department - Southeast Michigan Council of Governments - Oakland County Planning Division - University of Michigan, Department of Natural Resources - Eastern Michigan University, Department of Geography and Geology - U.S. Department of Commerce, Bureau of Census - Novi Community School District In order to provide backup and framework for conclusions reached later in this section, various methodologies and data are discussed. Oakland County Planning Division Oakland County prepared a January 1, 1987 population estimate for the City of Novi utilizing the housing unit method of population estimation. This method utilizes residential building permit and demolition data, vacancy rates and persons per household figures. - 34 - �As to real population growth Table 4 illustrates that Novi ranked third behind City of Rochester Hills ( +16,597) and City of Farmington Hills ( +11, 944). Using the Mid-Decade Census figure of 28,000, Novi would have experienced a 5,475 population growth since 1980 and would still have had rate of growth sixth highest among County localities. TABLE 4 RANKED NUMERICAL CHANGES OF POPULATION FOR COMMUNITIES IN OAKLAND COUNTY, MICHIGAN* 1980 1987 U.S. Census Poeulation Municieal itJ'. 1. Rochester Hi 11 s City 40,779 22,525 Population Estimates 57,376 31,338 8,939 70,000 Numerical Change Percent Change +16,597 + 8,813 + 2,234 +11,944 +40.70 +39.12 +33.32 2. NOVI CITY 3. Wixom City 6,705 4. Farmington Hills City 58,056 + 5,401 5. West Bloomfield Twp. 41,962 47,363 + 6,438 6. Troy City 73,540 67,102 + 5,504 7. Waterford Township 69,754 64,250 + 6,387 8. Southfield City 81,955 75,568 + 2,060 9. Bloomfield Township 44,936 42,876 10. Royal Oak City + 1,014 71,907 70,893 * 1987 Oakland County Poeulation and Housing Estimates, Oakland County Planning Division, September 1987. +20.57 +12.87 + 9.59 + 8.57 + 8.45 + 4.80 + 1.43 Based upon Table 4 data, when ranked as to percentage change of population from 1980 to 1987, the City of Novi was second. Out of the 61 local units of government in Oakland County, Novi ranked third in percentage of growth. SEMCOG In 1984, SEMCOG adopted Version '84 of the Small Area Forecast for use in the Council's long range planning and review activities. The Regional Forecast provides projections of growth in population, households and employment for the entire region. The Forecast projections - 35 - are in five year intervals and are �projected to the Year 2005. Population projections were derived from the projections of household characteristics. Household projections were developed by estimating the capacity for household growth within each community based on master plans, zoning ordinances and existing land use. Time series of building permit data were fitted to a logistic growth model, using the estimate of capacity for future growth as a growth limit. The logistic curve describes a pattern of development in which the rate of growth in a community increases in the early stages of development and begins to decrease as the capacity for further growth is exhausted. ( See Appendix A re. methodology) SEMCOG's projections for City of Novi were as shown in Table 5. TABLE 5 SEMCOG SMALL AREA FORECAST, VERSION '84* Change% Change 1980 Total Population .. . . . Households ........... Persons per Houshold. 1985 1990 1995 2000 2005 19802005 22675. 25530. 28983. 32198. 35181. 38092. 15417. 8036. 8887. 10759. 12611. 14589. 16472. 8436. 2.82 2.41 2.31 -.51 2.87 2.69 2.55 19802005 68.0 105.0 -18.0 POPULATION BY AGE - 14 ...... 19 ...... 34 ...... 44 ...... 64 ...... ...... 1667. 3831. 1791. 6607. 3161. 4241. 1377. 1838. 4206. 2348. 6882. 3362. 5140. 1754. 1977. 4568. 2512. 7153. 4287. 6005. 2479. 2079. 4859. 2632. 7262. 5247. 6837. 3282. 2148. 5090. 2713. 7235. 6227. 7629. 4139. 2550. 5457. 2843. 7384. 5973. 9425. 4457. 883. 1626. 1052. 777. 2812. 5184. 3080. 53.0 42.4 58.7 11.8 89.0 122.2 223.7 Median Age ......... 29.19 29.53 31.39 33.49 35.65 36.36 7 .17 24.5 Age: * 0 5 15 20 35 45 65+ 4 ...... SEMC0G, Minor Civil Division Reeort, June 21, 1984. - 36 - �Novi Community School District With the continuing and anticipated growth in the City of Novi, the task force on Facilities Committee of the Novi Community School District was formed to evaluate and recommend a course of action related to existing school facilities. The Task Force Report also made projections of average student per family projections for School Years 1987/88 through 1989/90. Also they pro- jected an anticipated total student population for those same years given proposed development within the School District. The methods used to establish projected school population were as follows: 1. Constant Growth Method - This method projects student increase from 1987-88 and assumes that it will remain constant for the balance of the projected period through 1989-1990 based upon anticipated construction trends. 2. 5 Year and 3 Year History Method - This method projects student increase based upon average increases of each class as it proceeds from kindergarten through 12th grade. 3. Straight Line Method - This method projects an enrollment by project- ing forward year by year each student enrollment as of the fourth Friday of 1986/87 and assumes that they were promoted to the next grade for each of the next three years. 4. Survival Method - This method utilizes a five year historical view of the school district by determining the number of students that survive from one year to the next. The percentage that survive is considered for each grade - 37 - �SCHOOL DISTRICTS SERVING CITY OF NOVI SOUTH LYON CHOOL DISTRICT :SO iI ·-·-·-·-,-· H NORTHVILLE SCHOOL DISTRICT ]I 32 - 38 - 1a �level and five year average percentages then used to project for future enrollment. Based upon the above four methods, the following projections of enrollment for the Novi School District were found. ( See Appendix B for data for each method, including projected enrollments by grade.) TABLE 6 PROJECTED ENROLLMENTS NOVI COMMUNITY SCHOOLS DISTRICT* 1986-87 Method 1987-88 1988-89 1989-90 1. Constant Growth 3,763 4,056 4,349 2. 5 Year History 3,582 3,664 3,803 3. 3 Year History 3,615 3,737 3,924 4. Straight Line 3,462 3,411 3,403 3,592 3,717 3,484 ~ 5. Survival Fourth Friday Count September 1986 3,474 * Novi Community School District, Task Force on Facilities Committee Report, December 18, 1986. Future Population Projection To project an estimate of the population for the City of Novi to the Year 2010, one must first review which of the regional models may provide the most appropriate data for consideration. SEMCOG and the Oakland County Planning Division data utilize the same basic beginning, :;-. ,. that being household units. They project forward by determining a family size ( persons per household) then - 39 -= - -- - --- �multiply the household units by the estimated family size. This may be an over simplification but it provides data that can be used on a regional basis. However, any regional data has to be refined to make it apply to that region. If a community within the region does not fit the norm, then the data for that community must be determined by an individual compilation. In this study, the regional model ( households and family size) was taken and used to determine projections. used. As noted earlier, the However . current local information was also Novi Community School District information which can be used to compute average family size. established With an actual count of students, a value can be determined for family size and further it can be broken down into existing subdivisions, subcategories: 2) multiple family complexes. 1) single family size households single family subdivisions still developing, for and 3) These counts can be averaged by determining the percent of the total dwelling units that each category represents as described in Table 7 . Further, an estimate of the average family size can be projected by determining the future number of housing units that are proposed within the District and the occupied dwelling unit occupancy rate. (See Table 8) To provide an estimate for the school years 1987/1988 through 1989/1990, the Novi Community Schools established an average student per household for those years of . 78 for Single Family and .1918 for Multiple Family in their 1986 Task Force Study. With these two values: 1) family size and, 2) household units, one can arrive at population data for the Novi School District. - 40 - �TABLE 7 NOVI COMMUNITY SCHOOLS EXISTING AND ESTIMATED STUDENT PER HOUSEHOLD* 85/86 86/87 87 /88 88/89 89/90 Average Average Average Average Average Student % of Student % of Student % of Student % of Student Total per Total per Total per Total per Total per Units Units Household Units Units Household Units Units Household Units Units Household Units Units Hou seho 1 d % of Single Family -"" I-' 1. Developed Subdivisions 2070 38.9 .7932 2070 34.8 .7633 2. Still Developing Subdivisions 989 18.6 .7341 1060 17.8 .8556 - 3. Proposed Subdivisions ( 1 + 2) Mu 1 ti p1 e Fam i 1y 4. Existing 2252 42.5 .21 2816 47.4 TOTALS 5311 100.0 .534 -- 49.4 .78 3550 48.2 .78 3803 44.7 .78 3420 50.6 .1918 3819 51.8 .1918 4703 55.3 .1918 .1918 5. Proposed (4 + 5) -- 3343 -5946 100.0 .509 6763 100.0 .482 - * Fourth Friday Enrollment and Estimate for Future Development Actually Proposed, Novi Community Schools 1986 Complied Statistics for Novi Community School Di strict only. 7369 100.0 .475 8506 100.0 .455 �TABLE 8 DEVELOPMENT IN THE NOVI COMMUNITY SCHOOLS DISTRICT PROJECTED ENROLLMENT / PROPOSED SUBDIVISION AND APARTMENT COMPLEX 1987-1990* Sub/ Apt Aeartments Fountain Park Fountain Park I I Saddle Creek Saddle Creek Woodland Glens Wi 11 ow Pl ace Country Lane Applegate II Beacon Hill Braes of Novi 12.5 & Meadowbrook Units 87-88 180 35 38 43 4 9 11 20 30 75 93 98 20 66 10 8 203 50 11 61 32 61 32 77 77 158 39 367 16 23 59 73 76 16 51 8 6 158 39 887 16 23 59 73 76 16 51 8 6 237 283 Total 35 14 38 38 43 4 9 38 200 200 224 20 48 59 320 164 400 Total Students * 89-90 14 72 Single Famil~ Pebble Ridge Pebble Ridge II Yorkshire I & II Yorkshire I II Simmons Orchards No. 3 Deerbrook I Deerbrook II Whispering Meadows Sunrise Cedarsprings Estates Simmons Orchards No. 4 88-89 Novi Community School District, Task Force on Facilities Committee Report, December 18, 1986. To determine a population and projected population for_ the entire City, an absolute count must be provided of existing household units. In August 1986, a field survey was completed as part of the Existing Land Use Study, Master Plan Update Phase 11. existing residential ( See Table 9) uses as well as This study provides data concerning proposed residential uses. The actual counts give an accounting of what exists and what can be anticipated for the future. Since this survey, several new projects have been proposed in the fall - 42 - �TABLE 9 CITY OF NOVI EXISTING HOUSEHOLD COUNT AUGUST 1986 Multiple Familv Section Single Family Detached Homes 1 2 14 169 3 282 Mobile Home Parks Chateau Estates 9 9 10 11 12 13 14 15 16 17 7 88 55 76 24 13 63 58 17 Country Cousins 18 7 Novi Meadows Old Dutch Farm 19 20 21 22 4 49 197 350 23 488 98 Future Apartments/ Condos 725 Beachwalk Apts. 240 Westgate VI Apts. Harbor Cove Condo Senior House 4 24 Existing Apartments/ Condos 232 17 114 Waterview Farms Lakeside 660 Apts. 208 Portsmouth Pl.840 Sandstone PUD Highland Hills Estates, Inc. 1495 216 Glen Oaks Apts. 90 Fountain Park West Apts. Tree Top Meadows Apts. 193 401 293 198 Applegate I Condos Old Orchard Condos (Continued) - 43 - Beacon Hill 320 Applegate I I Condos 59 120 140 240 �TABLE 9 CITY OF NOVI EXISTING HOUSEHOLD COUNT AUGUST 1986 (Continued) Multiele Famil~ Section Single Family Detached Homes 25 1,040 26 344 6 145 18 18 34 86 34 426 35 18 36 Mobile Home Parks Future Apartments/ Condos Country Lane Twelve Oaks 60 Apts. Townhouses Stonehenge Condos 296 Lakewood Park Home Condos 458 Village Place 24 Townhouse Pavilion Court Apts. 377 Novi Ridge Apts. 261 27 28 29 30 31 32 33 Existing Apartments/ Condos 182 Saddle Creek Apts. 48 400 North Hills Village Apts. 180 Wi 11 ow Place Country Place Apts. Condos 500 Woodland Glens 304 Apts. Glen Haven 90 Condos 20 Crosswinds West 208 Condos Highline Club 160 Apts. 622 I p-otals 5, 086 1,833 4,433 3,837 Source: Field Survey,August 1986 by Brandon M. Rogers & Associates, P.C. Note: Some "Future" multiple housing projects were partially occupied in October 1986. Some "Existing" projects will not be fully occupied until early or mid 1987. - 44 - �of 1986 (e.g., Fountain Park West Apartments-II (59), Centrum Apartments (188) at southwest corner of 12-1/2 Mile and Novi Roads, and condo cluster, stacked units and detached single family units in the Sandstone PUD, Section 11 ( 1620). In a further review of proposed residential development and discussions with developers and builders, it can be assumed that increased housing construction will continue. To provide a precise estimate would be impossible; since at the current rate of fast development Novi is already at SEMCOG's 1990 estimate for households. If the national as well as the local economy rate is maintained, the development picture in Novi will continue strong. To establish a reasonable family size beyond 1990, a review of work done by the regional planning agencies as well as educational institutions in the area resulted in these findings: 1. Family size will continue to decrease . 2. The decrease will slow by Year 2000. Three scenarios were used to project the City's population to Year 2010. These are: Scenario A Dwelling unit growth experienced in the 1975-85 period would continue in the 1985-95 period and taper - 45 - off thereafter (372/year) (350/year) as �."' the City becomes more fully developed, densities remain moderately low, and identified environmental resource areas are reserved. Scenario B Rate of dwelling unit construction in the 1980-86 period (5.6%/year) would characterize growth in the future, reflecting past slow and fast years' growth . No change in rate contemplated in planning period. Scenario C Rate of dwelling unit construction in the 1983-86 period ( 8. 26%/year) would continue to 1995 and lessen to that of Scenario B thereafter. Table 10 projects these scenarios by five year intervals. The Planning Consultant believes that the most probable growth is likely to be in between that projected in Scenarios A and B, or about 60,000 by Year 2010. For Year 2005 this intermediate projection would be about 50,700. This projection is higher than the Year 2005 SEMCOG project of 38,092 ( Table 5) even though the Consultant's average persons per household size of 2. 256 is lower than that of SEMCOG's for that year ( 2. 31). In order to determine the holding capacity of the City based upon the Master Plan for Land Use's recommended future residential areas, as amended to September 1987, and the Residential Density Patterns map, the maximum expected population is projected at 73,473. ( Table 11.) This population count would mean that vacant residentially zoned areas would be developed to their planned maximum densities. Under this assumption is the anticipation that the approved Sandstone unit planned development in Section 11 is developed, residential densities for RM-1 and RM-2 Districts will remain in place, - 46 - that the and that �~ -- ! ) TABLE 10 POPULATION PROJECTIONS City of Novi* --- Scenario 1980a 1985b 1990 1995 2000 2005 2010 42, 723 19,219 A Population Households 22,675 8,036 25,970 10,249 29, 727 12,109 33,190 13,969 36,169 15,719 39,410 17,469 B Population Households 22,675 8,036 25,970 10,249 32,204 13,118 39,895 16, 791 49,453 21,492 Population Households 22,675 8,036 25,970 10,249 35,550 14,481 48,615 20,461 60,263 26,190 62,060 27,509 --75,627 33,523 2.301 2.256 -- +:" -...J C - ... -- Persons/Household 78,274 35,211 ----95,386 42,909 -- 2.82 2.534 2.455 2.376 * Projections by Brandon M. Rogers & Associates, P.C., March 1987. a. U.S. Decennial Census, 1980. b. Estimate based on 1980 - 1984, plus half of 1985, building permits and average family size of 2.78/single fa111ily, 2.25/mobile home unit, and 2.19/multiple dwelling residential unit. 2.223 �recommended residential areas on the Master Plan will substantially remain the same . years. This build-out development is not likely to occur within the next 20-25 However, if current growth of recent years continues, this total development would possibly occur prior to Year 2010. TABLE 11 PROJECTED HOLDING CAPACITIES City of Novi* City Sector Existing and Planned Dwelling Units Planned Population a Area north of 1-96 8,456 20,920 Area south of 1-96 and east of C&O RR 8,075 19,865 Area south of 1-96 and west of C&O RR 12,152 32,688 28,683 73,473 TOTAL * Projections by Brandon M. Rogers & Associates, P.C., December 1987. a. Based upon current persons/household size and housing mix by Sector. Were forecasted Year 2010 persons/household size reached, total City population would be 63,762. - 48 - �HOUSING & DENSITY STUDY Introduction One of the important components of an update of the City's Master Plan for Land Use is an inventory and analysis of past housing trends, existing housing characteristics and future needs. The City is currently experiencing a variety of new housing projects ranging from condo and rental multiple projects to cluster projects, single family subdivisions and residential unit developments (RUD). As one reviews housing needs, one will need to be aware of the concerns 4 and views of the City of Novi as expressed in the City's Philosophy Statement. This statement was the result of several all day workshops in Winter 1986 with the Mayor, members of City Council and Planning Commission, City Department heads, and City Consultants. were considered. Concerns of residents, merchants and developers The statement's references to housing were: "We will make every effort to preserve our water courses and wetlands, to guard our air and soil from contamination, to protect our natural woodlands, to save as many trees as possible in any type of development, and to plant still more trees along our streets and throughout the City for future generations. We see room in our community for all types of housing. Despite the urbanization which is to some extent inevitable, we believe there is still room for small farms and large residential lots. It is our commitment to plan and provide for these types of residential uses for a long period of time into the future. To minimize any possible harm to the integrity of our residential neighborhoods, we propose to centralize nonresidential uses in specific sections of the City. Where distance between residential and nonresidential uses cannot be achieved, our intention is to soften the effect on the residential uses through barriers, buffering, or beautification requirements. In rare instances where it is necessary for the convenience of residents to have commercial services integrated with residential uses, the utmost care must be taken in the placement and intensity of the foreign use. 11 4 City of Novi Philosophy Statement, op. cit. - 49 - �It will be the intent of this study to review past, existing and future housing needs . The future housing needs will be addressed through the estab- lishment of 17 planning areas that will be evaluated as to housing capacity. This will provide the establishment of a cap for each area for population as well as housing units. The expected type of housing will also be studied to determine dwelling unit requirements as they relate to senior citizens. Housing Trends Housing construction and the outlook for future development can be expected to remain favorable. Authorizations for future construction projects in Oakland County rose to over $400 million in the first quarter of 1987, versus about $300 million in 1986. buildings and alterations, Future work on new residential and nonresidential which usually generate 90 percent of overall con- struction activity, climbed over 30 percent from 1986's corresponding period. Simultaneously, $265 million of new building construction work, the product of earlier awards, was started into place. 5 building starts begun in 1986. This compares with $231 million of On Table 12 are listed the top ten communities in the seven county Southeast Michigan region regarding residential construction permits during the first six months of 1987. These communities accounted for about 40 percent of the total permits issued in the region during this period. Among the top ten, the City of Novi ranked fifth for total permits ( 509) for all types of housing, eighth for single family detached homes ( 181), and second for multi-family units ( 328). This evidenced strength in the housing construction sector is expected to continue strong in the second half of 1987. Table 13 illustrates the recovery in housing starts since the 1980-82 recession. 5 The Local Business Review, July 1987. Trends, Pontiac - 50 - State Bank NBD, First Quarter �TABLE 12 RESIDENTIAL BUILDING PERMITS JANUARY - JUNE 1987 SOUTHEASTERN MICHIGAN AREA LEADERS* Community Detached Single Family Units Two Family Units MultiFamily Units Gross Total Units Less Demolitions Net Total Units Clinton Charter Township 210 12 557 779 12 767 Sterling Heights 370 4 344 718 16 702 Rochester Hills 326 84 182 592 8 584 West Bloomfield Township 249 307 556 4 552 NOVI 181 328 509 2 507 Farmington Hi 11 s 191 301 492 9 483 Ann Arbor Shelby Township Auburn Hills Livonia 72 16 299 387 209 2 120 331 5 326 2 326 328 7 321 192 92 284 8 276 387 * SEMCOG, Residential Construction 2 First Six Months 1987, September 1987. SEMCOG region includes Wayne, Oakland, Macomb, St. Clair, Livingston, Washtenaw, and Monroe Counties. - 51 lj �TABLE 13 RESIDENTIAL BUILDING PERMITS ISSUED* 1978 - 1986 NOVI, MICHIGAN Year Single Fami 1y Apartmenta Condoa Townhouse a Mobile Home Total Permits Issued 247 1975 232 15 1976 245 1977 176 212 212 1978 279 48 196 1979 251 1980 107 1981 35 90 1982 41 16 1983 255 1984 233 1985 256 1986 309 64 88 600 37 582 101 251 10 48 117 15 52 140 142 81 60 144 315 168 125 401 738 157 146 1,151 188 566 45 76 799 1987 328 478 10 51 867 Totals 2,626 2,163 927 1,046 5,860 59 24 83 * Source: Department of Building & Safety, City of Novi, January 1988. a. Number of dwe 11 i ng units indicated. - 52 - �Past and Present Housing Conditions Existing housing units in the City of Novi have increased from 1960 to 1987 by a total increase which of 10,534 dwelling highlights the units. rapid This development represents a 528 taking place in percent not only Oakland County but the City of Novi in particular. Examining housing trends from U.S. Decennial Censuses in six comparable urbanizing communities ( Table 14) it may be seen that the City of Novi has experienced significant growth rate in housing unit development. In the 1970 - 1980 period Novi witnessed a growth of 5,909 dwelling units, or a 214 percent increase as compared to only a 38 percent increase in the 1960 - 1970 decade. Comparative communities showed that in the 1970-80 period Farmington Hills had a 172 percent, Troy 87 percent, West Bloomfield Township 69 percent, Southfield 46 percent, and Livonia 21 percent, increases. Novi's growth in multiple housing units was more spectacular from 1970 1980. There was a 20 fold increase in units (2,924). occurred prior to 1970. Little such development Other municipal growth rates for multiples during this period were West Bloomfield Township (492%), Farmington Hills (197%), Southfield ( 157%), Livonia (84%), and Troy (56%). A survey of existing land uses conducted in 1986 and updated in 1987 counted each dwelling unit as to type of dwelling. bers of units in each category. 6 Single Family Homes 5,086 Mobile Homes 1,833 Apartment/ Condo Units 4,433 The following are the num- 11,352 Future Planned Single Family Homes/ Apartments/ Condo Units 3,837 Total 6 15,189 Existing Land Use Study, Master Plan Update - Phase 11, August 1986. - 53 - �TABLE 14 HOUSING TRENDS CITY OF NOVI AND COMPARATIVE COMMUNITIES 1960 - 1980* 1960 Number of Housing Communit) Units 1970 Number of HousMultSingle iple ing Family Family Units 1980 Number of Mu1tHousSingle iple ing Family Family Units Single Family Multiple Family Farmington Hills 7,417 7,288 129 13,652 11,658 1,994 21,551 15,622 5,929 Livonia 17,941 17,784 154 28,130 27,103 1,027 33,012 31,121 1,891 NOVI 1, 994 1,895 99 2,758 2,611 147 8,667 5,596 3,071 Southfield 9,103 9,042 61 21,354 16,443 4,911 31,289 18,651 12,638 Troy 5,403 5,181 222 12,657 8,698 3,959 23,750 17,551 6,199 West Bloomfield Township 4,763 4,739 24 8,035 7,860 175 13,632 12,595 1,037 * U.S. Decennial Censuses, 1960, 1970, 1980. - 54 - - l �) ... ' C O M \4 E R C E. 7.3 T W P Ct Ty 0 ~ W A L L E D L. A I< E CO ERCE T W P I'1· 1·«-,., .J,,j 7 3-IL.JT MM ·'-, I ,~ ~ \\. 4.0 ''-J,l'J~"'WA L LED \ r- i L AKE lf ,, i1 I I· T 0.8 !1 I ii I I 8.0 I i i i i r !~rlI t 1( I~ j -- if' A 1~Dir ,J,_,_,,. ,___J., .i e- I l t /08 1,·· rt· =··- ·- ·· ·- .•.• ,_..1(l ...___ I I C I T t:\•H ~~- 1 if L I '1 1 0.8 ~-J ,·-,rr ■11 "'~_ . ,,. 7 ~'@ ------+------ ·,\Ii I 30 0 .8 : !II I t ) ,'- l 1 i j - h31,1- 0.8 132 ' I ~ -I E 1G 1< f H - •- •- •- O R T H VI L L E -r ~ r I: h' . ( • 11:; 11 Mil[ 8 ~ -- ~ --~~ TO W NSHI ~ GIIJ ,. 1• MILE N P '. ' ~f!sabt-' ORT H VILLE ' \ , .-I li I...., l. +; r TO W N S H I P DWELLING UNITS PER ACRE CURRENT SANITARY SEWER SERVICE AREA • - - POTENTIAL SANITARY SEWER SERVICE AREA FLOOOWAY a WETLAND AREAS 0 RESIDENTIAL DENSITY PATTERNS CITY -~ : OF NOVI MICHIGAN I 8 00 ..... 16~00 BRANDON M. RO GERS a ASSO CI ATE S, P. C co m m un ity pla nnin g co n sultants r,~ �LA at I I , _, __ __j_ I 1- - - 1 4p - l I ! • @ ■ H•n•• - • 'I f N ~ILL PLANNING SECTOR t AREA CODE NUMBER BOUNDARIES RESIDENTIAL PLANNING AREAS CITY OF NOVI MICHIGAN I IAAHOON .._ IIOOIIIII I ASSOC IA JU, P.C. comm.,nltr plo,u1h19 · conouo,.1, �These totals put the current housing stock in 1987 at 12,219 with 3,837 future single family homes/ apartments/ condos slated to be constructed in the near short term . With the projected stability in the residential construction sector, these dwelling unit numbers will continue to increase at their present rate. From available U.S. Census data housing values and rentals are set forth in Table 15 for six comparable urbanizing communities. Novi's housing values and rent levels have substantially increased and as of 1980 had risen above those in the City of Livonia. In 1980 average housing values were $80,100, average rentals - $305 /month. Future Proiections To determine how many dwelling units are required to house the expected future residents of Novi, the population projections developed for the Master 7 Plan Update are utilized. The holding capacity of the City has been established to be 73,473 population and 28,683 housing units based upon the proposed Residential Density Map ( see Map 2). The dwelling unit capacities are influenced by both future development planning and zoning polices. For this study 17 separate geographic planning areas were established for statistical analysis ( see Map 3). housing units were determined. With each area the total number of existing In addition, expected number of dwelling units in approved apartment, condominium and single family subdivision developments were calculated. (See Table 16.) Table 17, referring to the same geographic areas, reflects the dwelling unit capacity that is remaining in each area. The total dwelling unit capacity remaining City-wide is 12,303. As previously noted, the estimated dwelling unit holding capacity is 28,693 housing units. This capacity is now approximately one-third utilized, and with completion of known housing plans as of December 1987, percent utilization. would result in 53 As projected in the Population Study and Forecast, it is expected that about 60,000 people will live in the City of Novi by Year 2010. 7 Population Study and Forecast, Master Plan Update, Phase II, September 1987. - 55 - �TABLE 15 HOUSING VALUE AND RENTS CITY OF NOVI AND COMPARATIVE COMMUNITIES 1960 - 1980* 1960 1980 1970 Median Housing Value Median Rent Median Housing Value Median Rent Median Housing Value Median Rent $17,000 $72 $37,500 $185 $ 87,100 $363 Livonia 16,600 84 27,100 164 61,000 290 NOVI 15,900 68 26,100 110 80,lOOa 304 Southfield 18,700 74 36,000 247 67,200 368 Troy 17,000 - 29,800 198 83,500 348 West Bloomfield Township 19,000 - 46,000 152 107,000 404 Community Farmington Hi 11 s * U.S. Decennial Censuses, 1960, 1970, 1980. a. Estimated median housing value in 1987 is $110,000. Based upon new building permits issued in 1987, median value is expected to rise substantially in 1988. Source: City Assessor, November 1987. Senior Citizen Housing There is a need in the City of Novi for affordable, efficient elderly housing. The City's population mix is witnessing increasing number of persons over 8 50 years of age for whom little if any housing is designed today in the City. As a result of surveys by the Senior Housing Committee and the City Planning Commission's SCH Subcommittee, a need for such housing is clearly evident. In 1987 an amendment to the City's Zoning Ordinance was adopted to permit, as a special land use in certain zoning districts allowing residential uses, various types of senior citizen housing. ~- 8 The Novi News, "More October 8, 1987, p. 10A. Affordable - 56 - Housing for Seniors in Demand", �TABLE 16 EXISTING CITY AND PLANNED DWELLING UNITS - 1987 CITY OF NOVI, MICHIGAN* Planning Area 1 Existing Dwellinq Units Single Multiple Family Family - Planned Future Dwellinl Unitsa Single Condo/ Fami 1y ApartPlats ments 322 Total Existing and Planned Dwelling Units 1,500 1,822 2 36 - - 36 3 511 1,214 1,725 4 90 5 55 6 8 - - 7 60 694 8 17 9 213 10 403 - 11 586 891 379 1,856 12 1,301 1,397 48 2,746 13 640 1,262 20 2,032 14 - - 400 400 15 770 180 378 - 1,328 16 92 - 373 - 465 17 215 - 121 - 90 1,490b 1,545 - 8 - 803 - 17 413 - 626 197 - 600 49 110 336 ' TOTAL 4,997 5,960 1,641 3,837 ' * Computations by Brandon M. Rogers & Associates, P.C., October 1987. a. Projects which have received preliminary site plan approval as of October 1987. b. Sandstone PUD. - 57 - 16,435 �TABLE 17 DWELLING UNIT CAPACITIES CITY OF NOVI, MICHIGAN* Planning Area Total Dwelling Unit Capacity Existing Dwelling Units 1 1,924 322 2 516 3 Planned Future Owe 11 i ng Units 1,500 Total Existing and Planned Remaining Dwelling Capacity (Dwelling Units)a Units 1,822 102 36 36 480 2,856 1,725 1,725 1,131 4 860 90 90 770 5 1,490 55 6 810 8 7 2,474 754 8 645 17 9 1,485 213 10 1,138 11 1,490 1,545 8 802 803 1,671 17 628 413 626 859 403 197 600 538 2,445 1,477 379 1,856 589 12 3,131 2,698 48 2,746 385 13 2,499 1,902 130 2,032 467 14 854 400 400 454 15 1,798 950 378 1,328 470 16 1,926 92 373 465 1,461 17 1,832 215 121 336 1,496 28,683 10,957 5,478 16,435 12,303 TOTALS 49 *Computations by Brandon M. Rogers & Associates, P.C., December 1987. a. Attainment of proposed densities is subject to actual site characteristics. From experience, densities could be up to 10 percent less owing to parcel and lot size variations. - 58 - �Currently, there is one elderly housing facility in the City - Senior House, a new 112 unit congregate care establishment on West Road south of Pontiac Trail. There are three pending proposals for senior citizen housing: 1. Westminster Village, west side of Haggerty Road between Ten Mile and Nine Mile Road . 2. South Pointe, south side of South Lake Drive between Novi Road and West Road. 3. Pineview Adult Condominiums, west side of Novi Road, between Nine Mile and Ten Mile Roads. Considering housing purchase or rental costs, there concern for more affordable housing for the elderly. is an increasing Alternative means to achieve such housing should be further explored and strategies developed for financing. Future Housing Mortgage Trends With increasing mortgage interest rates in Fall of 1987, the biggest impact is on residential housing. Purportedly a one percentage point or more knocks 9 out a part of the market that does not qualify for mortgage. Principal impact is on sales of 11 starter 11 homes and modestly priced housing. justable mortgages will soften rising interest rate's impact. has also discouraged investment shelters in multiple Availability of adThe new tax law housing developments. Warning signs in health of the home building industry would be steep discounts in home prices and offers to subsidize interest rates through "creative financing." Implementation To implement goals and objectives of the Housing & Density Study, several amendments to the City's Zoning Ordinance and Master Plan have been effected and other revisions proposed. 9 In early 1987, densities for RM-1, The Wall Street Journal, October 9, 1987, p . ,. - 59 - RM-2, and �RM-1 /PD-1 were reduced in the City's Zoning Ordinance. As reference, these changes are reflected in Table 18 which show the new standards and the former standards. Exempted from the density and maximum percent of dwelling unit types were senior citizen housing which is regulated under the SCH special land use Ordinance provisions. Further, multiple dwelling and cluster housing structures were required to set back further from interior lot lines ( 75' vs. 30 1 ) and provide at least a 45 degree building orientation to such lines. Also in 1987 densities for cluster housing were reduced to those for conventional single family detached homes (e.g"I 3.3 units per acre in R-4 zones). In October 1987 similar reductions to these densities was effected for Open Space Subdivisions and Residential Unit Developments (RUD). Pending are further amendments to introduce Open Space Subdivision and RUD options into the R-A District classification. In September 1987, the City Planning Commission initiated a series of area-wide rezonings to apply lower residential density district classifications in outlying parts of City with limited City infrastructure and services, reflecting on the City's Philosophy Statement to guide residential development having a distinct character and recognizing creative use of natural features. The net effect of these Ordinance changes is to lower densities City-wide and encourage more spacious housing sites. Through this policy preservation of woodlands, wetlands and other environmental resources is expected to be furthered and the City's Philosophy Statement followed. Summary The present state of housing development in City of Novi reflects a strong market for single family detached home subdivision development and apartment and condo units. property remains. Little vacant multiple family zoned or Master Plan designated Possible new PUD and residential unit developments may occur. Most of the 47 percent of the City's vacant residentially zoned area is currently planned for low density housing and, based upon the proposed Residential Density Plan, would accommodate about 12,303 dwelling units. - 60 - �TABLE 18 ZONING DISTRICT DENSITIES CITY OF NOVI, MICHIGAN Zoning District Permitted Stories R-A 2-1/2 R-1 2-1/2 R-2 Dwelling Unit Size (Bedrooms) Room Count Maximum Density DU 1 s/gross acre New Former Ordinance Ordinance Maximum Percent of Dwelling Units New Former Ord. Ord. - 0.8 1.0 (1 acre) - - - 1.65 1.65 (1/2 acre) - - 2-1/2 - - 2.0 2.0 (18,000 sq.ft. - R-3 2-1/2 - - 2.7 2.7 (12,000 sq.ft. - R-4 2-1/2 - - 3.3 3.3 (10,000 sq.ft. RT 2-1/2 - ,_ 4.8 4.8 (7,500 sq.ft.) - - 1, 2 (35 1 max.) Efficiency 1 21.8 28.1 5% 1 BR 2 10.9 14.1 20% - 2 BR 3 7.3 9.4 - - 3+ BR 4 5.4 7.0 - - Efficiency 1 62.2 - 10% - 1 BR 2 31.1 48.4 33% - 2 BR 3 20.7 32.3 - - 3+ BR 4 15.6 24.2 - - RM-1 RM-2, RM-1/ PD-1 3, 4, 5, (65 1 max.) *Ordinance No. 84-18. November 1987. Compilation by Brandon M. Rogers & Associates, P.C . , - 61 - 10% �More specifically, based upon the proposed density plan and assumption of likely housing types, it is forecast that the following housing mix under the ultimate holding capacity for the City would be : Single family detached houses - 13,307 ( 46.4%) Multiple dwelling units - 13,376 ( 46.6%) Mobile home units Total 2,000 7.0%) 28,683 (100.0%) It might be noted that based upon ( 1) the present existing mix of 4,997 single family homes and 5,960 multiple and mobile home units, and ( 2) the current ( 1987) projects for 1,641 new single family lots in proposed subdivisions and for 3,837 condo and apartment units, it may be seen that single family homes, not counting Sandstone PUD's single home detached condo units, would comprise about 40 percent of total housing stock. The Housing and Density Plan reflects a concerted effort to plan a variety of residential densities in the City compatible with available and expected infrastructure, protection established policies. development Further, the Plan patterns and provides for City a woodland/wetland basis for graduated lowering of densities from central parts of City to outlying parts of the City. This partial "concentric ring" theory supports transitional land use planning objectives and deters leap frog development. vehicular traffic especially those The overtaxing of roads with that are unpaved, the allowance of high density developments in outlying areas that may cause increased land assessments for adjacent properties, and untimely utility requirements seems unwise. A planned residential environment, reserving areas for home sites of varying sizes and style, while preserving the natural beauty and resources of the City, seems highly advisable. This is the recommendation of the Housing and Density Plan. Novi is a balanced community with all types of housing accommodation, more so than most Oakland County localities. - 62 - Its appearance today is one of �well kept, spacious single family subdivision and new apartment/condo developments. While recent survey statistics reveal that multiple housing units and mobile home units comprise 55 percent of all City dwelling units ( 1986), they occupy only 3. 6 percent of City's land area ( 736 acres) versus the area used for single family home use of 2,193 acres (10.7 percent). housing opportunities for all In truth, Novi has life styles and seeks to maintain high quality development standards to assure quality, well designed housing facilities. - 63 - �TRANSPORTATION PLAN* Introduction A transportation system provides a means to move people and goods among various geographical areas. Because transportation has a significant impact on economic conditions, environmental quality, energy consumption, land development, and the overall quality of life in a community, it is critical that future transportation needs and problems be anticipated and that a plan be prepared to solve these anticipated problems. The relationships between transportation and other influencing factors are illustrated in Figure 1. The interrelationship between transportation and the overall "well-being" of a community makes it necessary for transportation to be part of the overall master plan. The transportation network should be designed to support the goals of the City of Novi and the growth and development described in the Master Plan. The interrelationship between transportation and other community functions can be further described by examining the many purposes and functions _of roadways. The primary purpose of roadways is to move vehicles. Roads and their associated rights-of-way provide locations for public utilities including water, sanitary sewer, storm sewer, gas, electrical power, and telephone lines. Public services such as police, fire, and emergency rescue rely on the safe and adequate provision of roadways. Streets also provide opportunities for land- scaping, public art, and monuments. In many communities, there is a historical significance to the arrangement of streets, and the street pattern impacts the character of the community. The original plan for Washington, D. C. was created by a French national who was greatly influenced by a vision of the United States as a great industrial nation with a strong centralized federal government. He positioned the Capital building in a prominent location, with a radial plan of boulevards and roadways. The Capital building became the dominant feature and hub from which all major roadways began. *This Chapter prepared by Barton-Aschman Associates, Inc. - 64 - �FIGURE 1 RELATIONSHIPS BETWEEN TRANSPORTATION, LAND USE, THE ECONOMY, AND THE ENVIRONMENT t-----~. . ' ... PEOPLE ~ _T_H_E_E_N_v_1_R_o_N_M_E_N_T..... - - -, +I ' I 1THE ZCONOMY I I I I ' ' ,...., .......... ~ - - - - - - - - - - \ \ \ I CONSUMPTION OF NATURAL RESOURCES t '\ + ) I I I I HUMAN USE OF LAND I I I . \ \ \ \ TRAVEL -DEMAND I I I I I I I I \ I I I____ ~ I I E_N_E_R_G_Y_U_S_E_D_~ - - -- , -ACCESS -COST t I ~----------------- I I I I ._P_O_LL_U_T_1o_N_&_w_A_s_T_E_~~--------J I -I I I I I IMPACTS ON PEOPLE f---L- ➔ IMPACTS ON THE ENVIRONMENT ___ _. SOURCE : BARTON-ASCHMAN ASSOCIATES, INC. SOUTH FLORIDA REGIONAL PLANNING COUNCIL - 65 - �The layout of the City of Novi is influenced by the Ordinance of 1785, which established a land survey system to give settlers moving west of the Appalachians a definite description to their land. congressional townships each six miles square. The area was divided into Each township thus contained thirty-six square miles and each one square mile was called a section. The establishment of townships and sections not only made land identification easier, but it also roadways along section lines. provided a logical system for the provision of Consequently, the major roads in Novi represent a grid pattern generally following section lines. Major east-west roads are referred to as Mile roads (e.g., 8 mile, 9 mile, etc.) and major north-south roads have individual names (e.g., Novi Road, Haggerty Road, etc.). Functional Classification of Roadways Because of the prominence of certain roadways, their physical condition, and the overall land-use pattern in American cities, automobile traffic tends to be concentrated on certain roadways. on about 20 percent of the roads. On average, 80 percent of travel is done In order to set priorities for funding certain roads with the highest volumes, transportation professionals established a road classification system. Although there is some variation in the classification of roadways, they are typically divided into roadways that carry local traffic and roadways that carry through traffic. function. Through roadways are further divided according to their The distinction between local and through traffic is made because of the substantially different kind of street required to serve both types of traffic. To eliminate conflicts between these two levels of traffic carriers, it is desirable to separate them as much as possible. The overall traffic circulation system that contains both levels of carriers must be carefully integrated in order to function successfully. A balanced circulation system will, therefore, contain these two basic types of carriers: local and through streets . Moreover, due to variations in traffic flow, can be several types of through streets. there Figure 2 illustrates cross-section roadway standards, and the most common roadway types are summarized on the following pages . - 66 - �27 ' - 32' 60 ' LOCAL STREET 36'- 44' 86' COLLECTOR STREET FLUSH MEDIAN 22 '- 36' 22 ' - 36 ' 120'- 150' ARTERIAL 33'- 36 ' 24'- 60' 33•- 36 ' 120·- 180' j MAJOR ARTERIAL FIGURE 2 CROSS SECTION ST AND ARDS - 67 - b BARTON -~MAN ASSOCl.(TES, NC. �Freeways A freeway is designed to handle large volumes of traffic moving at high speeds over long distances or between urban areas. Experience has shown that this demand often cannot be met by the addition of lanes to existing major thoroughfares. Hence, the provision of a freeway often is the only answer to the problem of overburdened thoroughfares. by the elimination of all at-grade frontage of access. Points intersections entrance maximize roadway capacities. Its capacity is increased greatly and exit and all driveway are carefully cuts for controlled to These are the major elements of a freeway, and these design factors have made them considerably safer than arterial roadways. Maior Arterials On major arterials, service to through traffic movements. abutting land is subordinate to major This class of streets provides for movement of large volumes of traffic over long distances. Major arterials connect the city with surrounding townships, cities, and major activities centers. This type of facility provides for trips exceeding one mile and typically carries traffic at higher speeds than other arterials. Major arterials are distinguished from other arterials because most major arterials have a median to separate traffic flows and access is controlled. These streets have four or more lanes and typically carry 25,000 to 40,000 vehicles per day. Pavement widths vary, but a 180-foot right-of-way is necessary for a six-lane divided roadway. The major arterial replaces 180-foot 11 the previous right-of-way. thoroughfare 11 classification 11 major Their 11 new to the Thoroughfare Plan. thoroughfare" term because we believe it function - a major is 11 designation arteriaP' more was accurately and it requires selected to describes the It a replace road's artery 11 in the road system - and it is also the term more commonly used among transportation professionals. Freeways, major arterials, arterials, and minor arterials are all referred to as thoroughfares. The previously designated 150-foot right-of-way has been replaced by 180 feet because 150 feet is too narrow to adequately accommodate six lanes and a median capable of accommodating U-turning and utilities. - 68 - �Arterials Arterials and minor arterial roadways replace the previous 11 thoroughfare 11 category, and they both retain the 120-foot right-of-way requirement. Arterial roadways provide continu ity over long distances and typically carry 10,000 to 30,000 vehicles per day. These roads serve through traffic volumes; however, they also provide access to abutting property and minor intersecting streets. Some access control is desired including minimizing curbcuts and providing parallel marginal access roads where strip commercial development is proposed. Arterials carry traffic from collectors and minor arterials to major activity centers (e.g., Twelve Oaks Mall), freeways, and other township and cities. Some arterials only have two lanes; however, most require at least five lanes. Minor Arterials The minor arterial street system interconnects with and augments the arterial/major arterial street system. It accommodates trips of moderate length at a somewhat lower level of travel mobility than arterials. Minor arterials are typically spaced two miles apart and they provide access to smaller geographical areas within the City. Although minor arterials may also serve as collectors, they generally carry higher volumes of traffic over longer distances, and permit movement from one section of the City to another. These streets typically carry from 5,000 to 15,000 vehicles per day, although some segments may have higher volumes. arterials. Residential lots are generally not given direct access to minor Several section line roads in Novi that are not completely extended, not fully improved, or located in less developed areas of the City are minor arterials . The major reason for distinguishing between arterials and minor arterials is to recognize that all mile (section-line) roads do not function equally. Haggerty Road for example, is an arterial that extends well beyond the City limits . Trip lengths of two miles or longer are common, serves various commercial developments. and the road also Meadowbrook Road is a minor arterial that does not extend beyond the City limits and is paved for only four miles. The road complements Haggerty Road and Novi Road ( another arterial) by providing an alternate north-south route that connect Eight Mile and Twelve Mile Road; however, it is clear that its function is considerably different than Novi and Haggerty Roads, which are arterials . - 69 - �Collector Streets The collector street system provides both land access and traffic circulation within residential neighborhoods and commercial and industrial areas. The purpose of a collector street is to collect vehicles from the local subdivision streets and Collector distribute streets can them also to either local provide internal destinations or to an arterial. circulation and access to non- residential areas such as industrial parks and major shopping centers. One of the major benefits of providing a collector street system through a subdivision is to minimize the number of curbcuts on arterials. When designed properly, local streets funnel traffic onto collectors which in turn distribute traffic to arterials. Without collector streets, several local streets would have curbcuts onto an arterial where one collector street curb cut would suffice. Also, collector streets permit the efficient movement of traffic through large subdivision, and the 36 feet of pavement permits through traffic to bypass left turning vehicles. 11 Industrial" collectors have been renamed "nonresidential" collectors in order to show that the street has the same function regardless of whether it serves commercial or industrial uses. 11 spine 11 Typically, nonresidential collectors are roads extending through commercial development. The provision of these nonresidential collectors also minimizes the need for curbcuts on arterial roads. Local or Minor Streets The sole function of local streets is to provide access to adjacent land. These streets make up a large percentage of total street mileage of the City, but carry a small portion of the vehicle miles of travel. Local neighborhood streets and industrial district service drives should provide access to collector streets or to longer distance through routes, but in such a manner that through traffic is not encouraged to use the minor streets as a shortcut route. The paving width generally varies from 28 to 32 feet and the right-of-way required is 60 feet . - 70 - �Scenic Drive This is a new road classification that has been created to reflect the environmental and natural features of certain roadway segments. that these roads will remain two-lanes wide; It is intended proposals for paving of scenic roads would be evaluated on a case-by-case basis and would be permitted only if environmental concerns were addressed. By maintaining the roads with gravel surfaces, through traffic will be encouraged to seek alternative roads designed for higher volumes. Marginal Access Roads These roads are generally considered local in function and are designed to relieve numerous traffic turning movements from major collector and arterial roadways. These minor roads are usually parallel to through streets, and they provide access to abutting properties. the thoroughfare is provided Access to the marginal access road from periodically at strategic locations. Access to adjoining land-use is then made directly from the marginal access road. The pavement width of a marginal access road is typically 22 to 24 feet and the right-of-way is 30 feet. Table 19 contains the City of Novi street and road right-of-way width requirements. The right-of-way requirement for arterials is typically from 120 feet to 150 feet. TABLE 19 CITY OF NOVI STREET AND ROADWAY RIGHTS-OF-WAY MINIMUM WIDTH REQUIREMENTS* Street or Roadway Type Major Arterial Arterial/Minor Arterial Collector Minor (Residential) Boulevard (Collector) Boulevard (Minor) Industrial, Commercial, and Office Street** Marginal Access Road Scenic Drive Type R.O.W. Width Typical Pavement Width 180' 120' 86' 60' 100' 86' 70' 30' 66' *See City of Novi Design and Construction Standards for details. **Nonresidential Collector. - 71 - Varies Varies 36' 28' 28' 24' 36' 22' NA �The planned integration of the various street and roadway types and the manner in which they should work together to make up an efficient street system is illustrated in Figure 3. Existing functional classifications as shown on Map 4 are based on a roadway's existing function, and may not reflect the Master Plan or right-of-way, which are intended to reflect future conditions. Existing thoroughfares are listed in Table 20. TABLE 20 EXISTING THOROUGHFARES North/South Thoroughfares Major Arterials None Arterials Haggerty Road Novi Road Eight Mile to 14 Mile Eight Mile to 13 Mile Minor Arterials Meadowbrook Road Decker Road West Road Beck Road Taft Road Eight Mile to 12 Mile 13 Mile to 14 Mile Beck to Pontiac Trail 8 Mile to 14 Mile 8 Mile to Grand River East/West Thoroughfares Major Arterials None Arterials 8 Mile Road 10 Mile Road Grand River 12 Mile Pontiac Trail Haggerty to Napier Haggerty to Napier Haggerty to Wixom Haggerty to Beck West Road to Beck Minor Arterials 9 Mile Road 13 Mile Road 14 Mile Road Haggerty to Novi Decker to Novi Haggerty to East Lake - 72 - �FREEWAY Freeways are high capacity, high speed roadways that provide limited access to the surface street network. All at~de intersections are eliminated. so that traffic is permitted. to flow freely. Right-of-way requirements are usually JOO feet or more. I .e .o . . • fNOUSTRIAl DISTRICT ... ' - - - - ': MAJOR ARTERIAL • CITY L I M ; T L ... J Major arterials are dividerl roadways that carry large volumes of traffic over loo;; distances. 'lhey connect the city with major activity centers an:i sur:rourdirq cities an:i to.-mships. Pavement width: 4 lanes minll!llllll • . Right-of-way: 180 feet (typical). ARTERIAL Although arterials may also serve as collectors, they generally carry higher volumes of traffic over lon;;er distances, an:i permit rrove.'llent from one section of the city to another. Pavement width varies. Rightof-way: 120 feet. COLLECTOR STREET !N OUS TRIAL MAJOR ARTERIAL Their purpose is to collect vehicles from the local su!:xilvision streets an:i distrihlte them to either their local destinations or to an ar...erial. Pavement width: 36 to 44 feet. Right-of-way: 86 feet. DISTRICT MAJOR ARTERIAL LOCAL STREETS The function of local streets is to provide access to abutting property. These streets comprise a large percentage of total street mileage, but carry a small porti_on of the vehicle miles of travel. Pavement width: 28 to J2 :eet:. Right-of-way: 60 feet. COLLECTOR STR.EfT COLLECTOR STREET FIGURE 3 ROAD SYSTEM CONCEPT - 73 - BARTON ·.bSO-!MA.N ASSOCIATtS.H:. �() _) CO M M E R CE T W p C I T 'I' WALL CD ► '! \ " '--,--- W AL L E 0 0' CO MMERCE TWP LAlfC ~ ~ ~- 9 ·~ I I CI I I TY ' L ----- [.±-:.. _c ~ 111 . r:!=lbm-rd 120 1 f 19 I 2 0 ► L -+ C - 30 -1 f .321 +--···-, .,,, l I 1 1 ·-·-·-'-···-I ·-·-·-·-·-·- _,_,_c___ N O R T H V1 L L E T O W N S H I P i 1 ~-·-·--·-·-·-·-··-·-·-·-·-·-·-·-·-·-·-·-·-·l._,_,,,~-" NORTHVILLE TOWNSHIP LEGEND •---• •-•-•-• lhUDllllm llimMltl .... freeway arterial minor arterial major collector EXISTING ROADWAY FUNCTIONAL CLASSIFICATION CI TY OF NOVI MICHIGAN I BRANDON M. ROGERS & ASSOC IATES , P.C. community planning consultants BARTON • ASCHMAN ASSOCIATES. INC . traffic conu1llonh OCTOSE R, 1987 4 �... Land-Use Relationships There are several rules to follow when planning for land-use and transportation facilities so that future development is in accord with the transportation system . The direct impacts of land-use and transportation facilities on a community can be explained by examining the relationship between roads and adjacent land uses. As Figure 3 illustrates, residential property . local streets provide direct access to abutting Typically, local streets are either short in distance or curved and winding so that through traffic is discouraged. Collector streets collect and distribute traffic between major thoroughfares and local streets. Trip lengths · on these roads are typically less than one mile. Residential uses should not have direct access onto either collector or arterial roadways. Because all classes of arterials play a significant role in moving traffic through the City, commercial access must be controlled. The location of strip commercial centers with numerous access drives to thoroughfares has a significant impact on the flow and speed of traffic on thoroughfares. Numerous curbcuts slow traffic because of continuous left and right turns in and out of commercial establishments, and excessive turning presents a safety hazard. Solutions to this problem call for one or two high capacity access drives leading to larger commercial establishments or marginal access roads that separate turning traffic from through traffic. The land-use/transportation relationship is also evident when examining the impact that transportation improvements have on land development. This impact depends on the location of the improvement, how much additional capacity is added to the system, and the speed at which the system operates. The impact on land-use will also be greatly influenced by the extent to which new transportation construction creates economic development opportunities. An example of the above would be the construction of a new four-lane roadway through the City. If this road was a highway with access limited to one or two points in the City, land-use implications may only be realized near those access points . If the road was an arterial - 74 - roadway, land-use impacts �... would be controlled by such factors as 1) the availability of land, 2) the cost to acquire the land, 3) the cost to develop the land, 4) whether the new road connects adjacent land to major activity centers, 5) the attractiveness of areas in the City served by existing facilities, and 6) the availability of other public facilities. The overriding factor will be whether real estate market conditions are favorable for development. Thoroughfare Volumes and Capacities A good thoroughfare plan can only be prepared after a comprehensive study of existing traffic conditions is complete. Barton-Aschman Associates, Inc. collected all available traffic counts on roadways within the City of Novi from state, regional, county, and City sources. Traffic counts were also taken by Barton-Aschman and City of Novi Department of Public Works ( DPW) staff at various locations so a screen line study could be done. This section will describe the data collected, trends observed, and the relationship of traffic volumes to roadway capacity. Existing Roadway Volumes A screen line traffic study involves drawing an imaginary line around an area, counting traffic on roadways that cross the line, and using the data to determine how many vehicles enter and exit the area during a given period of time . Periodically repeating the screen line study can provide the information needed to establish growth rates of a given area and general travel patterns. In early November 1986, Barton-Aschman Associates, Inc., with assistance from the City of Novi Department of Public Works, collected screen line traffic data in the City of Novi. The results are illustrated on Map 5 and Table 21 . Map 5 shows the directional distribution of traffic in Novi. Almost one-half of the weekday trips entering and exiting the City are to and from the east. This is because of the proliferation of employment and population east of the City. - 75 - �NORTH 16% CITY OF COMMERCE TWP. w A LL ED L.;.,A...;K~E....,,--_c_o_M_M_E_R_c_E__T_W-,P. Q'- FOURTEEN (/) ..J..J MILE :i: z a: UJ UJ :.: 0 t0 0 Z u THIRTEEN MILE v---~--7----- >- I I t- u ( > 0 ---,I z CITY OF WIXOM er UJ a. < jz ~, J WEST 19% z I I I _ a: ~ : l5 le ~ ~ u ~ :c I MILE ~ c:i I - 96 :.: u UJ co I_ 0 a: t- I EAST u. < t- ~ l---------1----+------t--T.:..::.E:.:.N...;M.:.;_l;.:L;.:E_t-_""1[--l-----~ t- ~I c:i (/) ..J er 0 a: z ,,~~ ~ _ _ :c :.: co u. 0 3: ► 0 CITY OF NORTHVILLE t- 0 u < w == CITY OF NORTHVILLE ~ er u. er co :.: z < 0 0 Qi UJ I0 er 1-.....:.N.:.:.l:.:N.::E...:.;;M~IL::.::,E_!--~'-----::-:;-t------0 u 0 0 < c:i _ ::! :c er z w 0 0 ..JI t- ► > 49% EIGHT MILE CITY OF NORTHVILLE SOUTH 16% DIRECTIONAL DISTRIBUTION OF TRAFFIC - 1986 b BAATON·ASOiMAN ASS00ATES. INC - 76 - 5 �• TABLE 21 WEEKDAY DIRECTIONAL DISTRIBUTION - 1986* P.M. A. M. 24 Hour Estimate Total OUT Directional IN OUT Total IN OUT Total IN South (%) East (%) North (%) West (%) Grand Total 13. 7 34.1 23.0 29.2 100 17.2 63.0 8.8 11.0 100 15.5 48.5 16.0 20.1 100 17.4 53.9 13.5 15.2 100 16.1 42.7 19.8 21.4 100 16.8 48.4 16.6 18.2 100 15.6 48.9 16.6 18.9 100 16.4 48.4 15.7 19.6 100 Grand Total # of Veh. 6,627 6,570 13,197 8,944 8,667 17,611 100,367 93,757 194,124 16.0 48.6 16.1 19.2 100 *Does not include perimeter roads: Haggerty, 14 Mile, 8 Mile, Napier and Pontiac Trail. Table 22 provides more detailed information regarding weekday directional distribution. The peak hour volumes are based on actual counts, and they show that approximately 13,200 vehicles enter and exit Novi during the A.M. peak hour (7:15 to 8:15) and 17,600 enter and exit during the P.M. peak hour ( 5: 00 to 6: 00). With the exception of the east counts, the 24 hour figures were estimated by applying a conversion factor to the P.M. peak hour count. The 24 hour counts show that approximately 100,400 vehicles enter and 93,800 exit Novi each weekday. This does not include vehicles on the following peri- meter roads: 8 Mile, Haggerty, 14 Mile, Pontiac Trail, and Napier. Only those vehicles traveling on 1-96 that enter or exit at Beck Road or Novi Road are included in the count. Table 4 represents a compilation of 1986 traffic data within the City. In a few cases, 1984 and 1985 counts were increased by appropriate growth rates to obtain estimated 1986 counts. Also, some ADT counts were determined applying a multiplier factor to an actual peak-hour count. by The Table specifies the link, 24 hour volume, A.M. peak hour volume, A.M. level of service, P.M. peak hour volume, and P.M. illustrates the P.M. peak hour level of service. peak-hour levels of service. average daily traffic volumes P.M. volumes, respectively. Map 6 graphically Maps 7, peak-hour volumes, 8, and and A.M. 9 show peak-hour Map 10 shows existing number of lanes and traffic signal locations. - 77 - �"( Table 22 OOMMAY VOLUMF.s AND LEVELS OF SERVICE - 1986 A.M. Peak Hour Roadway Se;poo.nt 24-Hour Volume Volume NB SB Total A.M. Level of Service* NB SB P.M. Peak Hour Volume NB SB Total P.M. Level of Service* NB SB Source of Counts -Haggerty --.J co 8 Mile to 9 Mile 9 Mile to 10 Mile 10 Mile to Grd. River Grd. River to 12 Mile 12 Mile to 13 Mile 13 Mile to 14 Mile 24432 26926 19945 20611 26975 27973 Meado.vbrook 8 Mile to 9 Mile 10 Mile to Grd. River Grd. River to 12 Mile 9311 7700 7663 830 992 796 952 717 717 832 832 622 1321 668 1419 1822 1748 1434 1664 1943 2087 B B C B A A A F F 448 173 232 720 439 418 B B B B B B 11497 348 256 14358 539 397 16213 553 510 21483 838 773 25700 446 1702 40200 1001 1411 26600 678 1292 21765 406 1284 604 936 1063 1611 2148 2442 1970 1690 A A A A 272 266 186 B B F 951 951 1049 1050 754 755 1060 1060 1260 876 1285 893 1902 2099 1509 2121 2136 2178 510 539 435 1046 982 515 499 601 578 715 715 10411041 839 1629 2015 1859 1479 1066 1402 824 1014 1199 1431 2082 2468 3875 2545 2226 536 443 489 924 B B C F F c:x::RC c:x::RC c:x::RC c:x::RC B B C C OCRC OCRC B B B B C B Novi Novi Novi A B B A c:x::RC/BA c:x::RC B C B E OCRC OCRC D E E D C BA BA BA c:x::RC D E F Novi 8 Mile to 9 Mile 9 Mile to 10 Mile 10 Mile to Grd. River Grd. Rvr. to EB 96 Rmp. EB 96 Rmp. to WB 96 Rmp. WB 96 Rmp. to W. oaks W. oaks to W. oaks II 12 Mile to 13 Mile East lake Drive 13 Mile to 14 Mile B B C C D C D D D F A B E F A 8103 128 521 649 C 571 282 853 D Novi/BA 9790 217 438 655 C 522 360 882 D BA Decker 13 Mile to 14 Mile * Level of service applies to through volumes only am does not reflect total intersection delay. c:x::RC - oaklan:i County Road cammission, Novi - City of Novi, BA - Barton-Aschman Associat~s, Inc. WCPS - Wayne County Office of Public Services, SEMcxx; - Southeastern Michigan Council of Governments . �( Table l2 (Cont'd) OOAI:MAY VOLUMES MID LEVELS OF SERVICE - 1986 P.M. A.M. A.M. Peak Hour Roadway Segment 24-Hour Vol1..1ma Vol1..1ma NB SB Total level of Service* NB SB P.M. Peak Hour Vol1..1ma Total NB SB Level of Service* NB SB Source of Counts Taft Galway to 9 Mile 4307 137 168 305 B 220 168 388 B BA 8 Mile to 9 Mile Grd. River to I-96 2450 6760 108 167 111 362 219 529 A 129 266 121 343 250 609 B BA BA Beck Roadway --..J I.O Segment Vol1..1ma WB EB C Total WB EB C D 8 Mile Road Haggerty to Meadowbrook 22467 Meadowbrook to Novi 13579 Novi to Center 14692 517 1349 287 748 279 731 1866 1035 1010 A 9 Mile Road Haggerty to Meadowbrook 13788 Meadowbrook to Novi 8043 Novi to Center 3893 242 445 86 918 267 74 1160 712 160 A 10 Mile Road Haggerty to Meadowbrook 16188 223 Meada,..,brook to Novi 11500 226 Novi to Taft 10124 329 Taft to Beck 8825 278 Beck to Napier 6925 94 887 274 402 340 412 1110 500 731 618 506 WB EB Total C WB EB 788 2164 400 1079 407 1117 D C B WCPS A B 1376 697 710 B B WCPS WCPS 958 376 365 466 1424 403 779 102 467 E D B A A F A A A B A A A B 1236 692 596 596 412 D A A A A A B B B A A 395 490 414 414 140 1631 1182 1010 1010 552 B A A A Novi Novi Novi Novi OCRC SEMax; SEMO:Xi BA * Level of service applies to through volumes only arrl does not reflect total intersection delay. . �( Table 22(Cont'd) IO~Y VOLUMES AND LEVELS OF SERVICE - 1986 A.M. A.M. Peak Hour Roadway Segment Grand River Haggerty to Meada.Jbrook Meada.Jbrook to Novi Novi to Taft Taft to Beck 24-Hour Voltnne Voltnne WB EB Total Ievel of Service* WB P.M. Peak Hour Voltnne EB Total P.M. Level of Service* EB WB EB 567 450 628 606 526 1093 420 870 507 1135 490 1096 A B B A A B 519 742 463 834 1353 325 1067 346 809 A B B A A B WB Source of Counts 12929 10225 12923 12203 347 250 279 306 502 359 394 440 849 609 673 746 A C B A B 12 Mile Road Haggerty to Meada.Jbrook 14718 Meada.Jbrook to Novi 11292 Novi to Beck 8630 515 156 118 339 672 498 854 828 616 A B B A A B 13 Mile Road Novi to Decker 13364 605 251 856 D 411 793 1204 D EA 3738 56 232 288 B 207 113 320 B Novi/EA 7636 118 556 674 C 472 216 688 C EA Beck to West 9990 320 452 772 C 482 395 877 D OCRC S. lake to Pontiac Trail South lake to Beck 5600 2308 117 119 286 66 403 185 B 339 74 163 166 502 240 C A A EA EA A Novi OCRC Novi OCRC Novi OCRC/EA OCRC/EA (X) 0 South lake West to Novi 14 Mile Road Decker to Haggerty Pontiac Trail West Road * Level of service applies to through voltnneS only am does not reflect total intersection delay. . �() ) CO MM E R C E ) C I T Y W ALL E D 0' L AK E C O M M E R C E T W p ,, WALLED C 1 T LAKE Y ~ ~f F 19 l" t • ~12ar .. 2:( 1? I '30 , 129 iS11 c-ffll1 I I 128 ' ~fr, - - ----, i -{__ I I- 3J N ORTHVILLE T O W N S ti I P N O R T H VILL E TO WN SHIP LEGEND LEVEL OF SERVICE Le1v•l s o f Se r.vlee a r a for through volumes 01'\ly and do no t re f lect de lay experienced Hy l e ft a nd ri ght tu r ne rs, A B c @~ D ~ E ~1~~:;:;:;:;:;::i::❖'.: F If?'~ 2 For north-south road s , t he pattern on the right r e pres e nts the level of Service for northbound traffic end t he pattern on the l e ft Is for southbound t raffic. For east- west road s , the pattern on the bottom Is for eul:boun<j traffic. and the pattern on the top Is for westbound traffic . P.M. PEAK HOUR LEVELS OF SERVICE 1986 CITY OF NOVI MICHIGAN I ..... BRANDON M. ROGERS & ASSOCIATES , P.C. community planning consultants BAATON · ASCHMAN traffic consultants OCTOBER , 1987 ASSOCIATES , IN~ \J �(J . I I I I I_ I 8825 - - NIN MIL ------{"399 ,· , :,.,,, ~ AVERAGE DAILY TRAFFIC VOLUMES - 1986 IWfTOH-ASC>il.U.H 4SSOOAnS. N:. MARCH 26, 1987 7 - 81 - . �CITY OF tJM.P, W AL 8 7 7 _.,. ,, ......j---~_,,- '&9 C E ~ TIAC TR~-, It) CO 2-,~ 0 WAL A. " " '<,, ... (.J ,w-_..__ c-.. I I I I I_ I c:iO a: ¥ It) N u w m CITY OF NORTHVILLE - , 936 P.M. PEAK HOUR TRAFFIC VOLUMES - 1986 BARToH·ASOiMA,~ ASSOO.l.rES. N:. FEBRUARY 24, 1987 8 - 82 - �(J 0 : CITY OF W OM ----~~& 600 ,~ ~ _ _,,,,,,----\__ ci CJ> a: N - ::.: 1~ u --------w a:i CITY CITY OF NORTHVILLE A.M. PEAK HOUR TRAFFIC VOLUMES - 1986 BAR'TON·AS04MAH ASSOCW'ES. N:. FEBRUARY 24, 198 7 9 - 83 - �) ) C O M \I E R C E ) C T W ' I T 0' '( W A L L [ 0 L A I( E CO MM ERCE ~ L 4 WALL£ D ~ dU 1 ~ LAKE - .,\ . I II N ll 7]]' . 9 _____, ~ r ..,_ .,,,., "''I .L . 0' ,L. ~ ' W • XO " r 1 '" "' .... , I , ' -- jr 1 I I rr-'. t I ~ ~~'~111 7!II ' I W I L . I I ~- - - -..,,_ "' T '",--..r .r • .r j fo ~ 18 I I >~ J i . ,- 1 1 . . I t-'""~ ,' -----=••.......~ ,I M t .\ r- , •• .. ... ; 1- r I I ~ I L.. ~ T I G~ 'T . II r II \1\.•...• I? J'r~;;;pj--. I' 1 I~ I I , 1 I l -1 T W p LI:;j"•••-r• 1 t • I ,;,.- ._ _ >=-... '" I • •=•• '-•• ' ~r ,- , I / t- / I Ii l --4---r \,"(3 . ....... "'""•-=~--..,_ ...._ I ' ..._ I f VJl! _J~; ............~, ._j ~ _J ~ i 21 19 :1¼-1rr ·'.tifr r:,,,1 {J. ;;$ii:) ... . . ,, . ' .,..~ ~_;1 r - ': ff I ~:·; Iii ~ 7 !" r rH• St- -'-.... I E ·-::: ,- r7':"': f- T ' ~1I L .r 28 29 30 ~ /71 /~ LJ~~ . ' '1 _[ 1 I ~J-1/-LJ ,- ~ T - T ---. ~ I r t r3, 32 . NORTHVILLE I ~ ,.•.; .... I N 0. R T f ]_j H I/ I L L £ T O W N m~--r S H I P >)- I ------···········@····· 1 l---------------4''-- i " 0 • T H V I L L E h'"i I TO W N S H I P LEGEND NUMBER OF LANES (PAVED) ■ ■ ■■ ■ ,lght IIHIIINft■H 1ia ■■ Ill ,_, ••-•• 1hr•• fin 0 ,;•"·' UC under cons truc t ion ( mo ior roodwoy1 only ) ~ EXISTING TRAFFIC LANES & SIGNALS CITY OF NOVI MICHIGAN I BRANDON M. ROGERS & ASSOCIATES , P.C. commun i ty plonning consultant ! IARTON · ASCHMAN ASSOCIATES , INC . !raffle contulrantt O CTOBER , ~98 7 10 �-. The A.M . and P . M. peak hour levels of service shown in Table 22 and illustrated on Map 6 were determined according to two different methods. For signalized roadway segments where signals are spaced two miles apart or less, the urban/suburban arterial methodology contained on the Highway Capacity Manual ( Special Report 209) by the Transportation Research Board was used. Levels of service are described in Table 23. The levels of service for two-lane paved roads without signals or with signals spaced greater than two miles were based on the categories shown in Table 24. The capacities were also obtained from the Highway Capacity Manual ( Special Report 209). TABLE 23 SIGNALIZED ARTERIAL LEVEL OF SERVICE Levels of Service Average Travel Speed (MPH)* > 35 A Free-flow operations Reasonably unimpeded operations Stable operations Variable delay Significant approach delay Extremely low speeds > 28 B > 22 > 17 C D > < E F Description 13 13 *Travel speed for arterial with typical speed of 40 mph. Source : Highway Capacity Manual (Special Report 209). TABLE 24 UNSIGNALIZED TWO-LANE ROAD LEVEL SERVICE Level of Service A B C D E F Source : 24-Hour Volume Peak Hour Volume < 2,400 2,401- 4,800 4,801- 7,900 7,901-13,500 13,501-22,900 > 22,000 < 240 241- 480 481- 790 791-1,350 1,351-2,290 > 2,290 Highway Capacity Manual ( Special Report 209) - 84 - �-. Signalized arterial level of service is defined in terms of average travel speed of all through vehicles on the arterial. It is strongly influenced by the number of signals per mile and the average intersection delay. Existing Roadway Problem Areas The existing roadway system in Novi has several problem areas caused by various factors. These problems impact the efficient movement of traffic. The Roadway Problem Area Map ( Map 11 graphically illustrates major problem areas including : • Problem Intersections • Grade Level Rail Crossings • Poor Sight Distances • Unimproved Roads • High Accident Locations Areas of frequent and/or severe traffic accidents are discussed later in this report. Problem Intersections There are numerous areas within Novi where secondary level streets do not properly intersect major thoroughfares. More seriously, there are other areas where major thoroughfares improperly intersect other major thoroughfares. For instance, all of the major intersections with Grand River Avenue are poorly aligned. Streets should intersect other streets at 90 degree angles to afford maximum visibility and exposure. Major areas of poorly aligned Problem Areas Map . intersections are noted on the Roadway In addition to the poorly aligned intersections with Grand River Avenue, other poorly aligned intersections exist at: • West Road and Pontiac Trail. Thirteen Mile Road and Haggerty Road ( scheduled to be improved in 1988). - 85 - �-. CITY OF COMMERCE COMMERCE TWP. (/) FOURTEEN MILE ..J ..J J: z 0 I- (j z THIRTEEN MILE 7--- >- I() SHA WOOD LAKE u w (j (j I < ::c I () _w CD ~ ~ < I_ I ~I >- I- ~ rI z I MILE I a.I > u.. 0 >Ia: l z .- --,l ;1z a: 0 CITY OF WIXOM a: I a l- 6J--------...J..----44-4-------4---T_E_N_M_I_L_E_-+--+-~+---+-------~ a (/) I- ~ ~, >..J a: ~ > O I z ,cf\ \1:1" _ _/ I"~ I z a --.\ "--- / - - ; ~ CITY OF ---- -NORTHVILLE CITY OF NORTHVILLE 0 GRADE RAIL CROSSING - - o o ~ Z ~ ~ ~ ~ w POORLY ALIGNED/ POOR SIGHT DISTANCE l- NINE MILE ~ 0 a: w 0 (j a: ~ Z -1------~f--+----+---~-+--------1~ 0 Ij j J: : EIGHT MILE CITY OF NORTHVILLE UNPAVED ROADS ROADWAY PR OBLEM AREA S - 86 - b 8ARTON-ASCHMA."1 ASSOCl,<rES. f'C 11 �II • Taft and Twelve Mile Road, intersection with the Railroad Crossing. • Nine Mile Road and Garfield Road. • Nine Mile Road and Napier Road. Grade Level Rail Crossings rail This problem has long been felt by motorists in Novi. There are seven crossings Of these involving major traffic corridors in Novi. seven crossings, only two, at 1-96 and Grand River Avenue, are grade separated. Though the grade crossings are single rail crossings, the use of the track is frequent and the trains are long. This results in numerous traffic tie-ups at these crossings which, in turn, impacts the already heavily traveled thoroughfare system in the City. Below is a prioritized list of needed grade-separated rail crossings based on traffic volumes and road function. It should be noted that grade separated crossings are expensive to construct. The construction of these crossings will depend upon the availability of funding and approval from the railroad operator. 1. Novi Road 2. Twelve Mile Road 3. Ten Mi le Road 4. Taft Road ( should be completed as part of Taft extension project) 5. West Road 6. Nine Mile Road Poor Sight Distances Historically this intersections is one of the more dangerous problems. Older road were not designed to meet modern-day clear vision distances. Wherever corners are poorly aligned through angular intersections, visibility is limited. In other instances, topographic problems exist. The Taft Road-Grand River intersection, Beck Road-Ten Mile Road intersection, and the Meadowbrook Road-Grand River intersection are examples of locations with poor visibility due to topographic conditions. - 87 - �Ill Unimproved Roads This problem is more one of inefficiency than safety. Roadways that are not hard surfaced, such as those west of Beck Road, are rough and tend to slow down traffic. They are not efficient because larger volumes of traffic cannot move efficiently on them due to poor surface conditions. streets require continuous maintenance as well. in Novi. Unimproved A number of such streets exist However, most of them are located in the less developed areas of the City and do not carry substantial volumes of traffic. The City has, over the last few years, undertaken an extensive program of hard surfacing improvements local streets in developing have contributed greatly to the areas of the City. These increased efficiency of these roads. Traffic Accidents and Hazard Areas This section includes a general examination of traffic accident causes, factors that influence traffic safety, traffic accident trends and conditions in Novi, and possible actions to reduce traffic accidents. Causes of Traffic Accidents and Factors that Influence Safety The frequency and severity of traffic accidents are influenced by many factors: roadway and vehicle defects; violations or unsafe acts by drivers or pedestrians, and inclement weather. In many cases, roadway design, driver behavior, and weather conditions may all be contributing factors to the cause of an accident. The most frequent cause of traffic accidents is attributed to improper driving. Excessive speed, failure to yield the right-of-way, and following too closely are the principal types of improper driving behavior that lead to accidents. Alcohol and other drugs were reported to be a factor in over one-half of the fatal traffic accidents in the United States. The impact of weather on traffic accidents may seem significant because a high number of traffic accidents can occur during a short period of time; however, over one-half of total traffic accidents take place when pavement is dry. - 88 - �,. Ill The general characteristics of traffic accidents vary significantly in urban and rural areas. Approximately one-quarter of all rural accidents take place at intersections versus about one-half for urban areas. take place in urban areas, accidents in Although more accidents rural areas are more severe; the severity is primarily due to higher rural speeds. The impact of congestion becomes apparent when examining the relationship between increased traffic volumes and accident frequency. Studies have shown that accident rates increase with increasing volume to a certain point, and then the accident rate drops as congestion and volumes increase. The peak in one study was found to be 650 vehicles per hour on California highways; another study of two-lane rural roads showed similar results with a peak at about 8,000 vehicles per day. Roadway design and safety features also impact accident rates. Several roadway design and safety features are discussed below. Lane Width. The effect of roadway width on traffic accidents generally increases as vehicle speeds increase. One study showed that widening 240 miles of highway from 9 foot wide lanes to 11 foot wide lanes reduced accidents by 21 percent on low-volume roads and 47 percent on high volume roads. Highway Shoulders. Studies have shown that accident rates decrease with increasing shoulder width. This is primarily due to the fact that motorists traveling on roads with wide shoulders have a stable area to use if they cross the outer pavement edge. Horizontal Curves. traffic accidents. Curves in roadway pavement increase the possibility of The most frequent accident type is skidding. Vertical Alignment. A change in impact on accident rates. pavement elevation can also have an Long, steep grades and steep grade/horizontal curve combinations can greatly increase the frequency of accidents. - 89 - �,. "' Intersections. The design, locat ion, number of approaches, traffic con- trols and vehicular volume of an intersection influence the number and type of accident that will occur at a given intersection. For example, an intersection with three approaches is generally safer than one with four approaches because of the reduced number of conflicting movements. The sight distance for the motorists approaching the intersection is also a critical variable . Speed. The speed at which vehicles travel must reflect an appropriate response to existing road and traffic conditions in order to minimize the frequency and severity of accidents. High speeds are often safer than slow speeds on roads designed for high speed travel where road and weather conditions are good . However, high speeds can both increase the severity of accidents and decrease the frequency of accidents. According to the Institute of Transportation Engineers, the following principles apply to speed designation: 1. Motorists govern their speed by existing road and traffic conditions rather than posted speed Iimits. 2. Speed limits must be enforceable; a majority of motorists should be willing to observe the limit voluntarily. 3. Speed limits based on study of prevailing speeds and existing road/traffic conditions tend to reduce the spread of speeds. 4. Accidents are more related to the spread in speed ( from highest to lowest) than average speed. Other Factors. Other factors that influence speed and safety include night lighting, railroad crossings, pedestrian crossing, interchanges, and median designs. A comprehensive discussion of all these factors is beyond the scope of this report. However, the general discussion above has been included to provide the reader with some background on the cause of traffic accidents and factors influencing safety before examining accident data within the City of Novi. - 90 - �,. "' Traffic Accident Data and Trends - City of Novi Traffic accident data collected by the Oakland County Traffic Improvement Association for the years 1982 through 1985 accident trends within the City of Novi . driver, temporal, discussed below. and provides insight The impact of various In addition, roadway, Figure 4 graphically illustrates many of the Table 25 shows the monthly distribution of the 3,358 traffic accidents that occurred from 1982 through 1985. of October traffic vehicle variables on traffic accidents in the City is Tables discussed in this section . period into through January accounts for 41 The 4-month percent of all accidents, with December being the peak month of the year. traffic This 4-month period has higher traffic volumes caused by holiday travel, shorter periods of daylight, and less favorable weather conditions due to the onset of winter. TABLE 25 TRAFFIC ACCIDENTS BY MONTH CITY OF NOVI 1982-1985 Month January February March Apri 1 May June July August September October November December TOTAL Number Percent 301 279 228 202 256 252 242 272 262 302 356 406 9.0 8.3 6.8 6.0 7.6 7.5 7.2 8.1 7.8 9.0 10.6 12.1 3,358 100.0 The description of traffic accidents by day of the week is shown in Table 26 . The peak day for accidents is Friday ( 18.5 percent) and the lowest is on Sunday (10.5 percent) . Friday and Sunday are also the highest traffic volume and lowest traffic volume days of the weeks, respectively. - 91 - �PERCENT TRAFFIC ACCIDENTS BY OAY OF WEEK 20 1982 • 11185 15 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 10 5 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ PERCENT TRAFFIC ACCIDENTS BY MONTH 11182·1985 15 ~ ~ ~ ~ ~ ~ ~ ~ 10 ~ MON. TUE. wEo . THU. FRI. SAT. 10 ,5 14 . 3 1•. 2 13 ,0 14.7 18. 5 14 . 8 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ .;.., ci .. cio .... i .. _j d~ .: . io w· .::EO. .... :Ii,. < · ..... . ,.. . . .,,,. ..,. . . .... 5 ~ SUN. DAY PERCENT ~ . z zzo :z: .. Ow Q, O<cc :Ii 7$ 75 -ow :z: 0 ~ 0-CCC "' Q, 0 . W• ,;., c..i~ ,.:0 0 , o · 0°' z~ "'o:::. 1982•1985 ~ C Q ~ ~ ~ ~ ~ ~ ~ 50 ~ ~ ~ ~ 25 . ., . . . . . .... " "' . "'.,,. " Z t:zo 0z ~ ~ ~ ~ ~ ~ ~ ~ . z .. :, ~ ~ ~ ~ ~ ~ ~ TRAFFIC ACCIDENTS BY ROAD SURFACE CONDITIONS 1982•1985 ~ O N "' Q, TRAFFIC ACCIDENT.S BY LIGHT CDNOITIONS 25 :, ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ PERCENT PERCENT 50 :, . ~ ~ ,. .," ,.; :, 111 "! :z: 0 Q ~ z "'. :z: "! ~ 0 " z 3: z 3: 0 z z :, 0 ~ ~ ~ ~ ~ CONDITIONS DRY WET SNOW / ICE OTHER PERCENT 60 . 7 22 . s 16. 3 0 .5 cc 0 0: < " Q cc "' Q PERCENT TRAFFIC ACCIDENTS BY ROAD CHARACTER TRAFFIC 1982 · 1985 ACCIDENTS BY DAMAGE 1982-198$ 100 PERCENT 75 75 50 50 25 25 CHARACTER STRAIGHT CURVED TRANSITION PERCENT 92.0 6.2 1.8 TYPE FATALITY INJURY 0.5 34 . 8 PERCENT PROPERTY DAMAGE ONLY TOTAL FATAL ACCIDENTS TOTAL INJURY ACCIDENTS TOTAL ACCIDENTS WITH PROPERTY DAMAGE ONLY 1982 - 1985 1982•1985 1982•1985 iwntlN-- FATAL ACCIDENTS= 18 INJURY ACCIDENTS= 1163 ASSOO,crn, tC. . 4 FATALITIES: HI NUMBER OF INJURED FIGURE TRAFFIC ACCIDENT SUMMARY - CITY OF NOVI = 64 . 9 PROPERTY DAMAGE ONLY= 2179 1750 DATA SOURCE: TRAFFIC IMPROVEMENT ASSOCIA TION OF OAKLAND COUNTY �TABLE 26 ACCIDENTS BY DAY OF THE WEEK CITY OF NOVI 1982-1985 Day ,- Number Percent Sunday 353 10.5 Monday 480 14.3 Tuesday 476 14.2 Wednesday 438 13.0 Thursday 492 14.7 Friday 621 18.5 Saturday 498 14.8 3,358 100.0 TOTAL . Traffic accidents vary period from 3: 00 P. M. in frequency throughout the day. to 7: 00 P. M. accidents within the City. accounts for 31 The 4-hour percent of all traffic The peak hour for traffic accidents, which occurs from 5:00 P.M. to 6:00 P.M., also corresponds with the peak hour of traffic volume on city roadways. Table 27 shows traffic accident data according to the type of object that was struck during the accident. Seventy-eight percent of all traffic accidents in Novi involved the collision of one motor vehicle with another motor vehicle. Forty-four percent of the motor vehicle/motor vehicle accidents were rear-end collisions. - 93 - �TABLE 27 ACCIDENTS BY TYPE/OBJECT STRUCK CITY OF NOVI 1982-1985 Percent of Grand Total Number Type/Object Struck Collision with Another Vehicle Left-turn Right-turn Angle Rear-end Other 12.0 2.2 5.2 34.1 24.2 402 74 173 1,144 815 2,608 Subtotal Motor Vehicle Overturned Motor Vehicle Collision With: Railroad/Train Pedestrian Fixed Object Other Object Animal Pedal Cycle Other Subtotal 77. 7 106 3.1 5 22 426 24 85 17 24 0.1 0.7 13.9 0.7 2.5 0.5 0.7 750 GRAND TOTAL 22.3 3,358 100.0 The distribution of traffic accidents according to road condition, surface condition, respectively. and light condition Ninety-two percent of is shown all in accidents Tables 28, took place road 29, and 30, on straight roadway segments; Sixty-one percent of accidents took place on dry pavement; and sixty-two percent of accidents took place during the daylight hours. - 94 - �II TABLE 28 ACCIDENTS BY ROAD CHARACTER CITY OF NOVI 1982-1985 Character Number Percent Straight Curved Transition Not Known 3,090 208 59 1 92.0 6.2 1.8 0 3,358 100.0 TOTAL TABLE 29 ACCIDENTS BY ROAD SURFACE CONDITIONS CITY OF NOVI 1982-1985 Condition Number Percent Dry Wet Snow or Ice Other/Unknown 2,039 755 548 16 60.7 22.5 16.3 0.5 3,358 100.0 TOTAL TABLE 30 ACCIDENTS BY LIGHT CONDITION CITY OF NOVI 1982-1985 Condition Number Percent Daylight Dawn/Dusk Dark/Street Light Dark/No Lights Unknown 2,104 179 113 958 4 62.7 5.3 3.4 28.5 0.1 3,358 100.0 TOTAL - 95 - �Over the 4-year study period, there were 16 fatal accidents, in which 19 people died. accidents. injured. Alcohol consumption was a factor in 56 percent ( 9) of these fatal Accidents with injuries totalled 1163, in which 1,750 people were Alcohol accidents. consumption was a factor in 19 Of the 2,179 accidents involving only percent (221) of these property damage, alcohol consumption was a factor in 8. 8 percent ( 192) of the accidents. High Accident Intersection Identification and Analysis Map 12 and Table 31 show those intersections with an accident rate greater than one accident per million entering vehicles ( MEV) per year. summarizes the number of accidents by collision type. obtained from the Traffic Barton-Aschman Associates, Table 32 The accident data was Improvement Association of Oakland County, and Inc. converted the accident data into a rate per MEV according to the following methodology: 1. Intersections having more than 10 accidents from 1983-1985 were grouped according to the number of accidents per year. 2. Traffic counts were collected to determine the number of vehicles entering the designated intersections per year. 3. The accident rate per million entering vehicles was established for each intersection having 10 accidents over the 1983-1985 study period, and the intersections were ranked according to the MEV accident rate. The following is an intersection-by-intersection analysis of accidents at the high accident intersections. The narrative does not include those intersections that were improved after 1985. Novi/Grand River. This intersection had the highest number of accidents and the highest rate per MEV within the City during the study period. Forty-eight percent of the total accidents during the study period involved rear-end collisions. The predominant This is higher than the City average of 34 percent. hazardous action that caused or accidents at this intersection was following too close. - 96 - contributed to the �CITY OF COMMERCE TWP. T FOURTEEN MILE z 0 I- t, z ~ THIRTEEN MILE © v-------7- > (.) SHA WOOD LAKE ~ a: > ~ l5 I ICl a: a: - -0 l w I t, t, > 1- u < :i:: CITY OF WIXOM --- I I I I a: UJ a. ct 1z I z ~, ~, ,,~~ i :.:: (.) w al I_ a. o a: I II.I. <{ I- sl I- a: ...J I ~ - ....../ ,,,- - --l_ _ --- o a: NINE MIL :.:: o a: I.I. al 0 a: :.:: 1- o ct w CITY OF NORTHVILLE > 0 CITY OF NORTHVILLE al ~ 0 I.I. ::;: (.) w 0 0 (.) EIGHT MILE CITY OF NORTHVILLE HIGH ACCIDENT INTERSECTION HIGH ACCIDENT LOCATIONS BARTON·ASCHMAN ASSOO,(rES. NC. BASED ON RA TE PER MILLION ENTERING VEHICLES - 97 - 12 �TABLE 31 HIGH ACCIDENT INTERSECTIONS ( 1983-1985) Intersection Novi/Grd. River Novi/10 Mile* Novi/WB I-96 Ramps* Novi/9 Mile Beck/12 Mile Novi/12 Mile Meadowbrook/ 10 Mile* Haggerty/10 Mile* Haggerty/14 Mile Meadowbrook/ 12 Mile Haggerty/9 Mile** Decker/14 Mile** Meadowbrook/ Grand River Beck/Pontiac Trail* Novi/EB I-96 Ramps* Source: Rank Number of Accidents Per Million Entering Veh/Year Number of Accidents Per Year 3.2 3.1 2. 1 2.1 2.0 1. 9 24 1. 7 1.6 1.4 17 24 17 11 11 1.4 1.3 1.3 15 11 1.3 9 14 14 1.2 1.2 9 1 2 3 3 5 6 7 8 9 9 32 29 18 12 10 7 7 7 Barton-Aschman Associates, Inc. * Indicates intersection was improved after 1985. ** Indicates intersection will be improved in 1987 or 1988. Data on accidents per year obtained from the Traffic Improvement Association of Oakland County. - 98 - �Table 32 NUMBER OF A<X!IDENI'S BY TYPE OF OOLLISION (1983-85) Collision Collision Coll. Collision With With With w/other or Pedestrian Object Train over TUrnerl Intersection I.O I.O Collision With other Motor Vehicle Grand Left TUrn Right Turn Angle Rear-End other Total Navi/Grd. River 0 3 0 1 9 2 3 46 32 96 Navi/10 Mile 0 4 0 2 25 4 3 29 19 86 Navi/I-96 Ramps* 0 3 0 2 16 2 7 56 3 90 Novi/9 Mile 0 6 0 0 5 1 6 16 3 37 Beck/12 Mile b 8 0 1 19 2 1 8 8 38 Navi/12 Mile 0 1 0 0 18 2 8 16 7 52 Meada-Jbrook/10 Mile 0 1 0 1 18 0 7 11 14 53 Haggerty/10 Mile 0 2 0 0 19 4 5 23 12 65 Haggerty/14 Mile 0 3 0 1 12 2 0 15 11 44 Meada-Jbrook/12 Mile 0 0 0 0 7 0 5 5 2 19 Haggerty/9 Mile 0 1 0 0 13 1 7 20 3 45 r::ecker/14 Mile 0 0 0 1 5 2 7 7 0 22 Meadowbrook/Grd. River 0 1 0 1 9 1 6 10 0 28 Beck/Pontiac Trail 0 3 0 0 4 1 6 13 2 29 *rncludes EB off-ramp/Novi Road and WB off-ramp/Novi Road DATA SOURCE: Revised 10/87 Traffic Improvement Association of oakland County �Data from January to September 1986 show that the accident rate decreased significantly from the 1983-85 study period . There were only nine accidents during this period compared with an annual average of 32 between 1983 and 1985 . There are two problems at this intersection that make traffic conditions less safe . First, the two roads do not intersect at right angles, which limits sight distances for approaching motorists . Second, the proximity of adjacent buildings and parking have made it necessary to have lanes less than 12 feet wide . The potential does exist for the addition of right-turn lanes on the west and east approaches turners from to through the intersection, which would traffic, thereby increasing separate safety. Also, right the Haggerty/1-696 connection and Beck Road interchange improvements should provide some traffic volume relief to this area, which may lead to a decrease in accidents . Novi/Nine Mile. MEV. This intersection ranks fourth in terms of accidents per Forty-three percent of all accidents at this intersection involved rear-end collisions and the most common hazardous action was following too close. Fifty-seven percent of the accidents occurred with wet or snowy pavement conditions compared to 39 percent city-wide. the accidents occurred in November, with one-third city-wide . Almost one-half of December, and February, compared Based on the above, it appears that weather is a more predominant factor in accidents at this intersection than at the average city intersection. Beck/Twelve Mile. This intersection ranks fifth en the list of accidents per MEV in the City. Forty percent of the accidents at this intersection involved collisions while making a left-turn movement and the predominant hazardous action was failure to yield the right-of-way. - 100 - �The primary problem with this intersection is that it is part of a substandard freeway interchange that does not permit motorists to continue north on Beck without first turning left. Motorists westbound on Twelve Mile must also bear left unless they want to go north on Beck or west on 1-96. This alignment problem, coupled with the lack of a eastbound 1-96 on ramp, should be solved when the interchange is improved by MOOT. Novi/Twelve Mile. million entering This intersection ranks sixth with 1. 9 accidents per vehicles. left-turn movements and Thirty-five percent percent involved 31 of accidents involved rear-end collisions. The primary hazardous action was failure to yield the right-of-way. Approximately 30 percent of all vehicles approaching this intersection from the east turn left onto Novi Road. This is due to the proximity of com- mercial development and the 1-96 interchange. intersection has five lanes. Also, the south leg of this The two northbound lanes must merge to one lane north of the intersection. Improvements anticipated in this area include the signal coordination system along Novi Road; the construction of Decker Road north of Twelve Mile; and the M-9 interchange. likely divert to the M-9 Some traffic using this intersection will interchange and/or Decker Road. Also, the boulevarding of 12 Mile Road will cause a redesign of this intersection. Haggerty/14 Mile. This intersection ranks ninth with 1. 3 accidents per million entering vehicles. rear-end collisions and Thirty-four percent of all accidents involved 27 percent involved left-turn incidents. The predominance of rear-end collisions may be due to the high volumes on Haggerty Road (28,000 ADT). Also, the high volume of traffic on Fourteen Mile Road, east of Haggerty (13,800 ADT), contributes to the heavy volume of left turning vehicles at this intersection . construction of M-9 will cause either the total modification to this intersection. - 101 - The planned reconstruction or other �Meadowbrook/Twelve Mile. This intersection essentially T-intersection; the fourth (north) leg is a dirt road. operates as a Consequently, there is a high percentage of turning vehicles at this intersection. Thirty-seven percent of all accidents involved l'eft-turn movements, compared with 12 percent city-wide, and 26 percent were angle accidents, compared with five percent city-wide. The southeasterly extension of Decker Road from 12 Mile to Meadowbrook will reduce the volume and turning movements at this intersection. The boulevarding of 12 Mile Road will cause a redesign of this intersection to interface with a boulevard section. Haggerty/Nine Mile. The intersection is currently being reconstructed to add turn lanes on all approaches, thereby improving capacity and separating turning vehicles from through traffic. The impact of this major reconstruction on accidents will be monitored. Decker/14 Mile. Right-turn approaches of this lanes will be added to the west and east intersection and a left-turn phase for Decker traffic will be added to the signal in late 1987. northbound Traffic patterns will also change when East Lake Drive is closed to through traffic. The 1983-85 data is of little value considering future changes. Meadowbrook/Grand River. list. This intersection ranks 11th on the accident Thirty-two percent of accidents involved left-turn movements and 36 percent involved rear-end collisions. Failure to yield the right-of-way and following tc,o close were the two most common hazardous actions. This intersection, like the Grand River/Novi intersection, is not formed by right-angles. Consequently, sight distances although not as severe as at Novi Road. are somewhat hindered, In the interim, the proposed office uses to the north will likely cause the need for some right-turn lanes at the intersection to separate right-turners from through traffic. - 102 - �I Thoroughfare Plan The existing road network county, city, and private in the City of Novi is comprised of state, roadways. Map 13 shows which governmental agencies are responsible for the maintenance of various roadways in the City of Novi. Most roads are either city roads or county roads. Funding for roadway improvements is provided by several different levels of government and the private sector. Often, funds are provided by the those agencies that have jurisdiction over a particular roadway; sometimes several agencies contribute to one project. Map 14 shows the roadway improvements programmed by the City over the next three years. There are no county improvements programmed other than the Pontiac Trail/West Road improvements. The programmed road improvements are intended to mitigate some existing traffic problems within the City. Thoroughfare Plan (Map 15) shows the right-of-way The requirements for both existing and future roadways needed to serve traffic in the City. As mentioned earlier, a comprehensive collection of traffic counts on major roadways in Novi was done as background research for the plan update. This information permits the generation of historical background growth rates with the City. Table 33 shows annual compound growth rates for various roadway segments. Also shown are the years between traffic counts. For example, Meadowbrook Road, between 8 Mile and Grand River grew at a compound rate of 19 percent per year over the past three years and 16 percent per year over the past five years. - 103 - �CITY OF COMMERCE TWP. ■:iii~ilii■■■ ■ ■ ► 1(.) COMMERCE TWP. SHAWOOO LAKE = ■ ■ ■ - - -CITY -- OF __,WIXOM ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ 1■1 ■ ■ ■ ■ 1 ••• = ■ ■ ■ ■ = ■ ■ ■ ~~........, 1-■■l■■■■■■■Aiil.r.1■ ■ ·■ ■ ■ a: = ■ w ~ a:~ ■ ■ ■ 0■ ■ ~--.. -- - ---.--a: ■ w■ a:i ■ ■ CITY OF NORTHVILLE ■ ■ ■ ■ ■ w ■ c., c., ·• J!A < :i:: ··~········ o■ o■ a:. ~. < ~a:i. g. ::!: ■ EIGHT MILE ■ LEGEND ••••••• COUNTY CITY ROAD JURISDICTIONS - 104 - BAHT'ON·ASOMAN ~ K. 13 �CITY OF COMMERCE TWP. VJ ..J ..J FOURTEEN MILE :c z 0 I- t, z :i: a: > I- ---T I I I I ~, t: 0 z t, t, MILE :c er I - 96 I_ Cl a: I z 3: > ~ u > CITY OF WIXOM ls 1- u.. <: I- 01---------l----...,_-----+-------+--4t----+---------:-i TEN MILE I- ~ ~, ~ O z I ~ _ _/ r-' - --\._ __ __ __ _ 1--N_IN_E_M_IL_E_-t--~ VJ a: j a: Z O ~ :c > ..1 0 w t, I- t, t, ~ : 0 I~I~ :~ ----- CITY OF NORTHVILLE CITY OF NORTHVILLE * T ■ u. u. ~~ w ::E Z 0 > 1- u EIGHT MILE CITY OF NORTHVILLE SIGNAL / SIGNAL MODIFICATION CAPACITY IMPROVEMENT ROAD CLOSURE RUBBER RAIL CROSSING , I~ ASPHALT SURFACING PROGRAMMED ROAD IMPROVEMENTS 1988 - 1990 BART'ON-ASOMAN ASSOaATI:S. ,<. - 105 - 14 �) ) C. 0 M ~ ) E R C E 0' COlilMERCE ' • p !I i I ·1 !~~ _I~ ri W ALLED i 'Lti LAKC ., 11 h Ii 11 I r·· - ~g-rr'~~~:~ ~ , ······ . ~ ,//·~· ; ~ --- , ~l· (/ I ,l~{l _/ C I T 'I 3 ~~ -J~ ~--..;,~::t-•·"!"'! ! i~.. ! ••. . ·--.:::........_ ....,_ =.. :----~-·····•--!'"" i i ~" ~r 19 ·1: - 32 .,.,.,... . ....,..,.. ,• •• •• , ■ ! , .J 1 ■ 1 ■ 1■1~■ i ■ l■ l ■ l ■ l ■i ■ l ■ l ■1 1 ■ 1 w1J.1 w 1e1l.1 w 1J.,J, w I t f - t -n r:tc;Hi .. lL[ N O R THVILLE TO WN J -ul-• ■ l ■ l ■ l ■l■ l■ l ■ l ■ l ■ l■l ■ l ■ l ■l ■ l ■l ■ l■ l ■ l ■l ■ l ■ I SHIP N O R THVILLE T O W N S H 1 P LEGEND FREEWAY OR CONTROLLED ACCESS MAJOR ARTERIAL (180 ") ARTERIAL ( 120 . ) ............. - '----' ...... MINOR ARTERIAL (120· ) RESIDENTIAL COLLECTOR (86 ") NON · RESIDENTIAL COLLECTOR (10 · ) SCENIC DRIVE (66 · ) MARGINAL ACCESS ROAD GRADE SEPARATION THOROUGHFARE PLAN CITY OF NOV I MICH I GAN I BARTON · ASCHMAN ASSOCIATES , INC. traffic consultants BRANDON M, ROGERS & ASSOCIATES , P.C. community plann i ng consultants DECEMBER , 1987 15 �TABLE 33 TRAFFIC GROWTH RATES Annual Compound Growth Rate Years Between Counts* 12.5% 8.8% 11.1% 10 years 10 years 10 years 19.0% 16.0% 3 years 5 years 0% 13.4% 9.3% 10 years 3 years 3 years 8.0% 5 years West Road Pontiac Trail to Beck 0% 9 years 9 Mile Haggerty to Novi Road 11.0% 3 years 8 Mile Beck to Novi 4.7% 7 years 10 Mile Haggerty to Napier 2.4% 9 years Grand River Haggerty to Wixom 2.0% 9 years Haggerty 8 Mile to Grand River Grand River to 12 Mile 12 Mile to 14 Mile Meadowbrook 8 Mile to Grand River Novi 8 Mile to Grand River Grand River to 13 Mile East Lake/Decker Corridor 14 mile to 13 Mile 12 Mile Haggerty to Novi Road Novi to Beck/I-96 12.3% 9.2% 23.0% 11.6% 14 Mile Haggerty to Decker 10.9% 4 years -3% 7 years South Lake Novi to West ~ 10 4 2 9 years years years years *In most cases, 10 years would be the period 1976-1986, four years would be 1982-1986, three years would be 1983-1986, etc. Source: Barton-Aschman Associates, Inc. - 106 - �Based on the residential densities and future land-use designations, estimate of future traffic volumes has been prepared. an Because of the influence of regional factors outside the City limits and the varying cycles of real estate development, it is difficult to pinpoint 20-year traffic projections. However, the use of volume ranges can provide a general estimate of the volumes that are anticipated based on the land-use plan. Table 36 contains 20-year traffic projections for major roadways in the City of Novi. it is expected that Haggerty Road/M-9, 12 Mile Road, and Eight Mile Road will carry the highest volumes with the City. The segment of Novi Road, between 12 Mile and Grand River will also carry high volumes due the proximity of the 1-96 interchange and various commercial development. Map 15 illustrates the Thoroughfare Plan for the City of Novi. The plan is designed to correct, where possible, existing traffic system problems and to accommodate future growth. The following roadway classifications are used in the arterials, plan: collectors, freeways, major nonresidential collectors, arterials, local streets, minor arterials, residential and scenic drives. Local streets are those shown without a pattern . Freeways The Thoroughfare Plan shows 1-96 as the principal carrier of through traffic in Novi. M-275 north of 1-96, which was included in the previous Thoroughfare Plan, is no longer a reality and will likely be replaced by a state trunkline road known as M-9, which will roughly follow along the previously designated M-275 corridor. The Thoroughfare Plan includes the following freeway state trunkline improvements: 1. The Beck Road/ 1-96 interchange should be redesigned so that it is a full function interchange. A ramp should be added that allows motorists on Beck Road and Twelve Mile Road to travel east on 1-96. Many motorists in this area currently must use surface streets to reach the Novi Road/1-96 interchange if they desire to travel east on 1-96. Constructing the new ramp will remove this traffic - 107 - from the surface �TABLE 34 FUTURE TRAFFIC PROJECTIONS (2007) AVERAGE DAILY VOLUMES 1,000 - 10,000 10,001 - 20,000 20,001 - 30,000 30,000+ Wixom Road 10 M. to 12 M. Napier Road 8 M. to 12 M. Meadowbrook Gr. Rvr. to 12 M. Novi Road 12 M. to Gr. Rvr. Novi Road Gr. Rvr. to 8 M. Haggerty/M-9 I-96 to 14 Mile Meadowbrook Road 8 M. to Gr. Rvr. Taft Road Grd. Rvr. to West Road Haggerty Road I-96 to 8 Mile Meadowbrook Road 12 M. to 13 M. Decker Road 12 M. to 14 M. West Road Beck to Pontiac T. Eight Mile Road Haggerty to Taft Eleven Mile Road Clark to Taft Novi Road 12 M. to 13 M. Eight Mile Road Taft to Napier Twelve Mile Road Beck to Haggerty Eleven Mile Road Taft to Wixom Taft Road 8 M. to Grd.Rvr. Ten Mile Road Haggerty to Napier Garfield Road 8 M. to 9 M. 9 Mile Road Beck to Napier Nine Mile Grand River Avenue Beck to Haggerty Haggerty to Wixom Fourteen Mile Decker to Hagg. Pontiac Trail Beck to West Thirteen Mile Novi to Hagg. Beck Road Grd. River to Pontiac Trl. Twelve and 1/2 Mile Taft to Decker Beck Road Grd. River to 8 Mile Source: Barton-Aschman Associates, Inc. - 108 - �streets, thereby relieving some of the pressure on other east-west roads and on the congested Novi Road/1-96 interchange. If possible, an overpass should be constructed over 1-96 that permits Twelve Mile Road to be extended west of the freeway. 2. The Haggerty Road corridor is the location of a proposed state trunkline that is planned to serve part of the function of the previously planned M-275 freeway. the Michigan In September 1986, Governor Blanchard and Department of Transportation announced a major 1-696 Corridor Improvement widening of 1-696 to Program. eight The lanes primary from improvement 1-96/ 1-275 east to is the US-24 ( Telegraph Road) including new interchanges at Inkster and Drake. However, also included in the package is the construction of a new interchange at l-96/1-696/1-275 and Haggerty Road. The initial improvement calls for the construction of the interchange and widening in the Haggerty Road corridor ( M-9) up to Pontiac Trail. The connection may ultimately become a link in a north/south state trunk highway between 1-96/ 1-696/1-275 and M-59. Construction of the interchange and connection to Pontiac Trail is scheduled to begin in 1989, and will cost an estimated $22 - 35 million. Most of the funding wi II come from the federal government. Major Thoroughfare Although none presently exist in Novi, one major thoroughfare is included in the Thoroughfare Plan . 1. The only major arterial planned is the reconstruction of Twelve Mile Road through Novi as a boulevard section. This concept would permit the westward continuation of this type of traffic corridor through Novi from Farmington Hills. The corridor would be constructed as a four to six lane thoroughfare with a grass median . be located within a 180-foot right-of-way. - 109 - The thoroughfare would �2. This type of major thoroughfare is desirable for the Twelve Oaks Mall area, and the importance of this corridor becomes even more critical when viewed in the light of recent planning in the area which proposed substantial increases in land to be devoted to office uses. Also, the 1-696 improvements mentioned above will include a new 1-696 interchange west of Drake Road that connects to Twelve Mile Road. This new interchange will make Twelve Mile Road even more attractive than it is today. Arterials and Minor Arterials The Thoroughfare Plan arterials and minor arterials. designates a number of traffic corridors as Many of these corridors are the section line or mile roads which pass through Novi and have served as a part of the community's thoroughfare system for years. The plan is, for the most part, based on improvements to the existing grid system of thoroughfares in Novi. To this existing system of thoroughfares are to be added new roadways, the relocation of some present arterials/minor arterials, the redesignation of some arterials/ minor arterials as collectors; and the extension, connection and realignment of others. The existing arterials and minor arterials proposed on the Thoroughfare Plan Map to continue as they are presently designated include the following: 1. Existing East-West Arterials • Grand River Avenue - Haggerty to Wixom 2. • Ten Mile Road - Haggerty to Napier • Eight Mile Road - Haggerty to Napier • Pontiac Trail - West to Beck Existing East-West Minor Arterials • Fourteen Mile Road - Haggerty to East Lake • Thirteen Mile Road - Novi to Decker • Nine Mile Road - Haggerty to Novi - 110 - �3. 4. Existing North-South Arterials • Haggerty Road - Eight Mile to 14 Mile • Beck Road - Eight Mile to Pontiac Trail • Novi Road - Eight Mile to Twelve Mile Existing North-South Minor Arterials • Meadowbrook Road - Eight Mile to Twelve Mile • West Road - East of Beck to Pontiac Trail • Decker Road - 13 Mile to 14 Mile Novi Road, which currently functions as an arterial roadway from Thirteen Mile Road to Eight Mile Road, will be downgraded to a minor arterial from Thirteen Mile Road to Twelve Mile Road. Relief to the existing congestion on this segment of Novi Road will be provided by the construction of two new minor arterials: The Decker Road extension and the Taft Road extension. Two existing mile roads are proposed on the Thoroughfare Plan Map to be collector streets. These include: 1. Eleven Mile Road, east of Town Center Drive. 2. Eleven Mile Road, west of Clark. The Thoroughfare Plan further includes new thoroughfares designed to improve and enhance the ability of the present system to move traffic. De- velopment of the new thoroughfares as proposed will ultimately equip the City with a functional system of interconnected thoroughfares designed to circulate traffic efficiently at capacity development. Proposed New Minor Arterials and Other Improvements 1. The relocation of Meadowbrook Road north of 1-96. Relocation of this part of Meadowbrook Road, as depicted on the plan, will permit traffic to better utilize the access points along the east side of the Twelve Oaks Mall. By so doing, the heavy traffic volumes being experienced at the Novi Road access point can be reduced. - 111 - �2. The extension of Decker Road south of Twelve Mile Road. This extension is designed to alleviate present traffic problems on Novi Road and to encourage use of access points to Twelve Oaks Mall other than from Novi Road. 3. The paving of Wixom Road south to Ten Mile Road. 4. The paving of Eleven Mile Road west of Taft Road/Wixom. 5. The northward extension of Taft Road across 1-96 to a relocated intersection with Twelve Mile Road, and further northward extension to West Road. 6. The construction of Twelve and One-Half Mile Road as a minor arterial from Decker Road to Taft Road. The Decker Road, Twelve and One-Half Mile Road, and Taft Road extension improvements will form Avenue. a loop road system that includes Grand River This loop road system will permit access to development in these areas without traveling on Novi Road or Twelve Mile Road. Collector Streets An extensive system of secondary roads or collector streets are also proposed on the Thoroughfare Plan Map. Collector streets are proposed for nonresidential as well as residential areas. Specific nonresidential collectors are proposed as fol lows: 1. Extension of Donelson Drive west to connect with the extended West Oaks Drive . 2. Extension of Donelson Drive north from Twelve Mile to Twelve and One-Half Mile Road. 3. Extension of West Oaks Drive west to new Taft Road alignment. - 112 - �4. Construction of collector street from Beck Road, south of West Road, southward to Twelve Mile Road. 5. Construction of collector from Twelve Mile Road east to near the Chessie System Railroad along the north side of 1-96. 6. Construction of a collector road loop along the north and south sides of Grand River Avenue, between Beck Road and Taft Road. 7. Extension of the Crescent Drive collector east of Town Center Drive along the south side of 1-96 to Grand River ( west of Meadowbrook). 8. Construction of collector from Town Center Drive to Seeley Road along the Eleven Mile Road alignment. The remaining collector streets proposed on The Thoroughfare Plan Map are residential collector streets designed to serve the local residential streets within existing and future residential neighborhoods. Scenic Drives Two road segments have been designated as scenic drives because of their proximity to outstanding natural features. It is intended that these roads remain dirt/gravel roads and that development in these areas be limited to residential uses. 1. Meadowbrook Road, from Thirteen Mile Road to Twelve Mile Road. 2. Nine Mile Road, from Napier Road to Beck Road. The Thoroughfare Plan proposes the eventual construction of five bridges. All of the bridges are proposed to be built over the Chessie System Railroad tracks. The most critical of the proposed bridges are the bridge proposed over the tracks at Novi Road, Ten Mile Road (including 1-96), and at Twelve Mile Road . Additional bridges are proposed for West Road and Nine Mile Road. The bridge proposed to be erected over 1-96 and the railroad along the Taft Road alignment will help form the loop road system discussed earlier. - 113 - �Transportation Philosophy and Goals The following section includes a listing of key transportation issues in the City of Novi and various policies to help the City maintain safe and efficient traffic flow . Philosophy 11 As a widespread suburban community, our main source of transportation is the automobile. discomfort. This can also become our primary source of frustration and Our goal is to avoid the obstruction of our streets and highways by ourselves, our visitors, or those passing through our City to other destinations . A workable system of thoroughfares must be developed or our other gains of quality life may be negated. The automobile remains the dominant mode of transportation in our society, but we acknowledge trends which favor foot and bicycle transportation. In- creases in leisure time and the awareness of physical fitness will obligate us to provide safe routes for nonmotorized traffic. 1110 Goals 1. The roadway system of the City of Novi should be planned, developed, and maintained to provide and preserve an efficient traffic flow. 2. Develop a system of nonmotorized safety paths along our major thoroughfares such that it will ultimately be possible to use nonmotorized transportation along the roads to get from one part of the City to another part. 3. Develop a City capability of hardware and software to evaluate traffic impacts caused by proposed development through the creation of a computer model which can interface with other on-going models. 4. A system of marginal access roads should be provided, whenever feasible and desirable, to reduce conflicts between local and through traffic. 10 c·t 1y . Ph 1 ' Iosop h y S tatement, op. cit., . F e b ruary 1986. o f Nov1, - 114 - �5. Priority should be given to the construction, maintenance, or reconstruction of roadways needed to serve existing development. 6. Alternative access corridors should be provided to major activity centers, where possible. 7. Traffic analyses and roadway improvements should ensure safe and adequate pedestrian and nonmotorized traffic circulation in activity centers and neighborhoods. 8. Roadway design should eliminate or prevent hazardous conditions. 9. Traffic signalization, roadway signage, and operational capacities should be designed to optimize traffic flow and levels of service. 10. Curbcuts providing access to and egress from all classes of arterial streets should be minimized. 11. Routing of commercial traffic through residential areas should be avoided. 12. The design of local residential streets should clearly indicate their function. Local street systems should be planned and designed to minimize or eliminate through traffic. They should be designed for a low volume of traffic and be designed for low speeds. 13. A limited number of collector streets should be provided for convenient and safe movement between local streets within a neighborhood and the bordering arterial street system. - 115 - �RETAIL AND OFFICE SECTOR STUDY AND PLAN Introduction The City of Novi is well known as having a strong retail commercial base centered around the 1-96/ Novi Road intersection. Growth of this commercial sector is evidenced by the dramatic increase in commercial land use and retail sales in recent years . Property values have risen as national retailers have sought to locate at this hotspot commercial focus, strongest in the Southeastern Michigan Area. and local one of the The trade area for Twelve Oaks Shopping Center and other major retail businesses ranges up to a 50 mile radius from Novi. However, office uses have been slow to develop in the City until 1986 for various reasons noted below. and office development trends, This report examines past retail trade existing development and forthcoming and planned projects, and a strategy for retail and office space planning in the future. Commercial Development ,. Past Trends Commercial space utilization in City of Novi has dramatically increased in the past 12 years. From the time of the City's 1974 land use survey to that conducted in the 1986 Existing Land Use Survey the following changes have occurred. ( Table 35) TABLE 35 EXISTING COMMERCIAL LAND USE 1974 Use a b Survey (acres) 1986 Survey (acres) Local Business 4 50 Community Business 3 244 92 172 General Business 99 acres a. See Appendix C for definition of terms. b. Vilican-Leman & Associates, Inc. c. Brandon M. Rogers & Associates, P.C. - 116 - C 466 acres �Data for 1986 do not include planned shopping centers or individual commercial establishments where no construction had started at time of the field survey. There are as of May 1987, 862 acres of land zoned for Local Business, Community Business and General Business use, of which 466 acres (54.1%) are being used for such purposes, or approximately 2. 2 percent of the City's total area. The increasing rate of commercial land use development since the 1979-82 recession is expected to continue into 1988 based upon pending commercial projects which have received preliminary and/or final site plan approval. Existing Commercial Establishments There are a total of 456 individual business establishments, other than office uses, in 1986 in the City. 11 These are listed by commercial category and by Section in Appendix D. Two major concentrations are evident - the Twelve Oaks/West Oaks area and the Novi Town Center area, both adjacent to 1-96 and Novi Road. Local Business uses total 90 establishments, Community Business uses 191 establishments, and General Business uses - 175 establishments. There are many Local Businesses in the City's shopping centers which combine with the Community Business uses to comprise comparison-type shopping centers and regional shopping centers. nearby non-center The diversity of each shopping center along with commercial uses provide a wide variety of choice for products and services. 11 Analysis and quantification by Brandon M. Rogers & Associates, from 1986 Registered Business Directory, City of Novi, May 1987. - 117 - P. C. �Commercial Sales Evaluating U.S. Census of Retail Trade data for 1967, 1972, 1977 and 1982 it can be seen that Novi's commercial sector has experienced growth in terms of additional establishments and an increase in sales since 1967. Even when adjustments are made for inflation the three commercial sectors of Retail Trade, Selected Services and Wholesale Trade in Novi registered increases in sales during the years 1967-1982 . In 1982, $264,890,000 or 2. 7 times 1977 levels. Retail Trade actual sales totalled Wholesale Trade actual sales totalled $494,706,000 in 1982, or 3. 1 times 1977 levels. ( Table 36) These increases reflect the growth in new residential development and demand for products and services of Novi's residents in recent years, and indicates the viability of the City's commercial sector as a regional draw. In 1986 the J.L. Hudson Company store at Twelve Oaks was the highest volume sales store in the nation for the Dayton Hudson Company and Lord & Taylor in the same center was the second largest volume achiever in that Company's system . - The number of Retail Trade establishments increased from 54 in 1967 to 73 in 1972 and then jumped dramatically to 139 in 1977 and to 273 in 1982. The number of Selected Services establishments followed a similar pattern having risen steadily from 19 in 1967 to 54 in 1972 and to 101 in 1977. Wholesale Trade establishments continued to increase steadily, from 11 in 1967 to 25 in 1970, 35 in 1977 and 62 in 1982. (Table 36) Retail Trade A key indicator of the strength of the retail sector of an economy is retail sales. From a municipal policy standpoint, not only is it important that a community's businesses are viable but also that the community at least attracts enough such business to satisfy residents' needs. Further, such a policy strengthens the tax base. A further detailed analysis of the various categories of the Retail Trade Sector in Novi was undertaken to determine the strength of each component part of this sector of the City's economy. - 118 - To accomplish this, a comparison �I' ' TABLE 36 ACTUAL AND INFLATION - ADJUSTED SALES IN MAJOR COMMERCIAL SECTORS CITY OF NOVI, MICHIGAN, 1967 - 1982* ........ Year 1967 1972 1977 1982 Retail Trade Number Actual of Sales (000) Establishments 54 $ 6,743 13,884 73 139 72,295 264,890 273 AC1Justed Sal esa (100) $ 6,743 11,081 39,835 91,890 Selected Number of Establishments 19 54 101 b Services ActuaA AdJustect Sales Sales (000) (100) 687 $ 687 $ 2,661 2,124 17,497 9,641 b b --- Wholesale Trade Number Actual AdJusted Sal esa of Sal es Establishments (000) ·- - -(000) ----·11 $ 40,446 $ 40,496 56,754 25 71,112 35 119,282 65, 724 494,706 171,161 62 '° *Analysis by Brandon M. Rogers & Associates, P.C., March 1987. Data source for number of establishments and actual sales from U.S. Bureau of the Census, Census of Business, Census ~f. -~etail Trade: Michigan, Census of Business,Selective Services: M1ch1gan, and Census of Business, Census of Wholesale Trade: Michigan, 1967, 1972, 1977 and 1982 editions. a. Sales adJusted -for inflation using National Consumer Price Index (1967 = 100). b. Complete data not available. Data for most establishments without payroll were extracted from information reported by businesses on Internal Revenue Service (IRS) Form 1040, Schedule C. These data could not be published as planned because many businesses were miscoded by IRS into miscellaneous categories rather than being classified in the specific kind of business. �• was made between the actual retail sales accrued by those retail establishments located in the City of Novi, within each retail category, with the potential retail sales within each retail category which would be expected to be generated by residents of the City at certain points in time . for Years 1967, 1972, 1977 and 1982. This analysis was undertaken The results are documented in Table 37. A net gain of retail sales in a specific category indicates that persons from outside of City of Novi are shopping in the City for goods sold by retail establishments in this category, while a net loss of potential retail sales indicates there is a net outflow of dollars from City residents which are being expended elsewhere for retail goods sold by this type of retail establishment. Certain trends are evident within each individual retail category. The General Merchandise Stores category and the Apparel and Accessory Stores category were the two strongest retail categories in the City, each recording a substantial net inflow of sales. Such a situation indicates that the retail trade area of establishments of this type in the City of Novi extends well beyond the City limits. • The impact of Twelve Oaks shopping center and West Oaks I shopping center is dramatically shown between the 1977 and 1982 Censuses in these two categories. General Merchandise For example, there was a net gain of $107,485,000 in the Stores category in 1982 considering retail sales vs. expected potential sales from Novi residents in that year for this type of sales. Other retail categories which have registered a net inflow of sales in the City are Miscellaneous stationery, Retail Stores jewelry, camera, florist), (e.g., liquor, Furniture, sporting goods, Home Furnishings, books, and Ap- pliance Stores, Eating and Drinking Places, Drug Stores and Related Establishments, Food Stores. Stores and Building Materials, Hardware and Garden Supply It should be noted that many of the above items may be sold in General Merchandise stores and the sales levels are somewhat understated. The fact that there is only one new car dealer in the City caused a net loss of potential retail sales ($2,520,000) category . in 1982 in the Automotive Dealers Also, since the City has few automobile service stations, there was a net loss of sales ($894,000) in the Gasoline Service Stations category under which level of sales might be expected for the City 1 s then population. - 120 - �I' ' TABLE 37 COMPARISON OF ACTUAL AND POTENTIAL RETAIL SALES IN CITY OF NOVI, MICHIGAN, 1967 - 1982* 19/2 bib/ ....N .... Retail Trade Category Building Materials, Hardware and Garden Supply St<?res General Merchandise Stores Food Stores Automotive Dealers Gasoline Service Stations Apparel and Accessory Stores Furniture, Home Furnishings and Appliance Stores Eating and Drinki ng Pl aces Drug Stores and Related Establishments Mi scel l aneousb Retail Stores TOTALS Net 1>a1n1+1 or Loss(-) Actual Potential of PotenRetail Retail tial Retail Sal es Sales Sales ($1,000) ($1,000) ($1,000) 1982 l':Jt/ Net uain1+) or Loss(-) Actual Potential of Potential Retail Reta i1 Retail Sales Sales Sal es ($1,000) ($1,000) ($1,000) Net Gainl+J or Loss(-) Actual Potential of PotenRetail Retail tial Retail Sales Sal es Sal es ($1,000) ($1,000) ($1,000) Net Gain(+) or Loss(-) Actual Potential of PotenRetail tial Retail Retail Sal es Sal es 1 Sales ($1,000) ($1 000) I (Sl ,000) I 1 a 782 - a 1,554 - - 2,163 - - 3,978 - 518 3,613 -3,095 938 6,389 -5 ,451 a 3,031 - a 5,985 - 1,129 +298 2,994 2,007 +987 1,427 4,541 a 8,057 3,435 8,943 13,498 +l , 106 -5,441 5,432 Ii 4,383 +l ,049 119,804 I 12,319 +107,485 21,963 a 15,179 - 16,051 a 5,302 - 9,049 I 20,810 I ! 18,571 I -2,520 9,943 I I +l ,085 I -894 - 721 - a 1,469 - 9,480 3,360 +6,120 40,960 II 5,560 I +35,400 112 686 +574 a 1,371 - 961 3,043 -2 ,082 10,533 I 4,083 +6,450 I 5,508 -1, 717 12,715 9,389 +3 ,326 2,147 - 5,294 3,737 +l ,557 21,208 7,267 +13,941 30,411c 65,195 6,457c 27,992 -6,162c -3,213c 263,009 Y- - ~ ,- --• • ·eo. lYtlt. uata source tor actua l sales 1s U.S. tsureau ot tne census. Census Retail Trade: Micnigan (1967, 1972, 1977 and 1982 editions). Potential retail sales based upon State-wide per cap, ta expenditure patterns and City population for t hose years. a. Data 1~ithheld by U.S. Census Bureau to avoid disclo ::; - r e or not such uses in City. b. Includes liguor, sporting goods 3 books! $tationer:y, iewelry, hobby/toy, camera/photo, gift/novelty, luggage/leather goods, flor1sts 1 and se,nng/neealework p1ece goods stores . c. Not complete to~al owing to unavailable data. 96,130 +166,879 '-• 751 999 -248 a 521 - 574 808 -234 3,382c -- 14 , 453 -2,705c 2,019 2,191 -172 a 1,016 - 506 2,032 -1,526 3,791 a 3,581 4,780 -1, 199 �Trend data analysis for certain census years is limited because of data withheld by the U.S. Census Bureau to avoid disclosure for a single business or because no such uses existed in possible. City. However, some comparisons are Where Food Stores category experienced a net loss of potential sales in 1967, 1972 and 1977, there was a net gain registered in 1982. The Eating and Drinking Places category showed a substantial net gain in sales in 1982 after showing a net loss in sales in the three previous documented years. This turnabout can be attributed to opening of restaurants at Twelve Oaks, in the Sheraton Oaks Hotel and along Grand River Avenue. In total, the City with its strong retail sector and many shopping centers had in 1982 a cumulative net gain of potential retail sales over actual retail sales of $166,879,000. Census of Retail It will be of interest to see the data from the 1987 Trade when available. Without question, the presence of several major modern shopping centers in the City, plus several more being built, has resulted in retail establishments being very competitive in most of the Retail Trade categories and in unusually high sales volumes. Retail Sales/Space Requirements Analysis population. was done on estimated retail space needs to serve City's Table 38 illustrates potential sales by retail category using 1982 as a base year and considering only purchasing power of the City's resident population. The generated sales of $96,130,000 could be expected to use 658,400 square feet of retail floor space and an equivalent site space of about 106 acres. In 1982 there were $263,009,000 in actual sales (See Table 36). 1986, 466 acres of land were used for commercial use. Convenience ( local Business), In In each retail group - Comparison ( Community Business) and General Business - the City has substantially more land in use than would be needed to serve the City's population. The regional significance of the City's shopping centers distorts conventional planning analysis on future space needs. This is not to say however that the normal market analysis process cannot serve as a statistically reliable community planning base to predict future market performance. For local markets, statistical analysis and assumptions on potential spending available for a given geographic area and expected consumer desire to shop in said area ( based upon accessibility, - 122 - available parking and aesthetic �attractiveness) can be useful in justifying the decision to develop a specific shopping facility. Existing and planned shopping center sites are addressed below. TABLE 38 POTENTIAL RETAIL SALES/SPACE ANALYSIS CITY OF NOVI, MICHIGAN* Retail Groups CONVENIENCE LOCAL BUSINESS) Food Drugs b Other Retail COMPARISON (COMMUNITY BUSINESS) General Merchandise Apparel, Accessories Furniture, Home Furnishings and Appliance Eating/Drinking Places GENERAL BUSINESS Auto Dealers Gasoline Service Stations Building Materials, Hardware, Garden Supply TOTAL Retail Floor Space Supported by City Equivalent Residents Acreage (sq.ft . ) (inc. parking) Potential Retail Salesa ($1,000) Retail Sales/ Sq.ft. $ 20,878 3,737 7,267 $ 252.35 129.88 184.15 82,734 28,772 39,462 9.5 3.3 4.5 12,319 137.90 89,333 10.3 5,560 112 .81 49,286 5.7 4,083 100 .11 40,785 4.7 9,389 153.90 61,007 7.0 18,571 9,943 210.00 95.00 88,433 104,663 20.3 24.0 4,383 59.29 73,925 17.0 - 658,400 $ 96,130 *Analysis by Brandon M. Rogers & Associates, P.C. , May 1987. a. Based upon Statewide per capita expenditure patterns and estimated 1982 City population. b. Includes liquor, sporting goods, books, stationary, jewelry, hobby/toys, camera/photo, gifts/novelty, luggage/leather goods, florists and sewing/needlework/piece goods stores. - 123 - Actual Land Use Acres (1986) 17.3 50 27.7 244 61.3 172 106.30 466 �') II T W p C 1 T Y 0 F WAL LE 0 ~ ~·:. I7·:... .,. 1' I' 1 I \ / ~ I ------; -j 7 31 Il I l-~11; 3~rf7 ~ -~ Ll 32 JJi~ ,r 7 N O R T H \I I L L E NORTHVILLE TOWNSHIP T O W N S H I LEGEND f ·:::::::::::j -.❖•-•....-........, Off i Ce - center commercial ~ non center commercial apartment mm (Pd ) planned development option available where designated RETAIL & OFFICE SECTOR PLAN CITY OF NOVI MICHIGAN I ~ P ... 1•~00 BRANDON M. ROGERS & ASSOCIATES, P.C. community planning consultants NOVEMBER , 1987 16 �7-_f r I I ~1I ,., , I • r I I I] - . , ~- ~ I I ~ I L~ ; j • ,II I I~]~· : :fl ;~ , · ~ RTITrr-1 L·· - Jn rrrr+,.J I I: I I I -l, . ii : L lf=LWJ ~j 19 • 0 . ~ z 1 ,-1 I I 30 I - j I I JJ,.,. ~ ~.JJ,i / 'I {I__, ~ /., 1~ - - ' I " rtfF2j [j-)k\qf&ffl I I ,' . l L -t 1 .L T 1:tTIJ1fl, , , ,E=B' □ ~ I PrJ~j-~JJJ rn~1n l LM1IT I r ':!1t:rnm1a~~l 1 ! 9~m~P I I- l' i \32 r 31 1 I 1 [![ ~-C I T Y -- ".L ~~ - I -1- ~ l ~ u_J~ I El~H!ii@~'ii~I : I . -U-"LUCL= I [ J ~ I NO"THVILLE I T O W H S 11 I rT ~ ~i p 11 // N ORTHVILLE LEGE ND €@:,:;;} office - center commercial IJill apartment ~ non center commercial (Pd ) Planned development option available where designated RETAIL & OFFICE SECTOR PLAN CITY OF NOVI M ICHIGA N I ....... ~~ IC•ll l_!Q9_ IOI ~00 ff(T BRANDON M. ROGERS & ASSOCIATES , P. C. commun i ty p l annino consultants NOVEMBER , 1987 16 �) ) ) , T W , COMMERCE CITY rw , WALLEO 0' LAKE ~ WAL LCD I' I ~i LAKE \ :\ ~h ~I\\. I I ►i .i . . , _J__ 1-~(;~', I C T ! I I i I I ,+9 - ~ ~'1--i ~ It ,,~ T ' ••,,,.••• w - ~ ~ il ll ~ I 1 \ '< L>--- _ _, i I U:::L I ~I -1- ---, l,. __J_ 20 19 I 2' I~ . - . ." I --c----c:L-- ~·- - r- -r--- 30 l 11 ' () O __JI ; , ,2 8 I I ~ ~ ' I J J I I J ; 1 1 \'~ ' 7 ~ I I ...!.... 1 I 1~ nl I NORTHVILLE I I I r32T I I c11 1 TOWNSHIP LEGEND [.•.• :::. .! 0 ff i Ce center commercial ~ non center commercial apartment - mm Pd) planned development option available ( where designated RETAIL & OFFICE SECTOR PLAN CITY OF NOVI MICHIGAN I t t A Lt Ill ... ,tlT BRANDON Ill . ROGERS & ASSOCIATES , P.C. community planning consultants NOVEMBER . 1'187 16 �,- 1980 Master Plan Recommendations The City•s 1980 Master Plan for Land Use made a firm recommendation to centralize commercial land use in the vicinity of 1-96 and Novi Road in the center of the City. Center Commercial and Non-Center Commercial ( PD3) areas were planned in an approximate one square mile core area. Elsewhere in the City smaller planned commercial areas were proposed at: Ten Mile Road and Meadowbrook Road Ten Mile Road a.,d Novi Road Ten Mile Road and Beck Road Novi Road at south City limits Beck Road at Pontiac Trail Pontiac Trail west of West Road Fourteen Mile Road at East Lake Drive Novi Road at Thirteen Mile Road East Grand River between Novi Road and Haggerty Road West Grand River, east of Wixom Road East side of Haggerty Road, northerly of Eight Mile Road. Proposed Commercial Proiects There are new shopping centers and retail business projects planned in the City which should be open by end of 1987 or early 1988. 1. Breckenridge ( 12, 123 sq. ft. ), These are: east side of Novi Road, southerly of Nine Mile Road. 2. Pine Ridge (38,235 sq.ft.), west side of Novi Road, northerly of Ten Mile Road. - 124 - �1I 3. Cedar Ridge (39,094 sq. ft. ) , north side of Grand River Avenue between Novi Road and Meadowbrook Road. 4. "The Landing 11 (a.k.a. Novi Shoreline Project) (10,000 sq. ft.), Novi Road at Thirteen Mile Road. 5. Meadowbrook Center (3,780 sq. ft.), North side of Ten Mile Road, easterly of Meadowbrook Road . 6. Eaton Center ( 15,075 sq. ft. ) , north side of Ten Mi le Road, westerly of Novi Road . Other retail projects expected to be developed or started in the 1988-89 period are: 1. Sandstone PUD (90,000 sq.ft.), north of Twelve Mile Road, easterly of Novi Road. 2. Westbrooke Place ( commercial space 120,000 sq. ft. in addition to office space, restaurants and hotel), north side of Grand River Avenue, west of Beck Road. 3. Twelve Oaks ( approximately 550,000 sq. ft., of additional space to the 1,200 , 00 sq.ft. of existing center) at southeast quadrant of Novi Road and Twelve Mile Road. Future Retail Trade Potential and Space Needs The City of Novi has a strong Retail Trade sector. New shopping centers are being built in the 1985-1988 period which will further strengthen the tax and employment base of the City. However, traffic generated from these retail - 125 - �uses will place demands upon City, County and State agencies to upgrade the ., ... transportation system. establishments Further, the concentration of many of the retail trade near the 1-96/ Novi Road intersection Master Plan will require special attention. based upon the City's In the final analysis, the City's ability to optimally capture its economic potential becomes a question of whether such items as accessibility, traffic control, parking and urban design and beautification are well handled by the City, other governmental agencies and commercial developers . Novi has a region. 11 downtown 11 serving not just the City but a large surrounding Access to this downtown is facilitated by a freeway network focusing on the City. Pressures to further intensify this concentration must be care- fully weighed so that the attractiveness and functioning of the City as a good place in which to live and shop is not diminished. Considering shopping center classification, reference is made to Table 39. It is again evident that the City's major shopping centers ( Twelve Oaks, West Oaks I, West Oaks II, Novi Town Center), comprising approximately 2,300,000 sq. ft. of floor space and several department stores, more than meet City residents• future needs. Several convenience convenience-type augmented by stores the shopping in the proposed centers major exist shopping imminent in the centers. commercial projects City including These centers, noted earlier and future development on planned commercial sites, plus shopping centers near the City (e.g., Roads, downtown Meijers in Northville Township at Haggerty and Eight Mile Northville and new planned shopping centers in Commerce Township and Farmington Hills in vicinity of Haggerty and Fourteen Mile Roads) are planned and intended to provide convenient local business services to City residents in the future. It is concluded that no new convenience shopping center sites are needed to serve the expected City population by Year 2010. The Ten Mile/Beck Roads and Westbrooke shopping center sites are well located to serve the west side of the City and the low density housing expected. Ten Mile/Meadowbrook Roads The Ten Mile/Novi Roads and area shopping centers, - 126 - as well as smaller centers �along East Grand River Avenue and on Novi Road, south of Nine Mile Road, are .,... suitably located to serve the southeast part of City. shopping area, "The Landing" and businesses The Sandstone PUD along Novi Road south of TABLE 39 SHOPPING CENTER CLASSIFICATION * ~ Minimum Support Population 5,00010,000 Gross Floor Site Size Area (acres) (Sq.ft.) 3-12 20,000100,000 Principal Tenant Supermarket Type Center Convenience (Local Business) Trade Area 2-3 neighborhoods Minor Comparison (Community Business) Sma 11 Community 20,00060,000 12-20 100,000200,000 Junior Department Store Intermediate Comparison (Community Business) Large Community 60,000100,000 20-40 200,000400,000 Intermediate Department Store Major Comparison (Community Business) Region 250,000+ 50+ 400,000+ One Major or 2-3 Intermediate Department Stores *McKeever, J. Ross; Griffen, Nathaniel M.; and Spink, Frank H., Jr.; Shopping Center Development Handbook, Community Builders Handbook Series (Washington, D.C.: Urban Lan_d Institute, 1977.); plus other sources. Thirteen Mile Road, and the sites at Pontiac Trail/West Trail/Beck Roads all serve the south part of City. the Twelve Oaks/West Oaks/Town Center complex shopping services. - 127 - Roads and Pontiac Finally, as noted earlier, provides many convenience �The continued policy to limit proliferation of spot and strip commercial .',. development throughout City so as to enhance the residential environment and reduce screening requirements and traffic and parking congestion, was recently 12 reiterated by the City Council and Planning Commission. The City is fortunate that it has little strip, shallow depth commercial property and can plan ahead for modern shopping centers which are efficient and attractive. Office Development Past Trends In 1974, at the time of the City's Master Plan inventory phase it was found that 14 acres, or O. 3 percent of the City I s developed area ( 0. 1 percent of City's total area) was devoted to office use where the principal use of a building( s) was for office purposes. Comparable data from the 1986 Existing Land Use survey revealed that 73 acres were so used, developed area (0.4 percent of City's total area). or 1. 2 percent of City's Thus, while there was substantial rate of growth in 12 years, the total land used for office remained small. Reasons for this trend are believed to be ( 1) competition from more central office centers in Southfield, Troy, Farmington Hills, Bloomfield Hills, Birmingham, Dearborn, downtown Detroit, and Ann Arbor areas, (2) slow down effects of the 1979-82 recession, and (3) the accelerating trend for retail business development in City of Novi which escalated property values in central parts of the City which might have otherwise been developed for offices. Existing Office Development From the 1986 Existing Land Use survey, office uses were inventoried and mapped on Sidwell field sheets . acres in the aggregate. As noted above, this type of use comprises 73 It is recognized that many other offices exist as part of high tech, industrial and warehouse/wholesaling establishments which are not 12 City of Novi Philosophy Statement, op . cit. Use, City of Novi, 1980. - 128 - Also Master Plan for Land �included in this total. •I,- A total of 79 separate office establishments are listed in the City's 1986 Registered Business listing. ( See following Existing Office Location Map ( Map 17) and Table 40, Office Survey.) Further analysis and quantification of office uses was performed on collected data. As depicted in Appendix B office uses are classified as to name, address, section number where located and telephone number. Analysis of survey information shows that concentrations of office development are presently at Orchard Hill Place, at Ten Mile Road and Novi Road, at Ten Mile Road/Meadowbrook Road, and along Grand River Avenue. Regional Office Trends Strong office development trends in the Novi region are evident. County has witnessed new major office developments generated Oakland by EDS ( Electronic Data Systems), GMF Robotics, Saturn headquarters and the Chrysler Corporation Technology Center . More new office space ( bu i It si nee 1960) has occurred in the County than in any other county within 200 miles, also account\.. ing in 1985 for two-thirds of all office space built in the State of Michigan. 13 A recent Detroit Metro survey in September 1987 found that there are over 7,000,000 sq.ft. of new office space under construction, the majority being in 14 the City of Troy. In a recent survey, Oakland County had 435 major office buildings having over 18,000 sq.ft., totalling 47 million square feet of floor space. such space was located in the City of Southfield. 15 Half of Approximately 300,000 sq. ft. of office space was recorded in the City of Novi, 4.8 million square feet in the City of Farmington Hills, 8.1 million square feet in the City of Troy, 2.3 million square feet in the Birmingham/ Bingham Farms areas and 1. 3 million in the City 13 Major Economic Activities in Oakland County, Michigan, Oakland County Economic Development Department, February 1986. 14 The Metropolitan Detroit Office Market Summary, The Hayman Company, September 1987. 15 Oakland Focus, Vol. 4, No. 2, June 30, 1986. - 129 - �EXISTING OFFICES 1986 l'OMUAC l~ IIIIAHDON U.IIOOEIII &AISOC:IATU,P,C. communl17 plonnln9 con1ullonl1 (/ I I I I I I I 10 II ~21 I I I I I I ,, I I I 17 llt V( N lot ll l •• I d 19 20 ::i 11 n ~ ll TIN altLf: ..... • 29 30 NIN( .... "" I· t 31 ~ ; 32 - 130 - 17 �TABLE 40 OFFICE SURVEY CITY OF NOVI, MICHIGAN * Section 1 Office Use Master Plan (As Amended to September 1987) (Acres) 12.0 Existing Office (Primary) Use (Acres) Office Use Proposed Master Plan (Acres) Fixed Used (Other than Office Uses) in Proposed Master Plan Areas (Acres) 12.0 Available Planned Areas for New Office Use (Proposed Master Plan) 12.0 2 2.6 2.5 3 4 9 2.7 10 72. 7 11 5.2 12 13 14 15 30.0 48.0 153.5 37.5 219.4 63.2 16 17 18-20 21 22 68.5 23 16.5 24 23.0 25 12.4 26 25.2 27 36.2 28 1. 5 29-34inc 35 36 147.0 n. of I-96 s. of I-96 e. of RR w. of RR n. of I-96 814.5 acres 5.2 4.3 422.8 201.4 48.0 153.5 37.5 59.4 63.2 0.8 4.3 1.4 2.8 3.5 0.9 8.0 10.4 40.0 421.0 189.1 36.2 150.7 37.5 175.9 63.2 2.0 68.5 16.5 23.0 9.7 25.2 36.2 1. 5 10.0 3.6 1.2 7.5 10.0 1.1 4.7 147.0 1,490.6 acres 2.6 31. 5 12.0 75.3 acres 51.5 acres *Survey by Brandon M. Rogers and Associates, P.C., January 1987. - 131 - 58.5 12.9 11.8 1.1 25.2 31. 5 1. 5 103.5 1,332.5 acres �_..,,......._ of Bloomfield Hills. the Sixty-four percent of the County's office development is in 1-696 corridor which continues along the soon to be widened 1-96 from Telegraph Road through the City of Novi. During the 1985-86 period office and commercial development has continued to occur in communities 1-696/1-96 and Haggerty especially along along the Road/1-275. 1-96/Twelve Mile County's growth corridors, including Office development is moving westerly Road in Farmington Hills and northerly along 1-275/ Haggerty Road from the Plymouth/Northville/Livonia area. via 1-275, south to 1-94 and Detroit/Wayne County Metropolitan Access Airport is excellent. While there has been concern about oversaturation of the office space market, not withstanding low vacancy rates in the Novi region, regional office demand is strong. It is expected that the thrust into the City of Novi of new office development will be significant. factors are site accessibility, the overall traffic congestion, Limiting development utility service and land prices. As reported by Oakland County, most of the County's office space (40 million square feet) existing and planned is general rental space, a fluid 16 leases. The office development will place market typified by short term growing pressures on roads, police, fire and traffic control services. The report emphasizes that South Oakland County is no longer a "suburban area", that this area is actually the center of gravity for modern office space in the Southeast Michigan region. 1980 Master Plan Recommendations The City's 1980 Master Plan proposed substantial areas for Office use, both Office and Office-PD-2. Total area proposed on the original 1980 Plan was 17 540 acres, or eight percent of City area. Principal areas proposed at that time for Office use were: 1. 16 Orchard Hill Place Remarks by Jack Driker to 1-696 Corridor Committee, September 10, 1986. 17 Master Plan for Land Use, City of Novi, Michigan, October 1980, p. 21. - 132 - �2. Between Twelve Mile Road and 1-96, between West Oaks I and 11 and C&O Railroad. 3. North side of Twelve Mile Road between Dixon Road and C&O Railroad. 4. Area between Novi Road and Dixon Road, between Twelve Mile Road and 12-1 /2 Mile Road. 5. West side of Novi Road between Ten Mile Road and C&O Railroad. 6. Areas in vicinity of Novi Road, south of Ten Mile Road. 7. Areas at Ten Mile Road and Haggerty Road. 8. Small areas along south side of Grand River Avenue in vicinity of Olde Orchard Avenue and Seeley Road (extended); at Haggerty Road/ Fourteen Mile Road intersection; at Ten Mile Road/Taft Road intersection; at Nine Mile Road/ Haggerty Road intersection; and at Ten Mile Road/ Meadowbrook Road intersection. ·= Regarding Office land use planning, the Master Plan has- been amended in 1986-1987 to: 1. Expand Office use at the Haggerty Road/Fourteen Mile Road area. 2. Designate the portion of Bob-O-Link golf course north of Grand River Avenue for Office purposes. 3. (Westbrooke Place) Change certain frontage on north side of Grand River Avenue, east of Town Center to Office use. 4 . . Expand proposed Office use on north side of Ten Mile Road westerly of Providence Hospital facility at Haggerty Road. ( Brookside Office parcel on Meadowbrook Road, Park) 5. Remove Office use designation for a southerly of Ten Mile Road. 6. ( Peachtree Center) Revise Office areas in Section 10. (Northwest Quadrant of Novi Road and Twelve Mile Road) Proposed Office Projects Several office projects are pending in OSC, 8-3 and 1-1 Districts. Novi on properties zoned OS-1, A strong new trend is evident. - 133 - Pending projects �are ( see also City's Projects Map): 1. Orchard Hill Place Complex a. Orchard Hill Place, a five story office building (130,400 sq. ft.) on north side of Orchard Hill Drive, westerly of Haggerty Road. b. 250 Building, a seven story office building (257,000 sq. ft.) immediately west of the Novi Hilton. c. 200 Building, a six story office building (200,000 sq. ft.) south of the 250 Building. 2. Lake Pointe Office Center a. Lake Pointe Office Center, a three story office building (92,877 sq. ft. ) on the east side of Town Center Drive between Eleven Mile Road and Crescent Boulevard. b. Lake Pointe building Office Center 11, a proposed three story office (93,000 sq.ft.) lying south of Item 2,a. above on east side of Town Center Drive, northerly of Eleven Mile Road. Lake Pointe Office Center 111 and IV, proposed three story office c. buildings, to be approximately 93,000 sq. ft. respectively, and 100,000 sq. ft. to be built after Lake Pointe Office Center 11 is completed. 3. Brookside Office Park (Phase I) -- A three building complex (45,520 sq. ft.) on north side of Ten Mile Road, westerly of Haggerty Road. 4. North Hills Office Center (Also known as Simon Office Building) -- A two story office building ( 16, 128 sq. ft.) on the north side of Twelve Mile Road between Novi Road and Meadowbrook Road. 5. South Park Office Building -- A two story office building (14,250 sq. ft.) on west side of Novi Road, southerly of Ten Mile Road. 6. Holly Hills Office Building (Phase 111) -- A one story building office (12,600 sq.ft.) on the south side of Ten Mile Road, westerly of Two medical office buildings Haggerty Road. 7. Novi Professional Building -- (10,918 sq. ft. total) on west side of Novi Road, southerly of Ten Mi le Road. - 134 - �Maxim Building -- A two story general office building (38,100 sq.ft.) 8. on north side of Grand River Avenue between Novi Road and Meadowbrook Road . 9. State Farm Service Center -- A two story office/ customer claim center (14,422 sq. ft.) on the east side of Novi Road, northerly of Ten Mile Road ( adjacent to Evans Mechanical). 10. Lake Pointe Corporate Center -- A multi building office complex of 290,680 sq. ft. space proposed on a 27. 94 acre site on the west side of Meadowbrook Road between 1-96 and Eleven Mile Road . 11 . A mixed use center of offices, hotel and service Westbrooke Place commercial uses in a 72.5 acre Avenue, Beck Road, and 1-96. parcel bounded by Grand River Office space estimated to be 850,000 sq. ft. with construction startup in 1988. 12 . Trammel Crow Company -- A preliminary office park development (1,200,000 sq.ft.) of 3 to 5 story buildings in area bounded by Twelve Mile Road, Meadowbrook Road, 1-96 and Twelve Oaks Shopping Center. Not counting Westbrooke Place, Trammel Crow's Twelve Mile/Meadowbrook office complex, and Lake Pointe Office Center 111 and IV total square footage of new office projects is about 1,175,000 sq.ft. This compares to estimated City office development of 299,783 sq.ft. in 1985, 182,000 sq.ft. in 1980, and under 18 10,000 sq.ft. in 1977. Future Office Demand and Development With substantial and residential Banking, real estate, insurance, distributorships and other service complementary to retail Novi trade is a concomitant emerging development services. finding there industrial in are City, business, occurring businesses the retail an attractive centers, location. industrial need for Such parks uses and support can residential neighborhoods. 18 Master Plan for Land Use, City of Novi, Michigan, op.cit., p . 17. - 135 - be �Further, with the strong office development in the 1-96/Twelve Mile Road corridor and the 1-275/Haggerty corridor, both converging on Novi, new development is likely to look to the City for available office sites which have or will soon have excellent regional accessibility. pletion of 1-696 from 1-75 Further, westerly to Telegraph with the imminent comRoad and the scheduled widening of 1-696 from Telegraph Road to 1-275 with additional interchanges at Haggerty Road and other locations, the thrust of office development westerly can be anticipated. Thus the proposed office land use areas are depicted as having good development potential, accessibility, likely high tax base, and low environmental impact. Recent developer interest in office sites in the City support the belief that substantial office development can be expected in the future. Based upon the survey of existing and planned office areas in the City of Novi, it was seen that considerable vacant planned area exists suitable for office development. (See Table 40.) Under the present City Master Plan 880 acres are planned for Office future use. Of this 11 planned 11 area about 65 acres are used today primarily for office purposes. It is, therefore, recommended that Office use be planned: 1. Between Twelve Mile Road and 1-96, and between Twelve Oaks Shopping Center and Haggerty Road ( Sections 13 and 14), approximately 624 acres. This proposal reflects an appreciation of this strategic corridor soon to have improved freeway access and which is largely vacant. 2. Between 1-96 and Grand River Avenue, Taft and Beck Roads, capitalizing on highly visible, accessible locations along the Freeway. 3. At other planned Office areas on the present Master Plan with the exception of a small Office area at the northwest corner of Nine Mile Road and Haggerty Road. - 136 - �It should be noted that Office land use is permitted in proposed Commercial and Industrial areas designated on the Master Plan thus expanding the opportunity for office development, either in solely Office use buildings or as part of commercial or industrial complexes. Previously planned Office areas north of Twelve Mile Road, between Novi Road and the C&O Railroad ( Sections 9 and 10), were reduced and repositioned in the Master Plan in August, 1987. (Net reduction of 65 . 8 acres.) The foregoing recommendations for office and retail future land use as depicted on the Retail & Office Sector Plan (Map 16) would appear to split the City in an east-west direction between Twelve Mile Road and Avenue and create a barrier for cross access. Grand River However, with the implementa- tion of the proposed City Thoroughfare Plan, the Taft Road connector and the Decker/Meadowbrook Roads alignment will augment Haggerty, Road to provide desirable vehicular accessways. Novi and Beck As office and retail areas are developed, there will be continued need to improve road capacities and design safety standards. City s 1 With conformity to proposed Thoroughfare Plan Consultant, planned rights-of-way ( ROW) in the ( Map 15), the City s Traffic Engineering 1 working in association with the City 1 s Planning Consultant, has concluded that adequate ROW exists to handle planned future retail and office land uses, as well as residential and industrial uses. - 137 - �INDUSTRIAL AREAS PLAN Introduction The City of Novi has extensive areas planned and zoned for industrial use. These areas are principally along the Grand River Avenue/1-96 corridor and the C&O Railroad corridor. mix of light The City has been attractive to a diversified industrial/warehouse/wholesaling establishments owing to its strategic location in the Southeastern Michigan area and accessibility by several freeways. Ample industrial land is available in a range of parcel sizes at reasonable cost. The value to the City in terms of tax base and job opportuni12 ties is significant. As stated in the City of Novi Philosophy Statement , 11 ••• we [City] should have a place for dean industries to develop and produce the finest of modern technology ... 11 Goals for such achievement, as previously stated in the Goals and Objectives of the Master Plan Update are: 1. To define 11 industry 11 considering the environmental clean impact of such uses (e.g., the production, use or disposal of hazardous and toxic materials). 2. To review and revise ( if necessary) the Industrial Land Use Plan in Iight of water), existing land infrastructure uses, natural needs, traffic resources impacts, ( including ground relationship to residential land uses, etc. Existing Land Use and Development Trends Based upon findings in the Existing Land Use Survey, there were in 1986 1,900 acres of land zoned for industrial use of which 694 acres or 36. 5 percent were actually so used. More specifically, not counting extractive industrial use, 284 acres of Light Industrial land and 277 acres of General Industrial land 13 exist. These zoned districts are reflective of planned Industrial areas on the Master Plan for Land Use. 12 City of Novi Philosophy Statement, op.cit., 1986. 13 E . . x1sting Lan d Use S urvey, Master Pl an Up d ate, Ph ase 11 , August 1986. - 138 - �Recent industrial development has occurred in these well established industrial districts without intrusion into residential areas. There has also been a substantial amount of office and high tech development, some in association with warehousing and wholesaling activities. It is in these areas, having functional services regarding industrial service roads, utilities and high level of site planning, that it is possible for the City and the industrial owners to have compatible long-term viability. Further, there is an ample labor force supply in the surrounding area as the suburban growth of housing has also expanded. Compared to other Oakland County communities, it may be seen that Novi is one of the top 10 leaders in actual industrial land use, ranking fourth behind Troy, Pontiac and Orion Township. (See Table 41.) In reference to amount of vacant industrially zoned land, Novi ranks first in the County. In number of large size vacant industrially zoned parcels, Novi has nearly twice as many 14 parcels five acres or larger ( 51) than any other community in the County. Total State Equalized Valuation ( SEV) property (1987 rolls) was $79,700,350. City's total SEV of $593,307,905. of industrial real and personal This comprises about 13 percent of the 15 Industrial Parks There are several industrial parks in City of Novi which have or will provide full services. 1. Principal ones are; Novex One Industrial Park, located on Heslip Drive, northerly of Nine Mile Road. This is the City's only Certified Industrial recorded by the State of Michigan's Department of Commerce. Park as All lots are now built or are under commitment. 2. Novi Industrial Park, located along Roethel Drive, on the south side of Nine Mile Road. This new development has all services and includes the City's sanitary sewage holding tank facility. development One research and user already exists in the Park and a second use is planned. 14 Oakland County Planning Division, Vacant Land Zoned Industrial, County Land File, June 1987. 15 City Assessor's records, November 1987. - 139 - �TABLE 41 INDUSTRIAL LAND USE AND ZONING OAKLAND COUNTY COMMUNITIES* Community Existing Industri 11 Land Use (Acres) Vacant Land Zoned Industrial 2 (Acres) Percent of Vacant Industrial Land to Industrially Used Land Troy 1,535 176 . 2 11.5 Pontiac 1,432 87.4 6.1 Orion Township 882 469.7 53.3 Novi 865 1,155.3 3 133.6 Mad i son Heights 739 59.6 8.1 Rochester Hills 721 531.2 73.7 Auburn Hills 655 874.4 133.5 Farmington Hi 11 s 641 123.3 19.2 Wixom 553 847.5 153.3 Commerce Township 521 622.1 119.4 * Compilation by Brandon M. Rogers & Associates, P.C. Statistical variations for City of Novi from the City's 1986 Existing Land Use Study are due to survey techniques. Extractive industrial use included in County Survey. 1. Division of Planning, Department of Community & Economic Development, Oakland County, 1986 Land Use Inventory for Oakland County, June 1987. Communities with substantial industrial mining operations not included. 2. Oakland County Planning Division, Vacant Land Zoned Industrial, County Land File, June 1987. 3 . Reduced to 995 acres by the rezoning on November 9, 1987 of approximately 160 acres of land between Grand River Avenue and I-96, and between Taft and Beck Roads to OS-2 District . - 140 - �3. Catherine Drive (Ten-Novi) Industrial Area, north of Ten Mile Road, easterly of Novi Road. 4. Vincenti This area is now all under development. Industrial Park, extending northerly of Grand River Avenue. easterly of Meadowbrook Road, This Park is totally developed with full services. 5. Lakepointe Corporate Center/Novi Business Park, along both sides of Eleven Mile Road, westerly of Meadowbrook Road . Being developed by Trammell Crow Company, these office-high tech complexes are currently under development and will comprise nearly 500,000 square of space when completed. 6. Novi Industrial/Research/Office Park, a pending light industrial subdivision on north side of Nine Mile Road, easterly of C&O Railroad. . - According to a recent regional survey 16 , there are 270 industrial parks in the Detroit Region, 30 being added in 1987. The top 10 communities and their parks are: Livonia ( 31 ) Warren (8) Troy ( 15) Wixom (8) Sterling Heights ( 10) Westland ( 7) Rochester ( 10) Auburn Hills (6) Farmington Hills ( 9) Novi ( 5) Industrial Potential Since the City has a substantial supply of vacant industrial land, there is good prospect for further industrial development. roads, The availability of paved water and sewer facilities for most such land, accessible markets and permissive zoning are all attractive features for new developers. The amount of quality industrial and associated office and high tech development that will take place and expand in the City of Novi in the future will depend to a large extent on the City's ability to provide access by developers to utility services and sites meeting local development standards and compatibility with adjacent uses. 16 Robinson Reports, "Continued Growth", November 1987. - 141 - �Industrial Land Use Plan Only one major change in areas for Industrial future land use is proposed, that being the property between Grand River Avenue and 1-96, and between Taft and Beck Owing Roads. to high visibility along 1-96, proximity to Westbrooke Place on west side of Beck Road and to the City's Town Center area, and access to 1-96 Freeway at the Beck Road and Novi Road inter- changes, approximately 160 acres of land is proposed for Planned Office Service use. Such area was rezoned on November 9, 1987 by the City Council to 05-2, Planned Office Service District. In order to better interface and coordinate planned industrial areas with residential areas, the City in 1986 amended its Zoning Ordinance to require substantial screening/landscaping and setbacks, reduced building heights, and specific types of industrial uses wherever industrial zoning abuts residentially zoned property. Such protective measures were deemed necessary since indus- trially planned and zoned land abuts over 10 miles of adjacent residential area in the City. The Industrial Land Use Plan (Map 18) recognizes a need for providing suitable sites for light and general industry and has so allocated areas for the most part which have all weather roads, utilities and usable space. Reiterating 17 the 1980 Master Plan's objectives for industrial development , the Plan as proposed is designed to: 1. Reorient the industrial corridors, to a great extent, from a general industrial orientation to a more desirable light industrial orientation. 2. Encourage the development of a quality industrial base in Novi through the provision of planned industrial subdivisions. 3. Develop a system of industrial grade streets designed to promote the efficient flow of industrial related traffic within the designated industrial areas. 4. Call attention to the need to introduce design techniques that will create a proper visual environment in the industrial areas. 17 Master Plan for Land Use, City of Novi, Michigan, - 142 - October 1980, p.29. �( ) ) ) C O M M E A C E T W P. C I T Y 0 F W A L LE 0 L A I( COMMERCE f T W P• ., ·U C I T T 1 OF 1f nc:;v1 NILE I Y \p;;::.W ' A v <_...:..:::::: • / I ::--,, l I ~I ........ ~fwln•·••11 I1 W'.J f r I !: 'i 19 • . 0 32 31 7 NORTHVILLE ~ LIGHT INDUSTRIAL LANO USE 1111 GENERAL INDUSTRIAL NORTHV ILLE TOWNSHIP TOWNSHIP LAND USE ..... INDUSTRIAL AREAS PLAN CITY OF NOVI MI C HIGAN I NOVEMBER , 1987 BRANDON M. ROGERS & ASSOCIATES , P.C. community planning consultants 18 �APPENDIX A SOUTHEAST MICHIGAN COUNCIL OF GOVERNMENTS POPULATION PROJECTIONS * The growth rates estimated using the logistic model were applied to protect household growth between 1980 and 2005. Community level growth was factored so that the regional total remained consistent with the regional forecast. This method requires accurate information regarding the capacity of a community for future growth, and is based on the assumption that the historic rate of growth is an appropriate basis for future projections. accounts for expected loss of housing The household forecast also units due to fire, abandonment and general depreciation of the capital stock. The distribution of households by five income groups and five life cycles was also projected for each community. At the regional level households were ranked by income and divided into five equal groups, or quintiles. The method used to project households by life cycle and income group takes into consideration the effects of residential mobility, acteristics of the housing stock. aging and char- For each five year progression of the fore- cast, the probability that households will have changed residential location is calculated based on the income quintile and life cycle of the household. and * non-movers Movers are grouped by life cycle and the probability that households SEMCOG, Small Area Forecast, Version 1 84, June 21, 1984. �shift from one life cycle to another is calculated . Mover households are re- assigned to communities based on their income and life cycle and the characteristics of available housing in each community. The model assumes that a house- hold's choice to own or rent housing and the price it is willing to pay for housing are determined by household income and life cycle. As in the case of total households, the projections of life cycle and income are factored to agree with regional forecast totals and the total number of households projected for each community . Population projections are based on the distribution of households by life cycle within each community . For each household life cycle, the average num- ber of persons in each of seven age groups was calculated using data from the 1980 Census. r,- group . These factors were applied to derive the total population by age To this total was added the count of persons resident in institutions or group quarters. It was assumed that the count of such persons would remain at 1980 levels throughout the forecast period. A consequence of this method is that the rate of change in the household size of communities will vary across the region. Stable communities with an aging population and relatively low proportions of households with children are projected to experience turnover in their housing stock in which smaller, childless households are replaced by larger households with children. Since these communities had below average ratios of persons per household in 1980, this trend means that the decline in that ratio will be comparatively small by 2005 . Communities that have been settled largely during the last decade and that have high proportions of households with children are projected to experience the greatest decline in household size. Within twenty years, children �presently living in these communities will have grown up and left their parents• homes to form their own households, leaving behind smaller households occupied by their parents. Household Life Cycles - A means of grouping households according to the stage of life of the head of the household. SEMCOG defines five groups based on whether there are minor children present in the household, the age of the youngest child where minor children are present, and the age of the head of the household where there are no minor children. Life Cycle 1 - Households with no minor children in which the head of the household is less than 35 years old. r- Life Cycle 2 - Households with no minor children in which the head of the household is between 35 and 65 years old. Life Cycle 3 - Households with no minor children in which the head of the household is 65 years or older. Life Cycle 4 - Households with minor children in which the youngest child is less than six years old. Life Cycle 5 - Households with minor children in which the youngest child is six years old or older. Household Income Quintiles - A means of grouping households according to their relative position in the regional income distribution. Quintiles are formed �by ranking households by income and dividing them into five equal groups. Quintile 1 income. Households where income falls below the twentieth percentile of In 1979 this group had incomes less than $8,648. Quintile 2 - Households whose income falls between the twentieth and fortieth percentile of income. In 1979, this group had incomes between $8,648 and $17,238. Quintile 3 - Households whose income falls between the fortieth and sixtieth percentile of income. In 1979, this group had incomes between $17,239 and $25,290. Quintile 4 - Households whose income falls between the sixtieth and eightieth percentile of income. In 1979, this group had incomes between $25,291 and $35,741. Quintile 5 - Households whose income exceeds the eightieth percentile of income. In 1979, this group had incomes in excess of $35,741. Median Income Quintile - This is an index that relates the income distribution within a community or other geographic area to that of the region. score of this index for the region as a whole is 2. 5. The Communities with scores greater than 2. 5 have an income distribution that is skewed toward the higher income ranges found within the region. Those where the score is below 2. 5 tend to have an income distribution with higher concentrations of households in the lower income quintiles. �APPENDIX B NOVI COMMUNITY SCHOOLS FACILITIES TASK FORCE PROJECTED ENROLLMENT BASED ON ANTICIPATED CONSTRUCTION 213 Single Family @ . 78 per residence = 166 students 652 Apartments @ .1918 per unit = 291 students Single Family Distribution of 166 Students Students K-4 48.6% 5-6 14.3% 81 24 7-8 ~9% 20 9-12 25.1% 41 (166) Apartments - Distribution of 125 Students K-4 38.3% Students TOTAL r· 5-6 14. 1% 7-8 12.4% 9-12 35.2% 48 18 16 43 (125) 129 42 36 84 ( 291) Students 1987-88 1988-89 1989-90 K - 4 (+129) 1411 (+129) 1540 (+129) 1669 5 - 6 (+42) 497 (+42) 539 (+42) 581 7 - 8 (+36) 515 (+36) 551 (+36) 587 9 - 12 (+84) 1256 (+84) 1342 (+84) 1428 Spec. Ed. Grand Totals lnc./Dec. 84 3763 291 84 4056 291 84 4349 291 ,--. �APPENDIX B (Continued) NOVI COMMUNITY SCHOOLS FACILITIES TASK FORCE STUDENT POPULATION STUDY ( 5 and 3 Year Projection ) Grades 1988-89 5 Year 3 Year 1987-88 3 Year 5 Year 1989-90 3 Year 5 Year Kindergarten 297 297 315 315 334 334 1st Grade 297 302 315 321 334 340 2nd Grade 275 280 306 317 324 337 3rd Grade 259 264 275 286 306 323 4th Grade Subtotal 243 1371 250 1393 267 1478 280 1519 283 1581 303 1637 5th Grade 252 252 255 263 280 294 6th Grade Subtotal 241 493 244 496 262 517 265 528 265 545 276 570 7th Grade 227 232 246 254 267 276 8th Grade Subtotal 252 479 252 484 236 482 241 495 256 523 264 540 9th Grade 249 256 265 272 248 260 10th Grade 266 268 251 261 268 277 11th Grade 297 291 274 271 259 264 12th Grade Subtotal Special Ed. 338 1150 338 1153 297 1101 279 1054 276 1077 89 89 303 1093 94 94 100 100 GRAND TOTAL 3582 3615 3664 3737 3803 3924 110 143 82 122 139 187 Inc. /Dec. I �APPENDIX 8 (Continued) NOVI COMMUNITY SCHOOLS FACILITIES TASK FORCE STUDENT POPULATION STUDY (Straight Line & Survival Method) 1987-88 Grades SL 1988-89 SUR SL 1989-90 SUR SL SUR Kindergarten 280 297 280 315 280 333 1st Grade 280 283 280 300 280 318 2nd Grade 267 267 280 275 280 283 3rd Grade 259 236 267 236 280 236 4th Grade 236 247 259 255 267 262 1322 1330 1366 1366 1381 1432 5th Grade 240 244 236 256 259 269 6th Grade 232 232 240 241 236 251 Subtotal 472 476 476 497 495 520 7th Grade 223 247 232 252 240 257 8th Grade 242 246 223 256 232 267 Subtotal 465 493 455 508 472 524 9th Grade 237 276 242 290 223 304 10th Grade 263 291 237 294 242 297 11th Grade 288 341 263 351 237 362 12th Grade 331 288 302 263 308 1119 296 1204 1030 1237 965 1271 84 89 84 94 84 100 3462 3592 3411 3717 3403 3484 -10 +120 -51 +125 -8 +131 Subtotal Subtotal Special Ed. GRAND TOTAL lnc./Dec. �APPENDIX C Commercial Local Business ( 124). -- Business land Also referred to as Convenience Shopping, Local areas consist of relatively compact groups of stores and/or services which satisfy the day-to-day shopping included drug, in this category are food, needs personal of residents. services, and Uses other convenience-type establishments. Community Business ( 122). -- Community Business areas, also referred to as Comparison Shopping, are those containing a single structure or group of structures having a large amount of floor space and a variety of commercial and service establishments which offer major products or services less frequently needed but which a customer usually comparison shops before buying. these areas are referred to as community or regional shopping centers. Often, Com- mercial uses included in this category are general merchandise, apparel and • accessories, furniture and appliances and other comparison-type commercial establishments. General Business ( 123). -- Uses included in the General Business cate- gory are lumber, building materials, hardware, eating and drinking establishments, automotive dealers, and gasoline service stations. These uses do not require location in a shopping center, rather they benefit by a location on a major thoroughfare permitting good access. Office ( 1212). -- Office uses are uses which include business, financial, personal, professional and repair service establishments . �APPENDIX D JUNE 1987 - Local Business (Section) Business Name Type of Business Address Section Telephone ARBOR DRUGS, INC. DISCOUNT VIDEO GIFTS ALA CARDE LEONG ON PJ'S DONUTS & CONES ROMANO'S PIZZERIA THREE-WAY CLEANERS BOURJAILY, RANDAL/GNRL. DENISTRY BRITE & WHITE CASTLE WINE SHOPPE COLUMBIA CONEY ISLAND GREAT LAKE VIDEO #2 HAIR CROSSING, THE MISTER NATURAL'S PIZZA DESERT ROSE CAFE MANUFACTURERS BANK AAA SALES OFFICE ALAN JAMES SALON BLUE RIBBON SCREEN PRINTING INACOMPT COMPUTER CENTER JACKSON/LANDSCAPING, FLOWERS BY KWIK PRINT PLUS MAISANO, T.C. & (Towne Club) MCREA ELECTRIC COMPANY MELDISCO K-M NOVI HAIR AFFAIR A & P GROCERY ACO INC. DEPOT IV CONVENIENCE STORE DOINIDIS CHIROPRACTIC DOMINO'S PIZZA ELAINE'S SCHOOL OF DANCE F/STOP, INC. FOTOMAT CORPORATION DT53 HAIRMERICA HOOK'S JEWELRY INC. IN STOCK WALLPAPER, INC. JON'DI CERAMIC & GIFT SHOP LA FLEUR FLORIST MANUFACTURERS BANK MARIA'S ITALIAN BAKERY MASON REALTY, CAROL MATERNITY FACTORY OUTLET MCNISH'S INC. MEADOWBROOK VETERINARY MINNS, STEPHEN, DDS, PC NOVI FLOOR COVERING NOVI HEALTH CENTER NOVI VIDEO HOUSE, INC. local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local 45065 45057 45037 45017 45033 45049 45053 30900 30910 30970 30990 30960 30930 30959 41935 26222 26133 26115 44311 43737 26111 26103 26139 21765 43825 43535 41840 41000 26127 41616 41728 41668 43220 41600 41698 41690 41800 41736 41714 42701 41652 41766 51660 43343 41646 41790 41744 41630 41774 03 03 03 03 03 03 03 04 04 04 04 04 04 04 14 14 15 15 15 15 15 15 15 15 15 22 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 624-4110 363-8005 669-9494 624-7769 624-4477 624-4700 669-4344 669-4030 669-4226 624-6400 669-2424 624-4242 624-0422 624-9300 348-2288 348-6300 348-5600 348-3360 348-7755 348-8041 348-2880 348-2240 348-1647 349-4424 348-3660 349-0730 349-9670 340-4255 348-2155 348-7580 349-9101 349-2728 348-9355 348-2510 348-2830 348-1040 348-2171 348-0840 349-1980 349-6911 348-0543 344-1800 349-9494 348-1820 349-7447 348-9555 348-2622 349-3740 348-9191 business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business Pontiac Trial Pontiac Trail Pontiac Trail Pontiac Trail Pontiac Trail Pontiac Trail Pontiac Trail Beck Road Beck Road Beck Road Beck Road Beck Road Beck Road Beck Road Twelve Mile Road Novi Road Novi Road Novi Road Grand River West Oaks Drive Novi Road Novi Road Novi Road Rathlone West Oaks Drive Grand River, P.O. 353 West Ten Mile Road Ten Mile Road Novi Road West Ten Mile Road Ten Mile Road Ten Mile Road Grand River Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road Grand River Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road Ten Mile Road �Pg. 2 - Local Business (Section) Business Name Type Of Business Address NOVI VISION CLINIC PERRY DRUG STORES, INC. RADIO SHACK #6369 RANDON HOUSE INTERIORS SELECTED SERVICE PRODUCTS SILVERMAN'S RESTAURANT TOTAL FOOT CARE/NORMAN BRANT WEISMAN CLEANERS A&M BULK FOODS OF NOVI CAGLE'S MARKET DAVID'S FAMILY HAIR CARE DISCOUNT VIDEO NOVI FOX VIDEO PRECIOUS TIMES PRICE POINT JEWELRY S & W ENTERPRISES WESLEY BERRY NOVI WILLOWBROOK PARTY STORE DUNKIN DONUTS GOLDEN OAKS CONVENIENCE GWENDOLYN'S LTD. LEON'S FAMILY DINING MAJESTIK AH WOK RESTAURANT ANDY'S MEAT HUT BE'LYNN COIFFURES & FASHIONS BUDGETING SYSTEMS CHILDREN'S ARK, INC. COMMUNITY EMERGENCY MEDICAL SERV. JACK'S MEAT MARKET JERRY'S BARBER SHOP KENTUCKY FRIED CHICKEN LITTLE CEASAR PIZZA MORNING DOUGHNUT DEPOT NOVI MEDICAL CENTER, P.C. ONE HOUR MARTINIZING QUICK PRINT CONCEPTS SEVEN ELEVEN STORE SUZZETTE HAIR STYLIST VINTAGE WINE SHOPPE INFORMEDIA MARKETING local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local local 41758 41820 41750 41706 41728 41600 41782 41630 39863 39755 40799 41370 39787 41001 39853 39843 40799 39799 41360 39415 24185 24195 39455 22619 41563 24150 24150 41539 41671 22755 41527 41539 41491 41467 24150 41431 41479 41503 24111 41515 41455 21310 business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business West Ten Mile Road West Ten Mile Road Ten Mile Road West Ten Mile Road Ten Mile Road West Ten Mile Road West Ten Mile Road Ten Mile Road Grand River Grand River Grand River West Ten Mile Road Grand River Grand River Grand River Grand River Grand River Grand River West Ten Mile Road West Ten Mile Road Haggerty Road Haggerty Road Ten Mile Road Heatherwood West Ten Mile Road Novi Road Novi Road West Ten Mile Road Ten Mile Road Heslip Drive West Ten Mile Road West Ten Mile Road West Ten Mile Road West Ten Mile Road Novi Road West Ten Mile Road West Ten Mile Road West Ten Mile Road Meadowbrook Road West Ten Mile Road West Ten Mile Road East Glen Haven Section 23 23 23 23 23 23 23 23 24 24 24 24 24 24 24 24 24 24 24 25 25 25 25 25 26 26 26 26 26 26 26 26 26 26 26 26 26 26 26 26 26 35 Telephone 349-0990 349-6150 348-9466 348-6061 348-6737 349-2885 349-9050 348-8222 422-2130 348-2517 471-4794 477-6041 476-4888 477-9900 476-2990 471-9110 471-3577 474-8745 477-3978 476-5690 478-0444 478-9742 348-7873 349-9260 349-0424 348-1320 349-5770 349-2691 471-4747 349-8490 349-7171 349-0810 349-6650 349-8090 349-5011 349-6630 348-2580 349-0711 349-8770 348-3155 348-2444 �JUNE 1987 - Community Business (Section) Business Name Type of Business Section Address Telephone ------------=======================================-==---=-=----------------------------------------------- - ALVIN'S, INC. AMERICAN EAGLE OUTFITTERS AMERICAN GIRL UNIFORMS ANTON'S, INC. ARBY'S ROAST BEEF ART WORKS AUGUST MAX B.C. CLOTHING BAKERS SHOE STORE BARI, JOAN BASS, G.H. BAUER, EDDIE BAUM INC., KAY BENELTON BONNIE & CLYDE BROOKS FASHION STORES INC. BRYANT, INC . , LANE BURTS SHOE STORE BUTLER'S SHOE STORE CAPEZIO SHOES CASUAL CORNER CHAMIS CHANDLERS SHOE STORES CHEERS, A.J. CHILDREN'S PLACE, INC., THE CHOCLOLATES by HENRY K CHURCHILL'S LTD. CIRCUS WORLD TOY STORES COFFEE BEANERY COMMAND PERFORMANCE COOKIE BIN COOKIE FACTORY COREY'S JEWEL BOX COUNTY SEAT DALTON BOOKSELLER, B. DECOR CORPORATION DETROIT OPTOMETRIC CENTER DOCKTOR PET CENTERS, INC. DUNNS CITY CAMERA EDWARDS, T. ELIAS BROTHERS RESTAURANT ELLIOTT TRAVEL SERVICE EVOLA MUSIC CENTER/LOWERY FANNY FARMER CANDY FASHION CONSPIRACY FINGER'S OF THE MALL FIREPLACE PLUS FOOT LOCKER FREDRICK'S community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community community corrmunity corrmunity community community community corrmunity community community corrmunity community community corrmunity business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business 27490 27336 27376 27332 27500 27442 27702 27314 27216 27408 27500 27520 27414 27404 27314 27400 27690 27308 27476 27252 27244 27430 27402 27500 27228 27268 27254 27212 27220 27532 27726 27530 27224 27328 27350 27500 27472 27378 27528 27500 27530 27542 27362 27222 27210 27234 27456 27694 27232 Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 349-8000 349-0241 340-9760 349-0970 349-5270 349-6970 348-7140 348-5040 348-2551 348-2268 348-5100 340-4411 348-4412 349-0082 348-1070 348-1175 349-4208 349-7170 348-9557 348-5030 348-1130 348-8211 348-7320 349-2500 348-9230 348-1750 349-8051 348-1055 348-4114 349-5558 348-2227 348-6440 348-2707 349-6970 348-2900 349-9765 349-3128 348-9390 348-3308 348-4232 349-0151 349-3834 349-0994 349-8886 349-4141 348-8707 �Pg. 2 - Community Business (Section) Type Of Business Business Name • • ,. GALA HALLMARK GANTOS GAP, THE GENERAL NUTRITION CENTER GODIVA CHOCOLATIER GOLDSMITH, LTD. GREYSTONE LTD. HAIRCUT HOUSE HARDY SHOE STORE HEIDI I S OF NOVI HERMAN'S WORLD OF SPORTING GOODS HICKORY FARMS OF OHIO HOFFRITZ FOR CUTLERY, INC. HOMEMAKER SHOPS HUDSON COMPANY, J.L. HUSH PUPPIE SHOES I NATURAL COSMETICS JEAN NICOLE JEAN WEST JOHNSTON & MURPHY SHOES JONATHON B PUB JOYCE SELBY SHOES JUST PANTS KAY BEE TOY & HOBBY WORLD KERBY'S KNEY ISLAND INN KINNEY SHOES LA-Z-BOY SHOWCASE SHOPPE LADY FOOTLOCKER LAURA ASHLEY LECHTERS MICHIGAN INC. LERNER SHOPS LEROYS KEEPSAKE JEWELERS LIFETOUCH PORTRAIT STUDIOS LIMITED EXPRESS LIMITED STORES INC. , THE LORD & TAYLOR MACAULEY I S INC. MARIANNE MASONS LTD. MCAN SHOES, THOM MCBRYDE'S MERRY-GO-ROUND MEYER JEWELERY COMPANY MICHEL'S BAGUETTE II, INC. MORROW'S NUT HOUSE MOTHERCARE STORES, INC. MOTHERHOOD MATERNITY SHOPS MOVIES AT TWELVE OAKS MR. TILE OF NOVI, INC. MUSICLAND NATIONAL HEALTH & NUTRITION community community community community community community community community community community community community community community community community community community community community community community corrmunity community community community community community community community community community community community community community community community community community community community community community community community corrmunity community community community corrmunity business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business Section Address 27370 27272 27482 27454 27342 27492 27500 27196 27192 27680 27390 27226 27318 27200 27550 27398 27256 27358 27452 27344 27302 27728 27426 27420 27198 27276 27754 27500 27498 27500 27474 27428 27150 27330 27262 27650 27524 27312 27494 27464 27496 27662 27206 27500 27444 27322 27458 27300 27756 27484 27692 Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 Telephone 349-2091 349-9290 349-3544 349-9549 348-1000 348-7370 349-0130 349-7333 348-7610 349-8040 348-1886 340-9644 348-9495 348-3232 348-2340 349-2662 349-5655 349-9750 349-8270 349-3950 349-3271 348-1480 348-1520 349-3363 348-3313 349-3700 349-2884 349-0117 348-8960 348-3190 349-9933 349-5307 348-3400 348-2200 348-2650 348-2219 348-9912 348-6610 348-9918 349-8010 348-3947 348-1620 349-7845 348-1373 349-2231 348-8850 348-2132 348-0233 �Pg. 3 - Community Business (Section) Type Business Name Of Business · ·- ·a NATIONAL UNIFORM SHOPS NATURALIZER SHOES NATURE NOOK NAWROT PENDLETON SHOP NEWTON FURNITURE NINE-WEST NOAH'S ARK NORMAN COSMETICS, MERLE OAK TREE OLGA'S KITCHEN ORVA HOSIERY OUTRIGGER PAPPAGALLO, SHOP FOR PARKLANE HOSIERY COMPANY PAUL HARRIS STORES, INC. PENNEY COMPANY, J.C. PEWTER PLUB PRECISION WATFCH & RINGSMITH PROFESSIONAL DENTAL CENTERS QUICK PHOTO LAB RADIO SHACK #6374 RAIMI'S CURTAINS CONTRACT RECORDLAND RED CROSS SHOES REDWOOD & ROSS FOR WOMEN RICHMAN BROTHERS COMPANY, THE RIGGINS, J. ROBINSON JEWELERS, J.B. ROYAL WINDSOR LTD. SACS, DONNA SALTBOX INC. , THE SCANDINAVIAN DESIGN, INC. SEARS GATE CITY OPITCAL SEARS KEY CONCESSION SEARS TOBACCO CORPORATION SEARS, ROEBUCK & COMPANY SHOWCASE OF FINE FABRICS SIBLEY'S SHOES SILVERMAN'S SIZE 5-7-9 SHOPS STRIDE RITE BOOTERY SUNNYDAZE HALLMARK SUSIE'S CASUALS TALBOTS TANGLEWOODS TANNER, FLOURANCE THIMBLES SPECIALTY STORES THINGS REMEMBERED THIS END UP TIFFANY BAKERIES TODAY STORES community community community corrmunity corrmunity community community corrmunity corrmunity corrmunity community corrmunity corrmunity corrmunity corrmunity community corrmunity corrmunity corrmunity community community community corrmunity corrmunity community community corrmunity corrmunity corrmunity corrmunity corrmunity corrmunity community community corrmunity community corrmunity corrmunity community corrmunity corrmunity corrmunity corrmunity community community community community corrmunity corrmunity community community business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business Address 27470 27316 27500 27684 27772 27740 27500 27446 27448 24768 27274 27700 27514 27190 27474 27150 27342 27528 27546 27534 27284 27380 27246 27440 27348 27278 27412 27548 27258 27268 27500 27500 27600 27600 27600 27600 27230 27230 27214 27250 27338 27460 27276 27420 27550 27506 27266 27324 27504 27354 27432 Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Novi Section Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road Road 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 Telephone 348-1550 348-2222 348-5990 349-2368 349-4600 348-6646 349-4040 349-2930 348-1733 349-5520 349-0035 348-7370 348-1110 348-3020 348-2270 348-3190 348-7587 349-0780 348-2323 348-4448 348-9680 349-6511 348-1101 349-0966 349-9493 349-2711 349-6455 349-6671 348-7996 349-0822 349-2688 348-3440 348-9200 348-9200 348-9200 348-9200 348-6460 348-9670 349-1960 349-9572 349-5067 349-6080 349-6006 348-7015 348-7060 349-1950 349-5677 348-9624 349-8290 348-9450 �Pg. 4 - Community Business (Section} Business Name TONY'S SHOE REPAIR TUCKERMAN OPTICAL COMPANY TUERKES-BECKERS, INC. UNITED SHIRT DISTRIBUTORS VAN HORN, INC. W. JEWELERS, CHARLES WALDENBOOKS WEBSTER MEN'S WEAR WICKS 'N' STICKS WILD PAIR WILSONS HOUSE OF SUEDE WINKELMAN'S WITTER REYNOLDS, DEAN WOMAN'S WORLD SHOPS WRIGHT KAY JEWELERS YANKEE PEDDLER YOUTH CENTER STORES ART VAN FURNITURE BOOKS CONNECTION, THE CARDS ETCETERA FASHION BUG OF NOVI GELL'S SPORTING GOODS K-MART APPAREL FASHIONS KMART CORPORATION KOSCH'S SANDWICH COMPANY KROGER MOVIELAND OLD BALL PARK, INC. PAYLESS SHOE SOURCE PERRY DRUG STORES, INC. RINEMAN, INC., R.L. SERVICE MERCHANDISE THE OLD MAID SERVICE -1'0TAL ASEROBICS TOY'S R US, INC. UNITED PAINT & DECORATING YOUR HAIR & US FRETTER APPLICANCE MFE OF NOVI LORNAN Type Of Business community community community community community community community community community community community community community community community community community community community community community community community community community cormtunity community community cormtunity community community community cormtunity community community community community community community community business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business Address 27500 27738 27434 27366 27416 27512 27436 27248 27406 27518 27218 27396 27600 27486 27666 27450 27480 27775 43721 43717 43705 43741 43825 43825 43729 43525 26109 26117 43713 43685 44480 43635 26040 26123 43460 43733 43725 27785 24693 41087 Section Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road West Oaks Drive West Oaks Drive West Oaks Drive West Oaks Drive West Oaks Drive West Oaks Drive West Oaks Drive West Oaks Drive Novi Road Novi Road West Oaks Drive West Oaks Drive Grand River, P.O. 793 West Oaks Drive Lenny's Road Novi Road West Oaks Drive West Oaks Drive West Oaks Drive Novi Road Applecrest Drive McMalion 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 14 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 18 23 25 Telephone 348-3300 348-1460 349-3560 348-2980 349-2901 349-3881 349-8999 349-3540 348-1143 349-4444 349-9113 348-5151 348-9477 348-0080 349-8090 349-8766 348-8922 348-2665 348-2430 348-1430 348-3540 348-3660 348-3660 348-8232 348-2320 349-3080 624-0030 349-6868 348-2290 349-3933 348-0972 349-5471 349-6023 349-2921 348-3544 348-4444 349-8424 478-7962 �JUNE 1987 - General Business (Section) Business Name Type of Business Address Section Telephone ================------------------------------------------------------------------------------------------- • • FRIGATE'S INN SERVICE MASTER OF WATERFORD SNIDER REPAIR SERVICE SUBURBAN MANUFACTURED HOME SALES NOVI OAKS GOLF & SPORTS CENTER A-1 AUTO PARTS & SERVICE LAKEVIEW MARKET NOVI TREE GARDEN HELEN'S HIDEAWAY LOUNGE NOVI VENDING & COIN LAUWERS NEEDLEPOINT, JEAN DAY & NIGHT HEATING & COLLING DENNY'S GERICH BROTHERS LANDSCAPING KIM'S GARDENS MCOONALD'S HAMBURGERS NOVI STANDARD SERVICE RED LOBSTER RESTAURANT SHERMAN SHOES INC. SOFT SHINE AUTO WASH A & A NOVI TV REPAIR A & W ROOT BEER AMERICAN TEMPERATURE SERVICE, INC. AQUA DUCT CAR WASH BATES HAMBURGERS BURGER KING COUNTRY BUILDING SUPPLY INC. GARDINER, INC. HARDEE'S KNIGHTS AUTO SUPPLY INC. NOVI AUTO SALES NOVI BIG BOY NOVI MUFFLER NOVI RUSTIC SALES PIZZA HUT PIZZA PLACE OF NOVI, THE PRESTIGE GEMS SHERATON OAKS SUBURBAN RENT-IT COMPANY THOMPSON GLASS COMPANY WONDERLAND APPLIANCE PARTS/SERV ADRIAN SOD F/W LEASING COMPANY FAIR LANE MOTEL FOOTE GRAVELY TRACTOR MPK CONSTRUCTION ROSEWOOD RESTAURANT WARDS SUPER SERVICE WILKINS PARTS & EQUIPMENT general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business 1103 1317 29705 29522 46844 21 2206 46000 43393 215 40500 27629 27750 41800 26150 42665 43382 27760 27410 26100 43043 27466 43250 42800 43410 27200 43755 45283 26245 43500 26179 26401 43421 44911 43455 27194 44855 27000 44475 43726 44055 27400 46103 45700 46401 46700 46077 47277 45900 East Lake Drive East Lake Drive Charlemagne LeGrand West Twelve Mile Road DeGross Novi Road Twelve 1/2 Mile Road West Thirteen Mile Road Wainwright Twelve Mile Road Haggerty Road Novi Road West Eleven Mile Road Novi Road Twelve Mile Road Grand River Novi Road Novi Road Novi Road Grand River Novi Road Grand River Grand River Grand River Novi Road Grand River Grand River Novi Road Grand River Novi Road Novi Road Twelve Mile Road Grand River West Oaks Drive Novi Road Grand River Sheraton Drive Grand River Grand River Grand River Beck Road Grand River Grand River Grand River Grand River Grand River Grand River Grand River 02 02 02 02 09 10 10 10 11 11 12 13 14 14 14 14 14 14 14 14 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 16 16 16 16 16 16 16 16 624-9607 624-2308 624-6811 624-7770 348-0258 624-9622 624-7684 669-3755 624-8475 624-3742 348-6870 474-2226 348-3370 348-4195 348-0700 348-0255 349-9155 349-8470 349-7676 348-2790 349-0140 349-1414 348-5133 349-2195 349-9074 349-3344 349-7310 348-3393 349-4460 348-1250 349-7955 349-4248 348-3140 349-0043 349-3848 349-3222 348-5000 348-1530 349-9393 422-8472 349-8950 348-7666 349-6410 348-3444 349-7257 349-1337 349-9771 349-3141 �Pg. 2 - General Business (Section) Type Business Name Of Business SIGN WRITER TOUCH OF CLAY CERAMICS V.I.P. TIRE & AUTOMOTIVE COMPANY WESTSIDE FORESTRY SERVICES DINSER'S GREENHOUSES JARSHAY KENNELS riARLING MANUFACTURED HOMES FARM, THE JOY AUTO PAINT SUPPLIES LAVOTE REMODELING MOBIL OIL CORPORATION NOVI RADIO EXCHANGE REDI LIGHTING COMPANY SENTRY SUPPLY AKRON TIRE COMPANY, INC. ANDY'S COUNTRY BOY MARKET COUNTRY EPICURE COURGAR CUTTING PRODUCTS DAN'S AUTO REPAIR INC. FELDMAN CHEVROLET INC. , MARTY JONNA'S FINE WINE KMH EQUIPMENT COMPANY MAES CERAMICS, D. MARCUS GLASS COMPANY MESSINA'S PIZZERIA MICHIGAN MOBILE GLASS MICHIGAN SOFTWARE DISTRIBUTORS MIDWEST TURF & SUPPLY MOVIE MAGIC MURRAYS SERVICE CENTER NOVI AUTO PARTS NOVI INN NOVI PARTY STORE OFFICE RENTAL RADIO SERVICES, INC. RIVIERA IMPORTS SPEEDWAY STATE WIDE DRIVER TRAINING SUNSHINE, AL TIMBERLAND LUMBER COMPANY TWELVE OAKS TIRE COMPANY U.S. BERKEL SALES & SERVICE WAGGONER PRINTING COMPANY WOOD PLUMBING & HEATING, DAN CALICO AUTO SALES, INC. CONE ZONE HALLMARK PRINTING COMPANY MEADOWBROOK ART CENTER NOVI TRENCHING COMPANY PIPE SUPPLY COMPANY PRIMO'S PIZZA general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general general business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business business Address 48295 47375 48705 48600 24501 49700 25855 24555 25901 24542 43407 40001 43443 43539 43111 42409 42050 25100 43151 42355 43035 25460 43141 25914 43381 41695 43345 41787 24801 41843 43131 43317 43025 43489 43341 42970 24200 24573 42495 42780 42990 42350 43039 41711 40705 41390 40001 41200 25250 25284 24330 Nine Mile Road Grand River Grand River Eleven Mile Road Wixom Road Ten Mile Road Novi Road Novi Road Novi Road Glenda Grand River Grand River Grand River Grand River Grand River Grand River Grand River Novi Road Grand River Grand River Grand River Novi Road Grand River Novi Road, P.O. 286 Grand River Grand River Grand River Grand River Apple Crest Grand River Grand River Grand River Grand River Grand River Grand River Grand River Novi Road Queens Pointe Park Ridge West Ten Mile Road Grand River Grand River Grand River Grand River Grand River West Ten Mile Road Grand River Ten Mile Road Seeley Road Seeley road Meadowbrook Section 17 17 17 17 20 20 22 22 22 22 22 22 22 22 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 24 24 24 24 24 24 24 Telephone 349-2120 348-6585 348-5858 349-4686 349-1320 349-2023 349-1047 349-7038 349-7710 349-2241 348-0744 471-1470 349-9122 348-2000 348-2386 349-7770 348-8864 348-1280 348-7000 349-5227 349-0700 348-8510 349-7540 348-3474 476-1633 348-4477 348-4228 248-4330 348-4420 349-2800 349-1430 349-7737 349-6190 349-3890 349-8877 348-0660 349-2272 348-9090 349-2300 348-9699 348-7850 349-8040 348-4242 464-4398 349-8592 474-9362 477-6620 474-1200 471-0410 478-5500 �Pg. 3 - General Business (Section) • • • Business Name RED TIMBERS INN ALPERT -ARTWORK, PAULA GAIL BASIC BITS & BYTES CAMP -R- RENTALS THRECO RESOURCE COMPANY UNITED STATES COFFEE CORPORATION WATER LILY STUDIO ERWIN FARMS GOLDEN TEE MAGIC HAT CHIMNEY SWEEP PRESIDENT TUXEDO RENTAL STAR WINDOW CLEANING WARD & ASSOCIATES STANKEVICH GRADING & COMPANY TOTAL PETROLEUM, INC. DIANE-S FAMILY DINING GUERNSEY FARMS DAIRY NOVI AUTO WASH NOVI BOWL NOVI MOTIVE INC. DALLAS CUSTOM UPHOLSTERING EIGHT & HAGGERTY BIG BOY CORP. JAYA ARTS & CRAFTS EMPORIUM MCDONALD'S HAMBURGERS NOVI HILTON SERTRON Type Of Business general general general general general general general general general general general general general general general general general general general general general general general general general general business business business business business business business business business business business business business business business business business business business business business business business business business business Address Section Telephone 40380 Grand River 24 478-7154 41050 22667 41152 41142 22567 41050 24150 24150 24036 22732 41551 23627 24101 24141 21420 21300 21510 21700 21530 41380 20800 22073 21050 21111 22110 25 25 25 25 25 25 26 26 26 26 26 26 27 27 35 35 35 35 35 36 36 36 36 36 36 474-8715 349-0522 478-0498 348-8645 348-4344 474-8715 349-2034 348-6222 348-7857 348-0220 349-0224 478-1819 348-8894 348-1166 348-3344 349-1466 349-4420 348-9120 349-0290 349-8811 348-2391 348-0760 349-0060 349-4000 348-1024 McMahon Circle Chestnut Tree Hollydale Village Lake Heatherwood McMahon Circle Novi Road Novi Road, Ste. B Chipmunk Trail Novi Road Woodland Creek Stonehenge Novi, Ste. 204 P293 Novi Road Novi Road Novi Road Novi Road Novi Road Novi Road West Eight Mile Road Haggerty Road Clover Lane Haggerty Road Haggerty Road Edgewater �D~C. 1986 - Office (Section) • Business Name Type of Business MICHIGAN NATIONAL BANK WEST OAK offico office office oftice office office office office office office office office office office office oftice office office office office office l3EC0Rlt't BANK OF NOVI REAL'r'! CENTER INC. ADVANCED DENTAL CONCEPTS ctffl:RICA BANK METRO WEST MICHIGAN NATIONAL BANK WEST OAK JENNINGS-FLORA ASSOCIATES K & R CONSTROCTION INC. MCNIEL SERVICES MICHIGAN NATIONAL BANK WEST OAK NOVI REAL ESTATE PELLE PELLE, INC. STANDARD FEDERAL BANK TRACI CONS'l'ROC'l'ION COMPANY BEACH ENGINEERING, INC. BURGESS, INC., GARRE'l"l' CHAPIN-BROAD & OPTON INC. CTI & ASSOCIATES ·• NOVI CCJt!PO'l'ER SERVICES, INC. ST. CLAIRE ADVERTSING, INC. WRE INVES'l'MEN'l' COMPANY SECtllUff BANK OF NOVI KONCZAL, ARONOLD s., O.D.S. S'l'AMAN INSORANC!, FRAZER W. AVERILL TAX SERVICE BENNETT'S TRAVEL AGENCY CEN'l"ORY 21 CORE/TIME, INC. CRAIN CHIROPRACTIC CLINIC FAI'l'H SECRE'1'ARIAL SERVICE FAMILYHOEU<S COONSELING FIRST FEDERAL OF MICHIGAN HEADLINER REAL ES'l'ATZ NATIONAL BANK OF DE'l'ROI'l' NOVI ACCOUNTING & TAX SERVICE NOVI APPRAISAL SERVICE NOVI VETERINARY CLINIC R.H,A. INC. RDT'l'LE PLASTIC SALES, J, STILES, DR. ROBERT J. BORIH, GARRY I. CHAMBERS, NANCY J. , CPA FARM BUREAU INSORAHCE __ -. GABRIEL INSDRANCE, MICHAEL T. GLYNN TRAVEL MILES GENERAL INSURANCE, CHET NOVI SECRE'l'ARIAL SERVI~ RYMAL SYMES COMPANY STATE FARM INSURANCE office office office office . _office office office office office office office office office office office office office office office office office office office office office office office Address Section Telephone 45075 Pontiac Trail 03 30880 Beck Road 04 2450 Novi Road 42422 West 'l'Welve Mil• Road 10 11 14 14 27768 Novi Road 27800 45l25 43450 43601 27505 26950 44317 43600 45285 46087 46901 46410 Hovi Road Grand River Grand River Grand River Hovi Road 'l'att Road Grancl River 0elcs Drive w..t Grand River Grand River Grand River PO 966 Grand River 46408 Grand River 46750 Eleven Mila Road 46103 Grand River 46103 Grand River 45500 Tan Mila Road 43489 Grand River 25939 Novi Road 25974 Novi Road 43379 8rancl River 43160 Grand River PO 229 43135 Grand River 43089 Grand River 42464 Park Rid;. 25972 Novi Road, Ste. 205 41400 West Ten Mlle Road .25974 Hovi Road 43100 Grand River 43039 Grand River 43039 Grand River 43377 Grand River 43035 Gnmc:l River 42388 Parle Ridge 43269 Grand River 24520 Meadowbrook 41390 Ten Mile Road 40799 Grand River 24300 Meadwobrook, P.O. 634 24340 Meadowbrook 41390 West Ten Mile Road 41390 Ten Mile Road 41160 Ten Hile Road 43341 Grand River 669-1900 669-3220 624-8500 340-8008 348-7940 348-3322 is 349-abo 15 348-8274 349-l.551 348•3097 348-2525 348•8818 15 lS lS lS 15 15 · 16 16 16 16 16 16 16 21 22 22 23 23 23 3"8-8300 348-8600 340-1144 348-0300 348-5420 349-3744 348-7075 348-7666 348-2585 348-7445 349-2060 349-2188 340-3348 348-334 348-1300 2;3 624-9416 23 23 23 23 23 23 23 23 23 23 23 23 24 24 24 348-8778 348-8568 348-4133 348-9110 348-7880 349-2424 348-1760 348-9423 349-5900 349-5299 349-0150 349-5170 478-8260 477-7117 24 4n•B383 24 24 478-1.31.! 478-JH0 24 471-125:? ~~ 24 348-1150 �-· ·- -·- - --.40 ~ u . . . , ~.«---- -="'-· · ··· • ~g. 2 - Office (Section) • • • Business Name BLOOM, DAVID A., D.D.S. BLOM & SACK, PC CONSOR'l'IOM FOR HOMAN DEVELOPHEN'l' COWLES, DENNIS M., D.O.S., P.C. DERMATOLOGY ASSOCIATES 19J]FMAN, JACK A., O.P.M. OAKLAND PHYSICAL THERAPY & REHAB RADIO TV REPORTS, INC. SECURITY BANK OF NOVI SECURITY BANK OF NOVI SiWI &ASSOCIATES, JAGDISH WAYNE, DONALD M., D.D.S., M.S. FINANCIAL DESIGNS, INC. BILLINGS & ASSOCIATES COOPER SHIFMAN & GABE DeLAMIELLEORE, RICHARD J., A'l'ff DeLAMIELLEtmE, RONALD, AT'J!'t GIFFORD, VANOPHEM, SHERIDAN, PC MAMOLA & ASSOC. ARCHI'l'ECTS, LEE MICHIGAN NATIONAL BANK WES'l' OAK NOR'l'HHES'l' OB-GYN ASSOCIA'l'ES NOVI FAMILY DENTAL BUFFA REAL ES'l'A'l'E COMPANY SECURifi BANK OF NOVI DIGITAL EQUIPMEN'l' CORPORATION HEWLE'l'T-PACKARD COMPANY LINN, JAMES E. NA'l'IONAL BANK OF DE'l'ROI'l' NI INDUSTRIES, me. SALISBURY & CIAMPA Type Of Business office office office office office office office office office office office office of'!ice office office office office office office office office office office office office office office office office office Address 39595 West 'l'en Mile Road 39595 Ten Mile Road 39575 Hut 'l'en Mile Road 39595 Ten Mlle Road 39595 Ten Mlle Road 39595 Hut 'l'an Mile Road 39595 West Ten Mlle Road 24304 Meadowbrook Road 24050 Meadowbrook Road 41325 'l'an Mile Road 23174 Wut LeBoat 39595 Ten Mile Road 42400 1:Uiie Mlle Road 24101 Novi Road 24101 Novi Road PO 352 24101 Novi Road, Ste. 202 24101 Novi Road, Ste. 202 24101 Novi Road, Ste. 204 24101 Novi Road, P.O. 485 24101 Novi Road 24101 Novi Road 24101 Novi Road 47201 Heat Nine Mile Road Sect1 on Telephone 25 25 25 25 25 2S 25 25 25 25 25 25 z r, r, r, %7 XI %7 ,:r %7 -n 28 . 476-0000 476-0035 478-2446 477-7230 477-0400 476-1500 478-6140 478-4146 478-4000 478-4000 476-4331 471-1581 m-mz:i 349-6040 349-80SO 349-2977 349-2977 348-1500 349-3960 349-7200 348-2400 J.MS-3100 349-4344 i?&=imlll 4339S Nine Mlle Road 21333 ffawerty Road !! 36 348-8900 39950 21333 39820 39600 21333 Orchard Hill Place 36 Haggerty Road Wut Eight Mlle Road Orchard Hill Place Haggerty, Ste. 300 36 36 349-9200 348-6820 349-7300 349-6900 348-6820 36 36 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource 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 Novi_Master-Plan_1988 Creator An entity primarily responsible for making the resource Brandon M. Rogers & Associates, P.C. Date A point or period of time associated with an event in the lifecycle of the resource 1988-01-06 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for the City of Novi, Michigan was prepared by Brandon M. Rogers & Associates, P.C. in association with Barton-Aschman Associates, Inc. and was adopted on January 6, 1988. Contributor An entity responsible for making contributions to the resource Barton-Aschman Associates, Inc. (consultant) Subject The topic of the resource Master plan reports Novi (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/0e45b425400b8eb5d1c042ea2059d45c.pdf 70b2c7f4e6af808779a8e6904e12641f PDF Text Text NORTON SHORES MASTER PLAN PROGRAM 29 MASTER PLAN LEO JAKC8SON ., ,._ CCfllSU.TANT IN U!8AN f'LAl',l'...c;, MANACBJENT A1') DESIGN MADISON. ~ �FROM THE LIBRARY OFi Planning & Zoning Center, Inc. CITY COUNCIL Merrill S. Baile y , Ma yo r George Bruinsma Richard Dolack Larry Haig James Lindsey Robert McCartney Adolph Ross Gordon Todd Christel Williams Pl.ANNING COMMISSION Sherman R. Poppen, Chairman Wesley Anderson Howard Bailey Dan Lewis Gary Hasper Roxanne Kinney Beverly Barry Stephen Stream Carol Moore BOARD OF APPEALS Ruth Stevens, Chairman Max Green Robert Keessen Pete Burd Donald Gibbs Reverend Luke Wilson Fredri c Balgooyen CITY ADMINISTRATOR Herbert L. Freye BUILDING ADMINISTRATOR William Bradford PLANNING COMMISSION ATTORNEY Fredric Balgooven CITY ATTORNEY MASTER Michael E. Kobza PLAN May 8, 1981 LEO JAKOBSON AIP SAFA CONSULTANT IN URBAN PLANNING, MANAGEMENT AND DESIGN 1815 SU MMIT AVENUE MAD ISO N . WI 53705 ( 608 ) 233 - 7444 �PART II CRITICAL ISSUES Norton Shores in the National and Regional Setting . . . . . . . . . • . . . • . . . . . 39 Consequences of Regional Demographic and Economic Shifts on Norton Shores 55 The Key Environmental Issues 58 Major Man-Made Problems 63 Jurisdictional Problems and Issues PART III • 69 ATTITUDES AND GOALS The Attitude Surveys 71 Comparative Survey Results. 74 Goals and Objectives: 82 PART IV An Interpretation. THE MASTER PLAN ELEMENTS Introduction . . . . 85 The Basic Elements: Land Use. The Basic Elements: Transportation 94 111 The Management of the Environment 119 Growth Management Issues 134 The Two Area Problems . . 144 PART V THE ENVIRONMENTAL IMPACT Background ..•... 155 Purposes and Methods of Assessment 158 The Assessment Matrices 166 Assessment Comparison and Conclusions 173 �PART VI PLAN IMPLEMENTATION Introduction. 182 Plan Adoption 184 Information Dissemination 187 Supporting Ordinances 190 Priorities for 1980-1986 . 192 Summary of Recommendations 196 APPENDIX .. . . . . . . . . . . . . . . . . . . . . . . . . . . . 198 following page MAPS 1. Settlement Structure, Muskegon Urbanizing Area . 50 2. Environmental Issues . 59 3. Major Man-Made Issues 64 4. Jurisdictional Issues 70 5. Land Use: 1980-1986. 97 6. Land Use: Beyond 1986 97 7. Transportation: 1980-1986 114 8. Transportation: Beyond 1986 11 4 9. Environmental Management . 1 22 10. Public Utility Zones . . . 135 FIGURES page 1. The Plan Formulatton Process . 2. The Master Plan Framework . 86 3. The Plan Design Framework 90 29 �TABLES 1. Social Characteristics of Norton Shores 44 2. Social Profile, General Public and Influentials. 75 3. Reasons for Liking Living in Norton Shores 76 4. General Public's Goal Rankings 78 5. Influentials Goal Rankings 78 6. Comparative Weighted Goals Ranking 79 7. Comparison of Perceptions About Muskegon's Future 80 8. Norton Shores Growth Options 80 9. Job Location--City of Norton Shores Residents .113 10. Impact Assessment Scale 170 11. Plan Element Weights 175 12. Environmental Factor Weights 177 13. Environmental Factors Equalized Assessment Scores 178 14. Plan Element Equalized Assessment Scores. 179 �-i- PREFACE This report brings to fruition an effort which began in 1969 in conjunction with the Muskegon CountyShorelandsmanagement studies. During these twelve years, the plan formulation process involved several phases, the current phase beginning in June of 1978. At all junctures, however, each phase built on the experience and materials of the preceding ones. Though shifts in emphasis and concerns took place, the entire period can be viewed as a single continuous process of moving towards a plan which eventually would reflect the goals and aspirations of the community. In this long effort, several administrations and numerous individuals �... -2- local perspective where these issues become part of a person's immediate environment and daily life. During the plan formulation process, several surveys were conducted. The findings of these are summarized in the section on resident attitudes, followed by a statement of community goals and objectives and the support from residents that these goals received in the various surveys. The next section describes the plan and its four elements: land use, transportation, environmental management, and housing and community services. It is this part of the report which should receive the reader's closest scrutiny. However, it is believed that the introductory part cannot be ignored in forming one's judgement about the plan's proposals, because they are firmly rooted in the opportunities, conditions, expectations, and attitudes of the City and its residents. Equally important is to note that the plan's environmental impact is positive and its implementation easy and cost efficient, as described in the last two sections of the report. In summary, it is believed that the Master Plan accurately reflects the understandings obtained during the process of plan formulation. Though compromises have been made during this process, a plan has been produced which stands up to the highest professional standards and expresses the goals and objectives of the City of Norton Shores. �1 THE MASTER PLAN: PURPOSE AND CHARACTERISTICS �-3- CONCEPTS IN HISTORY Planning for any form of development, including the physical growth of a municipality, involves the choice of a process (either implicitly or explicitly) and of a series of concepts which define the nature and substance of that process. There is no one pianning process, for what is sought and what is understood varies from time to time and from place to place. What can be said, however, is that any planning process used �-4- should have a particular logic, and that the logic of the process affects the nature and substance of the results of planning. Planning, understood in its broadest sense, is an innovation in the mode of political discourse and action. What is recognized today as planning is of relatively recent origin, dating from just before the turn of the century. From the beginning, however, planning has provided a new dimension to the workings of the body politic. What was called "politics" (in the Aristotelian sense) and what was called "government" (in the pragmatic, day-to-day sense) had rarely been considered as having any necessary relation to each other. Consideration of policy and considerations of operations were essentially separate. The particular innovation suggested by planning is that indeed there is a relationship between policy policy implementation. formulation and The contribution which planning offers is to provide a mode of discourse and of operation at that nexus. It is of interest, however, to note that the mode of discourse and operation offered has not remained the same. As suggested above, a number of approaches to planning have been offered, each carrying with it particular processes and concepts which, when taken as a whole, lead to results tending in a given direction, and exclude results which might occur from utilization of processes and concepts tending in an~ of several other directions. this means, simply put, is that any approach has built-in biases. What It is, therefore, particularly important to make clear at the outset the conceptual framework being utilized in any given planning effort. The importance of undertaking such an initial definitional effort can be seen by a brief discussion of major conceptual approaches used by planners in the past. �-5- The first of these approaches, dominant during the earliest phases of professional planning, had as its central concept the notion of the "City Beautiful". Much of this derives from the efforts of Daniel Burnham and his colleagues in their work designing the World's Columbian Exposition in Chicago in 1893. This was the era of "Grand Design", its watchword the words of Burnham: ''Make no small plans." The approach was decidedly normative, and at that from a particular perspective, for the supporters of planning during this era, as well as its practitioners, were from the upper social classes. They conceived of planning as a means through which the city could become decorous. The combination of the orientation to good taste and the disposition to grand design led to an emphasis on building form and shape, on green spaces, and on city structure. example, the park As an systems of most of the large Eastern and Midwestern cities (New York's Central Park, Boston's Metropolitan District Commission Parks, Chicago's Park system, Baltimore's Druid Hill Park) resulted from this approach. A second approach which followed the City Beautiful movement was motivated by the idea of the "City Functional". The endeavor of planners following this concept was to make the city functional by virtue of imposing a logical order on it. This notion was based on a primitive sort of scientism which sought cause-effect relationships between a multiplicity of apparently unrelated phenomena. Where cause-effect could be found (and given a connnitment to find relationships, some startling ones were found) actions which would produce order could be induced. put, was to regularize chaos. ' The endeavor, simply Again, the nature of the "regularization" �-6- was determined by the concepts employed by the planners, in this case the causal concepts of scientism. As expressed, this became the era of "technically" professional planners, whose view was ·"comprehensive" and whose decisions were "value-free." Zoning and the traditional Master Plan notion are the primary products of this approach, each being justified as providing "natural order," permitting the city to be functional. Within this approach, a single "best" was proposed, that "best" being determined by planners whose training and perception presumably had uniquely qualified them to provide the comprehensiveness of vision needed to do both technical studies and make determinations among options. In practice, this approach has stressed the comprehensive planning method, in which several elements are defined, data collected, trend surveys undertaken, and projections of future development provided. There tends to be a heavy emphasis on land use relationships, with very little emphasis on social and institutional relationships. The "plans" upon completion have a finite quality about them, especially in terms of goals, while projections tend simply to be direct extrapolation of existing trends and relationships. The existing is by and large accepted as normative; the attempt is regularization of its expansion. The idea of the "City as Satisficing" was the next major approach used by planners. In this approach, the optimization goal of City Beautiful or City Functional was abandoned as impracticable in favor of a notion of making the city at least satisfactory, at a given moment in time. Planning here is seen as adjunct to city administration, to be called on in moments of crisis. In fact, the history of American planning since World War II �-7- can be characterized as successive waves of "crisis planning": a search for some sort of satisfactory remedies after conditions have reached a critical state which not only is easily perceived but also is being felt in the pocketbooks and in the comforts of large numbers of people. This history is marked, for example, by the "slum clearance crisis" of the late 1940s, the "downtown crisis" of the early 1950s, the "freeway crisis" of the late 1950s, the "regional planning crisis" of the early 1960s, the "crime crisis" of the late 1960s, the "environmental crisis" of the early 1970s, and now the "energy", "suburban", and "tax revolt" crises. The "suburban crisis" is evident by, among other things, the surge of new books dealing with suburbanization, by the Federal and State administrative and legislative interest in a land use and urban growth policy, and by the simple fact that suburban conununities in large numbers are embarking on planning efforts of their own. The perceived state of an emergency legitimizes planning: it suddenly becomes the expected panacea for all problems. But serious limitations tend to render crisis planning difficult, if not unworkable. Often the phenomenon causing the crisis perception is new and therefore not well understood. to plan. Consequently, there is no tested theoretical base from which On the other hand, the social, economic, institutional and physical manifestations of the phenomenon have already taken place; they are real and cannot be easily changed or reversed. In searching for a conceptual basis for their work, "crisis planners" have borrowed from what is being called "decision theory," which deals with how choices are made between two or more options. The essential �-8- insight is that any given choice is prompted primarily by determining what is satisfactory (by some set of minimal standards) rather than what is optimal. Change is seen as incremental, and actions essentially independent of one another. In practice, this has manifestation in what can be called "planning by grant application guidelines". That is, if at any one point in time a Federal, State, or foundation program offers funds to do program X, which program a locality neither has nor has funds for, then it is obviously more satisfactory to "plan" for that program (i.e., submit a grant application) than not to do so. Gazebo" planning. At its extreme, this is "Golden The story, probably apocryphal, is told of the city which heard that money was available for Golden Gazebos. While no one knew what a Golden Gazebo was or did, a grant application was prepared for one. It arrived, and occupied a prominent position amidst the city's deteriorating streets, sewer system, housing, etc., about which nothing was done because the planners were busy preparing a grant application for yet another Golden Gazebo, for which funds were again available. While certainly an extreme case, this does represent the essentials of an approach to the City as Satisficing, where the focus is on the problem at hand, and determining the most satisfactory of options to resolve it. These then are the three major approaches used by planners in the U.S. Each of them--City Beautiful, City Fu~ctional, City as Satisficing--has been the conceptual source for many valuable contributions to societal form and operation, and the foregoing discussion in no way is meant to denigrate these contributions. What has been pointed out, however, is that by the very nature of conceptual definition, certain things are included, others excluded, and that when taken as a whole, a distinct �-9- emphasis emerges. All three are similar in that each accepts as given the existing traditional societal arrangements. City Beautiful rarely if ever even mentions social structure, rather emphasizing conditions of visual and environmental aesthetic improvement. City Functional tends more to order the shape of the city, irrespective of who uses it, though in practice zoning has tended to endow with the legitimacy of the courts the physical manifestations of social class structure. City as Satisficing accepts the existing social structure by default, as the approach sees change occurring only incrementally, and therefore marginally. Each is at root deterministic, or fatalistic, viewing things and events as "caused". City Beautiful proceeds under standards of taste, which are "naturally" determined and, therefore, in principle not susceptible to alteration. City Functional proceeds by technical standards of the one "best" way, which, because they are technical, are not open to review. City as Satisficing, of the three, is most fatalistic, as it proceeds from issue to issue, looking neither back nor forward, simply accepting whatever issues appear at a given moment. �-10- THE CITY AS OPPORTUNITY The approach which is proposed for this plan formulation effort can be characterized as the "City as Opportunity". Here the city is viewed as the arena in which opportunities are provided to reach desired ends, defined by and related to individuals on one hand and institutions and organizations on the other hand. An innnediate distinction between this approach and those discussed in the previous section is that here the �-11- present and future is shaped by a process of deliberate decision rather than being accepted as the inevitable consequence of essentially uncontrollable causation. In the City as Opportunity, planning becomes the innovation in the mode of political activity which facilitates intervention into and provides guidance of the direction of development. illustrated by use of the "XYZ" argument. city. This can be X is what exists now in the Z is what is determined to be ·a desirable goal. Y then becomes the substance, the process and the actions needed to move from X to Z. this context, planning provides Y. within the resources available In It also identifies if Z is attainable and the political will of the community. Thus a Master Plan will show what can be by viewing the what ought _!2. be through the filters of the reality of what is. The extent to which the possibilities of this approach can be realized depends on the specificity of the description of what entails creative intervention into and guidance of development. This definitional endeavor requires viewing the city as a complex system in which each part relates to all others and affects the performance of all others. The need for viewing planning fvom this broad perspective is of particular importance in the context of the "City as Opportunity" because applying the notion of a system to the city means that opportunity cannot be seen from a single-purpose perspective. For example, strategies adopted to achieve single purposes will most probably ignore multiple system relationships and be counterproductive. Thus, traditional interest group interplay, oriented toward single-purpose, marginal adjustments, and frequent piecemeal gains and losses must be replaced by multiple purpose, broader �-12- programs providing major shifts in substance and process. Information is important to defining and realizing opportunity. Infor- mation about the interplay of subsystems ideally is detailed, comprehensive, and simultaneous. The particular role of planning is to provide explicit- ness in system definition, relationship and consequence. Doing so increases the amount of knowledge in and about the overall system, increasing and broadening the potential to generate and implement opportunities. In principle, then, the greater the knowledge of the system and its processes, the greater the likelihood that decisions can be taken, the consequences of which are both intentioned and welcomed. The information most important to an opportunity approach is the determination of which forces initiate change through a system, and which depend on alterations in "initiating forces" to themselves to change. By determining the relative importance of various system variables, a better estimate can be given of what the probable importance of an opportunity is. Pulling a large range of apparently independent decisions into a single systems framework allows for the coordination and correlation of political, social, economic and environmental space and time. Consequences can be plotted, and decisions seen and made simultaneously. The precision of such effort at any particular moment in time is a function of the state of theart and its attendant technical apparatus. A conceptual framework based on the City as Opportunity emphasizes more the interpretation and use of information than its precision. There is no direct correlation between data precision and outcome, though certainly a base- �-13- level standard for data must be acknowledged. entirely new forms of information are required. Nor is it implied that The City as Opportunity does not emerge ex nihilo, but as the consequence of new interpretive needs and powers in a new era. �-14- THE SUBURBAN CONSTRAINT About half of all Americans live today in suburban communitiies like Norton Shores. This distribution developed dramatically during the post-World War II boom growth era when, from 1950 to 1974, the suburbs accommodated 70 percent of our total population increase. In the same period, central cities grew only 14 percent and the rural areas 16 percent. Despite this enormous growth, suburban planning, until very recently, did not �-15- receive much attention from the planning profession, in part because suburban communities themselves did not perceive the need for such services. This contributed to the theoretical void mentioned in the preceding section. As a consequence, under these conditions planning, in order to be effective, must be inventive and opportunity-seeking, and must address itself to specific local issues and resources. However, because of lack of theory and the relative newness of the practice of suburban planning, developing an appropriate planning scheme for a community like Norton Shores must first critically examine the historical dynamics and trends of suburbanization. In this way we can see why, and from where, suburbs evolved, in order to determine what direction planning for their futures should take. The advent of the twentieth century suburbanization was a result of several factors which caused people to want to escape the city, while being lured to the hinterlands. In the early part of the century, the pressure of growth at the cities' centers forced these areas to outwardly expand. These central business districts absorbed adjacent neighborhoods, which tended to be wealthy areas. Their residents, forced to relocate, were lured to the less developed areas on the city's fringe, which provided an escape from the congestion and "evils" of the city. This earliest phase of the process was slow: the wealthy were the only ones who could afford the transportation costs associated with suburban living; consequently the fringe served as their exclusive domain. �-16- Technological advances such as the connnuter railroad and the automobile accelerated this outward migration. This marked the emergence of the "modern" suburb--a residential subcommunity dependent upon the economic and cultural functions of the urban center. During the 20s--until the Depression interrupted the trend to disperse--the automobile became a major decentraliz~ng force. The World War II period evidenced a reassertion and acceleration of the trends toward suburbanization and decentralization. As the demands of wartime industry filled the inner city with lower income workers and minority groups, the desire to escape from the city was reawakened, especially among the Nation's growing middle class. When the war ended, a construction boom and massive "flight" to the suburbs were stimulated by the lifting of restrictions on residential construction, Federal guaranteed mortgage programs, and the advent of freeways, in particular the Federal Interstate Highway network. This was essentially a middle class migration reflecting a longing for a home in a garden in a homogeneous community, away from the city's evils but not too far from its economic and cultural amenities. The result--the so-called "bedroom" suburb of the 50s which existed as a satellite of the central city--has in part already become outdated. Suburbia is rapidly becoming urbanized. Its character is changing and diversifying as a result of economic decentralization along freeway corridors and circumferential beltways. This spatial pattern, highly dependent upon the use of the automobile because it cannot be serviced �-17- by public transit in an economical manner, results in a significant drain on energy resources. The widespread relocation of manufacturing, office and corporate functions and the connnercial trade and service industries to the urban fringe has altered commuting patterns (by dispersing endpoints) as well as the exclusively residential and consumptive nature of the suburbs. What has evolved is a sprawling, urbanized suburbia, no longer dependent upon central cities. A concomitant result has been a fragmented governmental system. had several important implications. This has Traditionally, it led people to believe that planning for suburbia was an impossible task. As a result, there has been little success in developing comprehensive and longrange plans for the future development of suburbs. What little "planning" there had been tended to be non-creative and accepting of the natural forces leading to sprawl. A laissez-faire approach on the part of local government was the tradition. What little control there was was justified on the basis of preventing or removing public nuisance, and the zoning ordinance was believed to be a sufficient tool to do so. This reliance on zoning ordinances tended to provide the basis for "planning" in most localities. For example, this has been true in most localities of the Muskegon suburban areas. ' Traditionally, emphasis in the suburbs was on family and personal interests rather than a broader public need or the development of community services beyond those of immediate family interest, e.g., schools. Physical development usually was exploitive and excluded environmental considerations. �-18- Planning and development decisions tended to focus exclusively upon local concerns, with little regard for geographically broader impact. A second implication is that ideas about how to cope with the problem of overlapping jurisdictions tend to be contradictory on several levels. One of these has to do with the push to centralize planning and governmental functions. This has been accomplished, for example, by creating special districts to solve problems on a functional basis, e.g., metropolitan sewerage districts or transit authorities, and by attempting to consolidate planning functions into regional planning commissions. However, there is an inherent contradiction in this approach; by creating new units to deal with special functional or regional problems, jurisdictional fragmentation is increased. This leads to the other contradiction to be noted. Paralleling the push for centralization and areawide planning have been pressures for local determinism and citizen participationinthe planning process. Obviously the opportunity to participate is greater in smaller governmental units; thus this concept emphasizes local planning. By allowing each neighbor- hood, village and town to plan for itself, however, fragmentation is easily maintained. A new approach which accommodates both concepts must be developed. Inter- vention in the development process through planning is most successful on the local level. However, two considerations must be emphasized. Localities must accept that they do not exist in isolation, and therefore should recognize their interrelationships with the region of which they �-19- are a part. The contradiction between local participation and centrali- zation can be bridged by a framework which recognizes the multi-level nature of planning and development. �-20- THE PLAN FORMULATION PROCESS Aside from the conceptual and philosophical changes discussed in the first two sections of this report, significant methodological changes have taken place in recent years in the practice of public planning. Five trends stand out most clearly among these manifold changes and improvements. First, and possibly foremost, is the shift toward an expanded concept of comprehensiveness which embraces social and economic concerns in addition to the more traditional interests of physical development and environmental management. Though social �-21- and economic indices have long been used as inputs in planning for comprehensive functional facility and activity systems and their spatial arrangement within geographically delimited areas, we are now moving towards an approach in which social and economic issues are evaluated as integral foci for public policy formulation, planning and programming. This expanded view of comprehensive planning, and in particular the added emphasis upon questions which relate to social policy and economic development, leads to a situation in which many issues cannot be analyzed within the traditional boundaries of geographic planning jurisdictions. It necessitates the inclu- sion of a regional, and often national, perspective in discussions at the local governmental level. Local concerns must be viewed within this broader framework, and decisions must be made on the basis of information that traditionally has been given little or no attention at the local level. A second trend which is particularly evident in the contemporary planning process is an increasing concern with the political environment in which planning must take place. Traditionally, the planner was assumed to be "endowed with technical competence that produces decisions which are rational and reflect the public interest" in an atmosphere of political isolation that set him aside from the business of bargaining over vested interests, which was presumed to characterize the realm of politics. In recent years, however, there has been a growing awareness that the formulation of any sort of public policy is certain to be accompanied by conflicts among individual and collective values and that the political process of dealing with these conflicts must be of concern to the planner if he is to �-22- have any hope of having his plans implemented. The increasing concern with the political environment and with the processes of government is closely related to the expanded concept of comprehensiveness in planning, for the necessity of a closer examination of the politics of planning has in l arge measure been an outgrowth of the move to include social and economic factors in planning efforts. Third, there is a strong trend towards the use of greatly improved analytic techniques in the process of planning. It is in part due to an improved planning technology that the move towards greater comprehensiveness discussed above has been made possible. However, the reliance upon improved and often sophisticated methods seems to have led planning in the direction of technocratic determinism which, at best, will allow us to repeat our mistakes of the past, albeit in a more skillful manner. Robert Heilbroner speaks to this point when he refers to the "fundamental failure of vision on the part of the modern model-builders who do not see that the social universe that they are attempting to reproduce in a set of equations is not and cannot be adequately described by functional relationship alone"; he calls for a more humanistic endeavor to describe the social universe as a "system of privilege", based on fundamental societal values. Some attempts have been made to offset the tendency to allow technical developments to obscure the more intangible concerns of planning; for example, techniques and methods from systems analysis, cybernetics, decision theory and work progrannning are combined with judgemental and qualitative planning practices in an operational approach in which scientific rigor and qualitative judgement become �-23- complementary. hensiveness Without such attempts, however, the gains of a new compre- of thought may be lost in a mechanical application of quantifiable infonnation. The fourth trend is the growing demand for flexibility in planning and in its application. We are slowly arriving at a recognition that in a dynamic society fixed targets, static plans and repetitive programs are of little value. The traditional approaches to planning have not produced satisfac- tory methods for dealing with the requirements of flexibility. The new planning technology has produced partial answers through systems analysis, gaming and simulation; however, in terms of concepts, little if any progress has been made. Though reference is made continually in planning literature to the need for flexibility in the planning process, the lack of specific attention to actual definition of the elements involved in achieving such flexibility represents a serious dilemma in terms of practical application. As one of several attempts to overcome the static nature of much past planning, the fifth most clearly discernible shift is towards the inclusion of policy fonnulation in the process of planning, rather than focusing solely upon technical planning for the solution of a specific problem or a set of problems. Policies planning is still in its evolutionary stages, and various emphases and approaches are being suggested an~tested. For the purpose of this discussion and of the approach recommended for this study, a policies plan is defined as a statement adopted by a governmental agency which identifies the means, the principles and the actions required for achieving certain �-24- agreed-upon developmental goals. The element which seems to be conspicuously lacking in the theoretical literature on planning as well as in professional practice is improvement in the concepts of the plan making process itself. On one hand, the term process has been interpreted simply as a time-related, linear progression of events that gradually leads to a terminal situation of one kind or another. This terminal may take the form of an end product such as an accomplished goal, instituted service, effectuated program or completed facility; or it may be considered the point at which evaluation, change and feedback takes place. On the other hand, some writers suggest that the process of develop- ment consists of a series of successive incremental steps. According to this concept of process, the role of planning is to minimize conflict and maximize efficiency of interaction among the increments. Though time is by definition a linear variable, it seems unsatisfactory to treat all other variables in the planning process as dependent variables in regard to this singular quality of time; in fact, this approach may represent a conceptual mistake that defeats the basic idea of planning as a process. In the first place, it limits the conceptualization of a process system to a two-dimensional cartesian plane on which many of the multidimensional concerns of planning cannotbeadequately described. For example, while in the traditional linear system each procedure is clearly positioned with respect to an ordered time schedule, the plan making process model must include descriptions of components that are constantly and rapidly changing; on the other hand, there are variables which are not affected by time at all, �-25- or are nearly static and thus hardly amenable to simple linear treatment. Examples of the former, fast-changing variables are technological and certain economic variables, such as disposable income. Slowly changing variables are represented by many of the physiographic features of the area and the manmade physical environment, as well as all those variables which affect man's social and political behavior. A second shortcoming of the traditional linear process concept is the suggestion that plan making should proceed methodologically in an inductive manner. Though the inluctive method is traditional in the social sciences, in planning it may represent an overreaction to the simplistic determinism that has dominated planning thought for nearly a century. The inductive method emphasizes fact and does not leave room for conjecture. It is most often applied through the use of techniques such as the "grass roots" survey of public opinion, which supposedly is valuable as a reflection of the will and desires of the people; in actual practice, however, the people are seldom aware of the full range of choice available in the present and of the consequences of such choice, much less of the succession of alternatives which the future may present. At best this approach can lead to a better future, but only to a future which approximates the present. Edmund Bacon recognizes the pitfalls of such an approach in his statement that with the enormous improvement in the techniques of mathematical manipulations of electronic computers applied to the problem of projecting past trends, we are in danger of surrendering to a mathematically extrapolated future which at best can be nothing more than an extension of what existed before. Thus we are in danger of losing one of the most important concepts of mankind, that the future is what we make it. (Design of Cities, 1967) �-26- In other words, the appraoch described above cannot anticipate change and a future that may be structurally different from the present and thus not subject to projection and anticipation by conventional methods or by the average man. The French political scientist Bertrand de Jouvenel makes it very clear that planning, if it deals with the events of the future, cannot be based on fact alone, but must include an element of conjecture, the artful intellectual construction of the likely future. One of the few contributions towards a non-linear approach to plan making was first presented by the Swedish planner Ingrid Jussil in 1966. In laying the groundwork for her process model, she cites two primary reasons for the failure of contemporary planning practice: first, work progrannning and planning methodology is deficient, and second, basic research and the applied work which is oriented towards practical planning are fragmented. As a result, many theoretical studies and analyses are performed without a clear program for application in the planning process, while actual planning studies often place too much emphasis upon the practical, generating solutions to specific problems only. In terms of the trends discussed earlier, these conclusions reinforce our assertion that improved analytic and technological methods have not necessarily brought simultaneous improvements in the concepts basic to plan formulation. Jussil advocates a planning method which emphasizes full coordination between the two processes of theoretical and practical plan formulation and, in particular, the incorporation of research findings into this process. The need for this type of method arises from the observation that too often �-27- existing conditions are accepted as the basis for planning rather than a well thought through formulation of goals for the future of the planning area; consequently as a theoretical base for her model she takes the position that through the development of hypotheses the planner should seek to arrive at an ideal picture of a future region or city. The formulation of goals for planning would be an integral element in the development of this theoretical plan or picture of the future of the area in question. According to this approach, the theoreticalpictur~is a summary and coordination of the trends and goals according to which the area should develop and serves as a basis for the transformation of these trends and goals into plan formulation. The method derives much of its appeal from the inclusion of these elements which guard against the tendency to develop future plans that are a mere extension of the present--a factor emphasized in the earlier portions of this chapter as one of the significant failures of contemporary planning methods. ' �-28- A MASTER PLAN FOR NORTON SHORES The design of the plan formulation process for the current Norton Shores program follows closely the principles set forth in the Jussil model. The process, as shown on the diagram on the next page, begins with three concurrent activities: (1) The examination of "what is" from three different geographic and scale perspectives--the national, the regional and the local. �-29- Goals "what ou National Regional "wh t is" t to be" REVIEW 11111111111111111111111111111111111111111111111111111111111 IIIIIIIIIIIIIIUIIIIJIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII REVIEW 11111111111111111111111111111111111111111111111111111111111 lllllllllllllllllllllllllllllllllllllllllllllllllll REVIEW I I I I I II I I I I I I I I I I I I I I I I I I I I I I I II111111111111111111111111111 Illlll Ill IIIII 1111111111111111111111111111111111111 ADOPT I ON 11111 II 11111111111111111111111_111111111111111111111111111111111111111111111111111111111111111111111111111 ii Master Plan Figure 1. The Plan Formulation Process. �-30- (2) The establishment of "what ought to be" through the review of new goals and the assessment of community values and attitides; and (3) The preliminary assessment of "what can be" in the form of review and evaluation of the City's past planning effort, the "what has been". The findings from these analyses were brought together into generalized scenarios of alternative likely futures for Norton Shores. These scenarios also outlined the revised goals and objectives for City development. After review by the Master Plan Review Panel, the Planning Connnission and City Council, the scenarios provided the conceptual input into the formulation of concept sketches for each of the seven identified master plan elements: land use, transportation, recreation, community facili- ties, housing, utilities and environmental management. Combined, these elements provided a comprehensive concept sketch for the future of the City. Following review of each plan element separately and combined as a whole, more detailed draft plans were prepared for each element and synthesized into a Master Plan draft. Master Plan Review Panel. This draft was reviewed by the Through this review process the Master Plan as presented in this report was formulated. It contains: (1) a synopsis of relevant background studies; (2) a statement of goals and objectives; (3) a brief discussion of each functional plan element; (4) a description of the comprehensive plan; (5) an environmental impact assessment; and �-31- (6) a statement of proposed plan implementation strategies, policies, and priorities. Because of the proposed emphasis on "what can be" in this plan formulation program, questions related to plan implementation become integral to each step shown in the plan process diagram. Hence the diagram does not show a separate column or separate boxes for implementation measures like zoning, capital improvement programs, etc. This fusion of plan implemen- tation analysis can be exemplified by the nature of the discussions which take place in the past planning review component. Each issue under review is examined not only from the point of view of whether the proposal merits continued attention and incorporation into the new plan, but also from the point of view of its feasibility in terms of implementation, whether fiscal, legal, administrative, promotional, educational, etc., or any combination of these. Consequently, the reports at each stage of the process contained in a section summarizing the consequences for and the feasibility of implementation of each plan recommendation. Environmental impact assessment is analogously incorporated into plan making. Again, impact assessment sections appeared in each report. A complete environmental impact assessment, including the assessment of a "no plan" alternative, was submitted as a separate report, however. ' As shown in the process diagram, the various reviews by the Master Plan Review Panel occur at those critical points in plan making when the various analytic inputs have been synthesized into a comprehensive "scenario," "concept sketch," and "draft plan." It is believed that �-32- these points are the ones at which an overview of the total process is possible. On the other hand, it is proposed that the review of plan making by special interest groups is best accomplished at points where the plan proposal can be disaggregated by subareas of the City or by a specific issue. The review can be focused and undistracted. For example, the shore management problems on Mona Lake are quite different from those along Lake Michigan. To bring residents from both lakeshores to a review meeting of lakeshore management would diffuse the issues. To expose them separately to the specific management problems and proposals will allow for focused and issue specific discussion and review. It is believed that through the process outlined in this section the City will obtain a Master Plan which identifies opportunities, generates interest, stimulates investment, provides solutions for satisfying verified needs, and facilitates implementation. However, in order to be 11 do- able", content and the manner in which a plan has been formulated do not suffice. A plan must possess certain qualitative characteristics as well. These will be discussed in the next section. �-33- CHARACTERISTICS OF THE MASTER PLAN Aside from content and feasibility, a master plan must possess certain qualitative characteristics which will contribute to obtaining its purpose as policy document facilitating and guiding, and, if necessary, controlling development. This has been recognized in planning literature, notably by T. V. Kent who in his book The Urban General Plan (1964) suggests that a master plan for physical development must be: �-34- (1) long range, (2) comprehensive, (3) general, and (4) amendable. These views are restated by Alan Black in his essay "The Comprehensive Plan" in Goodman and Freund (eds.), Principles and Practices of Urban Planning (196 8) • This book, published by the International City Managers Association in their Municipal Management Series, is the classic reference found on the shelves of virtually every city manager's and city planner's office. Black defines the above terms as follows: (1) "Long range" means that the plan looks beyond the foreground of pressing current issues to the perspective of problems and possibilities 20 to 30 years in the future. (2) "Comprehensive" means that the plan encompasses all geographic parts of the community and all functional elements which bear on physical development. (3) "General" means that the plan summarizes policies and proposals and does not indicate specific locations or detailed regulations. The term "amendable" implies, according to Kent, a degree of flexibility so that the plan can be easily adjusted to the ever-altering needs and conditions of the City through an ongoing structured review process. As Kent points out, the above four characteristics were not his invention. Indeed, reference to these or similar plan qualities can be found in most plans since the turn of this century. They always seem logical and rational in the context they have been formulated and presented. For that reason, presumably, they have remained unchallenged for all these years. �-35- It is time, however, to take issue with this convention. The poor track record of master planning has been attributed to various factors: poor administration, lack of cormnitment, lack of resources, rapidly changing conditions, interests and value premises, etc. Rarely, however, does the literature suggest that in the analysis of failure attention be given to the role of the plan itself as a contributor to failure. The plan, regardless of its qualities, is considered good. So attention is focused on the institutional framework that is supposed to deliver the good. Thus plan evaluation and planning literature have bypassed what could be the central issue in planning failure--the quality of the plan itself. The rationale for this proposition is simple: if a product is to be sold, it must be of good quality and satisfy the needs and expectations of the buyer. If it does not sell, the product is usually wanting, not the manner in which it is packaged or the organization trying to sell it. In the following a substitute set of qualitative plan characteristics is presented and the rationale for each is given. First, the long-range focus should be substituted with the notion of timelessness. This means simply that the plan and its various elements are related to goal achievement which may differ from goal to goal. Some may be achieved in short order, some may require long periods of time until achieved, and some may only be partially accomplished before the values, needs and perceptions underlying a particular goal have changed and rendered the goal unimportant. Furthermore, beyond goal achievement, �---, -36- virtually all development activity is junctural in nature. It occurs at the most appropriate point in time, however perceived. A plan must be capable of facilitating these junctural events and capturing them at the most opportune time. A plan incorporating time in the traditional linear sense up to a specified terminal date, e.g., the year 2000, has limited capacity to absorb junctural opportunities and differential goal attainment. Second, a plan can never be comprehensive, it can only be selectively comprehensive, allowing for its contents to be determined by the specific conditions, needs and perceptions of a community, the role of that community in its regional context, and the particular period in time when the plan making effort takes place. For example, a traditional plan outline would suggest ?n economic base study as one of the basic inputs into plan making. To make such an analysis for a suburban community would be of little value because of central city and regional dependencies. comprehensiveness must also apply to plan disaggregation. Selective For example, a functional plan element, e.g., housing, may be of critical importance in area A of the city, whereas in area B, a housing element is not required. The subarea plans should reflect this selectivity in content. Third, the uniform notion of generality should be replaced with a concept of issue specificity along an abstraction-specificity ladder which allows for each plan element and issue to be discussed at its most appropriate level of specificity. For example, the plan may state in its transportation element that "sometime in the future a major road may have to be built to �-37- link areas A and B". This road could be shown as a dotted arc on the plan map or not be shown at all. At the same time, the plan would say that "street X from intersection Y to intersection Z must be expanded from two to four lanes by 1983 in order to relieve current congestion and to accommodate forecast traffic increase". This road section would be shown on the plan map as a proposed four lane road of high immediate priority. The requirements for flexibility and amendability should be retained, but complemented with two additional concepts: open-endedness and tolerance. The first of these terms suggest that any action taken now should not limit future actions. In opportunity terms, it means that the realization of an opportunity at present should generate new opportunities in the future and facilitate their realization. becomes a most difficult requirement. In physical planning, this Once the decision has been made to build a road and it has been poured in concrete, it will remain a monument to those who made the original decision and a possible obstacle to future actions. However, open-endedness, if accepted as a concept, will stimulate new thinking on the subject of plan flexibility. hand, deals with current decisions. Tolerance, on the other What this term suggests is that any actions taken now should allow for maximum latitude in accoilllllodating different needs, viewpoints and attitudes. should not be for the norm or average. Under this concept, planning It shouldspanand accommodate as many diverse viewpoints, interests and lifestyles as possible. In a heterogeneous, pluralistic society like ours, tolerance as a plan character- �-38- istic has been Hadly missing. Interestingly, only in homogeneous Sweden is attention paid to the need for tolerance in the design of plans. As an example of how this concept could be incorporated into a plan would be a recreation element which would define facility needs not solely on a per capita basis, but also on the basis of accessibility to lakes, residential density, and other factors. This could result in a plan which would not distribute facilities all across a connnunity, but may concentrate them in or near the areas of highest need. The traditional concepts of flexibility and amendability are further strengthened by the disaggregative nature of the plan. This allows for change in a functional, subarea or issue related component of the plan without necessarily requiring changes or amendments in the other components of the plan. In many cases in the past, the entire plan had to be thrown away because one plan element required reconsideration. It is believed that the proposed structure of the plan and its qualitative characteristics will assure that Norton Shores' new Master Plan will possess a longevity and utility beyond that of most other similar plans. �·2 · •, •.1. •• II CRITICAL ISSUES �,, -39- NORTON SHORES IN THE NATIONAL AND REGIONAL SETTING The concept that a community does not exist in isolation and that Norton Shores is no exception to this rule was presented in Master Plan Report Number 4, which discussed the purpose of the plan. As a suburban commu- nity, this dependence on the region of which it is a part is even stronger than in the case of more peripheral rural communities or of central cities. Peripheral rural communities often possess a degree of economic, social, cultural and political self-sufficiency, thanks to the~r economic base �-40- in agriculture and the unique characteristics of spatial systems in the United States. Similarly, central cities can maintain a high degree of self-sufficiency through specialization of economic activities and economies of scale. The rural periphery and the urban core have clear economic linkages providing for an integrated understanding of their respective roles. However, there exists as yet an insufficient body of theory to explain the role of the suburban community in the economic system. It appears that the symbiotic relationship between the urban core and the rural periphery, in which this mutual dependence co-exists with a certain degree of autonomy, is lacking in the suburbs' relationship with either entity. Thus, the dependence of the suburbs on the central city and the rural periphery is of a greater magnitude than that of the central city and the rural periphery on the suburbs. This high degree of dependence of a suburb on its surrounding region suggests the need to examine and assess the impact of regional development forces and their associated manifestations on Norton Shores. From the point of view of planning, these forces give an indication of what alternative "roles" Norton Shores may assume and they may indicate opportunities for development beyond those perceived at present. However, the Whitehall- Muskegon-Grand Haven urban area, the regional context of which Norton Shores is a part, in turn is shaped by forces of a higher order which are national, if not international, in scope. Therefore, it is necessary to first identify and discuss development forces from a national perspective as they pertain to the Whitehall-Muskegon-Grand Haven urban area and its suburban communities prior to examining development forces endogenous to �-41- the region. It is not intended to provide here an exhaustive listing of socio-economic trends discernible in American society today. The scope is limited to presenting only those trends which are expected to have an impact, directly or indirectly, on Norton Shores. Thus, trends which may be nationally significant because of their magnitude in large metropolitan areas are not mentioned here. For example, the movement of the affluent upper- middle class to rehabilitated inner city neighborhoods will have only minor impact, if any at all, in the Muskegon area, because of its geographic scale and population size. The forces that were responsible for the present condition of Norton Shores, and in fact for its very existence, were those of an industrial era. The process of development in the United States was characterized by steady economic growth and rapid urbanization. Industrial America relied on the exploitation of raw materials in a linear economy which assumed that the earth was an open system with unlimited energy resources, raw materials and capacity to absorb wastes. The model of life for industrial society was economic efficiency and growth. The spatial dimension of these industrial themes was one of urban growth. The combination of rapid urban growth, industrial development, improved transportation technology, and the expression of anti-urban sentiments, including the desire to be near nature, led to the emergence of suburbs in all large cities by 1910. Between 1900 and 1945, technological develop- ments such as electricity, automobiles, telephones, radios, and septic �-42- tanks increased the appeal of outlying areas by making the conveniences of the city available to widely scattered subdivisions. After the depres- sion and World War II, expansion of the money s upply through mass credit provided families with the financial means to purchase their own homes. Highway coustruction opened vast areas of land to residential development. Finally, factors such as zoning and federal home loan policies institutionalized suburban growth. The present is an age of uncertainty or transition from an industrial to a post-industrial era. This is supported by recent growth trends which indicate major shifts from long-term stability to uncertainty and an unpredictable economy. Service activities now command a larger portion of employment than does manufacturing, and consumption patterns have shifted toward the purchase of such services as health care and recreation. New social patterns are emerging which create a demand for different approaches to public decision-making. The transition from a production- oriented to a service-oriented society requires a shift to flexible and innovative forms of decision-making. Traditional planning reflects the values of efficiency and economizing, and is directed toward problemsolving. It relies heavily on the notion of cultural homogeneity and is thus not designed to accommodate pluralism or diversity. New forms of ' planning which account for the limitations and uncertainties of the period must be developed to cope with the conditions of transition. New demographic trends have emerged with uncertainty surrounding their duration and impact. Migratory trends indicate cross-currents in the �-43- movement of people both toward and away from metropolitan areas. Indices pointing to an older population, smaller families, multiple wage earners, and, more recently, an upsurge in one or two person households need to be monitored in terms of their social, political, and economic consequences. Norton Shores has been the recipient of population growth due to these migratory cross-currents. In analyzing the growth characteristics of the City, it is important to note that the attitude survey data indicate that most of Norton Shores' growth comes from intra-regional population shifts. Thus, 52 percent of survey respondents indicated that they moved to Norton Shores from other parts of Muskegon County. side the county. Only 25 percent came from out- The population's characteristics are illustrated in Tables 1 and 2 for selected years. These changes over time illustrate the impact that these national trends have had on the community. The aging of the population, smaller family size, an increase in the number of persons working per household, and an increase in one or two person households are the same demographic trends as those exhibited by the nation as a whole. The emphasis of traditional economics on exploitative resource allocation is being re-examined. The realization that the world and its constituent units are relatively "closed" systems, extremely interdependent and limited in their capacity to assimilate pollutants and in their supply of many nonrenewable resources has begun. A recognition of this "closed" condition demands a reassessment of resource utilization patterns and more efficient new and innovative approaches to dealing with a declining resource base. �-44- A. Age: 1960 Census 1970 Census under 5 14.4% 6.7% 5-18 30.6 33.8 28.2 18-65 50.5 54.2 58.7 4.5 5.3 8.0 100.0% 100.0% 100 .0% 3. 72 3.53 3.28 over 65 B. Average household size (persons per household) c. Percent one or two person households D. 1978 1 5.1% 31.0 36.7 41. 7 Renter-occupied housing units (in percentages) 7.8 9.0 N.A. E. Employed persons per household 1.27 1.31 1.48 F. Occupations: white collar 41.2% 48. 7% 71.2% blue collar 53.7 42.0 23.2 5.1 100.0% 9.3 100.0% 100.0% service G. Household income 3 1959 2 6.6 1977 1969 under $5,000 23.9% under $6,000 12.5% under $10,000 17.6% $5,000 - 10,000 58.2% $6,000-12,000 41.6% $10,000-20,000 33.9% $10,000 - 15,000 13.3% $12,000-20,000 33.1% $20,000-32,500 28.7% over $20,000 12.8% over $32,500 19.8% over $15,000 4.6% Notes: 1. 2. 3. 4. Table 1. Based on survey and other sources. The only figure at present available from the 1980 Census. More data will not be released until the spring of 1982! Income brackets represent a comparable purchasing power of the dollar when adjusted by the Consumer Price Index, which for 1959 was 87.3, for 1969, 109.8, and for 1977, 181.5. The increase in percent of households falling into this category is due to the aging of the population and subsequent reliance on fixed incomes which are quickly eroded by inflation. Social Characteristics of Norton Shores. 4 �-45:- The spatial dimension of current trends in economic development and urbanization suggests a continuation of the "megalopolis" phenomenon. Residential and non-residential locational decisions are increasingly being based on considerations of environmental amenity. Technology has made the basic necessities of home and business so uniformly available that recreation and aesthetics are becoming primary considerations. of this phenomenon other than increased freedom The indicators from economic constraints in location decisions include (1) increased geographic mobility of population and productive resources, (2) larger networks of social interchange, (3) larger numbers of decision-making centers, and (4) easier communication among centers. The problems engendered by the new economic geography of America are escaping the instruments and policies which are being brought to bear to deal with these problems. Yet we are still responding largely with short-range localized approaches. The decentralizing forces propelled by a "quality of life ethic" has led to a proliferation of many small governing jurisdictions. These suburban enclaves were formed with the intent of preserving the freedom to pursue their own image of a "charming community". The cumulative result of these actions has been to restrict rather than to enhance the control that these communities have over their future. The unnecessary duplication of locally provided government services, increasingly less efficient land use patterns, and a rapidly increasing demand for high quality government services, has resulted in a tax burden which is regarded as excessive and inequitable. As the costs of past locational decisions and counter-urban migration trends begin to surface in cities and rural communities as well as in suburban locations, the �-46- affected government units are increasingly more dependent on higher levels of government to finance the demand for these services. This reliance on higher government levels for financial support suggests that the freedoms enjoyed under a tradition of home rule and local government autonomy may become restricted in the future. National trends will continue in the future to have a significant impact on the City of Norton Shores. The increased importance in post-industrial America of "circular" economies will be achieved by promoting internal linkages among various components of the local economy.* Both industrial and service/commercial functions are integral to economic well-being with the role of industrial activities declining in terms of employment. The service/commercial/government area has emerged as the main job generation sector. Society will become more heterogeneous, complex and sophisticated. Poli- tical demands and human rights will have multiplied, and orientation to the future will be eroding traditions. This is exemplified in the increasing role of women and minorities in skilled and professional work roles, the rise of the two-income household, the drop in the birth rate, and increases in conummal and non-traditional forms of living. ' Far-reaching social and economic changes will continue to transform the American workplace. The work routine, or "jobstyles"--the intricate meshing of work with family life and leisure--will continue to change under * The "circular" economy is viewed as a semi-closed system in which all parts affect each other. It requires a move toward more self-sustaining regional economic systems. �-47- the weight of a better educated, more affluent, and aging workforce. People's attitudes toward life and work are changing, precipitating a "revolt against bad jobs." This employment revolution, while not as profound as the shift from agriculture to industry in the last century, will produce significant impacts, including: shifts in job opportunities toward service sector employment; a continuing decline in manufacturing as an employer; a shift from high unemployment to labor shortages; continuing pockets of unskilled, chronically unemployed persons; longer work life; more part-time jobs and job-sharing; "flexi"-time; more mid-life career changes; increased leisure time; and a still greater role for women in the work force. While the rate of urbanization will slow, metropolitan areas will continue to expand into sprawling regions of complex activity with many centers separated by less densely developed areas. is known as megalopolis. This spatial configuration Locational decisions of the past--both resi- dential and non-residential--were consistent with values based on efficiency in terms of closeness to work, to transportation, and the market. The values of "post-industrial" society, in particular the quality of life ethic, will continue to considerably alter the nature of the demand for lifestyles and living quarters. crisis in materials shortages. It will also reduce past fears of a The wasteful use of resources that charac- terized the past, in a world perceived as overladen with natural riches, will end. The total reliance on technological advances to resolve all problems in resource management will diminish as alternative lifestyles oriented toward non-exploitive consumption of environmental amenities �-48- increase. The notions of "voluntary simplicity" and "small is beautiful" will redirect research and development efforts twoards conservation and efficiency. The preceding discussion of national trends in urbanization, economic growth and social change shows that the era in which we are now living presents several general and specific concerns to current planning efforts in Norton Shores. First, the economic changes accompanying the shift to post-industrialism imply uncertainty about the direction of future development. This suggests that it would be unwise to engage in long-range plan-making for very specific types of growth. Secondly, in the area of social change, the growing indi- vidualism, diversity, and complexity of American society must be accommodated. Both these conditions support the notions of timelessness, issue specificity, open-endedness and tolerance proposed for Norton Shores' planning program. Additionally, Norton Shores' physical amenities and location can be identified as consistent with the residential and recreational lifestyles of a growing number of Americans. begin to suggest developmental opportunities. analysis is needed. These characteristics However, more explicit The regional level provides the bridge between broad national perspectives and local opportunity realization by identifying ' how much regional conditions differ in time, space and intensity from the national experience, and how they influence Norton Shores. There are a number of ways of defining the regional context. However, given the choices available and the great differences between the counties which comprise the West Michigan Shoreline Region, the term is best applied to Muskegon County and to the northwest corner of Ottawa County--the Grand �-49- Haven area. This definition recognizes the economic, environmental and social communalities that link this area. This regional delineation is felt to be particularly well suited to the Norton Shores Master Plan Program. It develops a regional context which distinctly complements the overall approach to the Norton Shores planning effort. The approach is one of opportunity-seeking, of scenario writing and evaluation, of forecasting of alternative futures from among which courses of action are selected and pursued. It is not one which accepts the inevitability of projected futures based on past experience and current conditions--a future which can only be a larger or smaller replica of the present. The Whitehall-Muskegon-Grand Haven urbanizing area has developed, since World War II, a well-established regional trend toward suburbanization. This urban pattern is the outgrowth of several sets of natural conditions and man-made facilities. The most notable of these are (1) the shore opportunities in the form of dunes, a series of offshore lakes enhanced by four large state and several county and local parks; (2) an excellent north-south freeway (U.S. 31); (3) large open space reservations immediately proximate to the urbanized area (State Game Reserve and Manistee National Forest); and (4) the wastewater treatment facility occupying a large area to the west of Muskegon's central urban core. The unique spatial feature of this urban pattern is its linear quality resulting from the shore location and lack of a strongly dominating urban center usually found in most metropolitan areas. (See Map 1 following page 50.) Traditional planning would consider this linear pattern detrimental to �-50- the efficient use of landandpublic services. Planning oriented to the maximization of opportunity and amenity, however, recognizes the potential in this linear pattern. Competition and pressure to locate in a single center are minimized, thereby reducing congestion. This allows for a more balanced utilizationofmany public facilities; for example, major roads are less likely to experience uni-directional flows of traffic to or from a single center. As a corollary, it allows for easier access to other linear features of the region's geography, such as the Lake Michigan shoreline. The physiographic characteristics are dominated by the glacial history of the region. Lake Mic~igan provides the main source of water supply for the City of Muskegon and the surrounding urban area. are the supply for the remainder of the county. Groundwater sources The permeability of under- lying soils and the subsequent high groundwater conditions pose ·a potential danger to groundwater drinking supplies from septic tank and other waste seepage. Where conditions of high groundwater and poorly drained soils exist, development should be highly restricted, if not prohibited. The seasonal variation of Lake Michigan has an influence on the groundwater table in addition to having an impact on the shoreline. Lake Michigan also exerts an infl~ence on the weather and climate of the region. Lake breezes and relatively high wind velocities assist the Mus- kegon area in maintaining higher air quality despite urbanization and industrialization. The climate is moderated substantially by the lake's cooling effect in summer and warming influence in the winter months. �I• , 1· ' ' ' . J__'._ ~ _· - . -i- - I • I .' , -I . _,,,, i. . 1 I ' ' _J SETTLEMENT STRUCTURE MUSKEGON URBANIZING AREA ..... ··- ■ OlW - . - --.--- L(',. .. -_. I URBANIZING AREA BOUNDARY URBAN NODE BOUNDARY MAJOR COMMERCIAL NODES INDUSTRIAL PARKS EMPLOYMENT AND ACTIVITY CORRIDOR MAJOR SHORE PARKS PERMANENT OPEN SPACE .. ~ i·, ___,:....,:._ • - - - - - - l. =~ MAJOR HIGHWAYS ~ ·w .. . ---- • J.4-_ I I l, .---. .i L �-51- The social and economic trends observed in the region closely parallel many of the national trends discussed earlier. The Muskegon region is gradually becoming more tightly linked to the Great Lakes megalopolis. We have seen that currently the trend is toward locational decision-making based increasingly on non-economic, physical amenity factors in addition to accessibility. The region, with its unique environmental amenities, thus stands to augment its economic growth because of locational advantages. Historically, Muskegon's economy has relied heavily on a single industry. Currently the regional economy is heavily dependent upon manufacturing, especially of primary metals and heavy machinery. This concentration has been at the expense of non-manufacturing activities. Retail and wholesale sales have lagged considerably behind other Michigan counties and metropolitan areas. in nature. Thus, the regional economy has been distinctly "linear" This means that the economy has developed very few internal linkages, i.e., that outside dollars coming in to purhcase the area's main products do not make many internal cycles before passing through the regional economy. The effects of this overcommitment to manufacturing have become evident in recent years. However, Muskegon has attempted to revitalize the regional economy through creative intervention into the economic system. Central to the efforts at revitalization is the Muskegon County Wastewater Management System. The system has had innnediate and pronounced effects on the water quality of the lakes and rivers in the county and has begun to generate substantial income and public/private cooperation with regard to its agricultural operations. Most significant, however, has been its ability to �-52- attract certain high-technology industries, particularly those with significant waste discharges that would normally have to pay the price of their own pollution abatement facilities. The system has the capacity to assi- milate water-borne industrial wastes and thus has encouraged a number of international chemical firms, such as Fisons, to locate in the Muskegon area. Other developments indicate that the region has recognized the need for economic diversity as a precondition to maintaining self-sustaining growth. A county-wide Economic Development Committee has been formed to coordinate economic development and to promote the region as a whole as attractive to industry, rather than allowing individual municipalities to compete for particular industries. The curriculum of the Muskegon Community College was altered to emphasize particular skills that might be of interest to the chemical firms and other high-technology industries that might locate in the region. The downtown shopping mall in the City of Muskegon and the revitalization of other central business district activities show signs of success and represent positive steps toward bolstering the deficient retail sales sector of the economy. Finally, proposals have been made to coordinate and expand tourism, and to promote recreation as a future growth industry. ' Overall population growth in the region has been slow. 1960, the County grew approximately 25 percent. five percent between 1960 and 1970. Between 1950 and This figure dropped to As a whole, the population is aging. In particular, the proportion of elderly in the cities has increased significantly since 1960. However, consistent with national trends, the region's �-53- suburbs showed high growth rates, reflecting an internal migration from the cities to these outlying areas. As mentioned earlier, Norton Shores received a large share of these intra-regional population shifts. When this is correlated with intra-city moving (16 percent) and lifelong residence (3 percent) one can easily understand why Norton Shores has been growing while the metropolitan area is at a virtual standstill. Similarly, one can understand the high ratio of respondents to the attitude survey, 29 percent, who have resided at their current address less than five years. Though manufacturing still is c!.Il important source for employment in the re- gion, it is declining in importance. ment employment are increasing. the region. Retail, wholesale, service and govern- Educational attainment is rising throughout So are income levels in both urban and suburban areas. In terms of educational attainment, the region's level compared to that of the U.S. is low. As can be expected, the wealthier suburbs show a higher proportion of persons with higher levels of educational attainment; the less wealthy, bluecollar suburbs show low percentages of college graduates or persons who did not complete high school. The most dramatic income increases occurred in the suburban areas of Laketon and Norton Shores. However, the urban areas have a greater proportion of persons in the extreme income categories (under $6,000 and over $25,000) while the suburban areas show more persons in the middle income ranges. In summary, the regional analysis p~esents positive as well as negative features. Among the positive are the geo~raphic location of the area, the environmental resources and opportunities and the recently initiated �-54- management programs to ensure a pollution-free environment. On the negative side, a one-sided economic base characterized by many outmoded, if not obsolete, production processes and facilities has not only tarnished the image of the area but also contributed to chronic unemployment and low levels of job opportunity for the young. There are signs that the region is beginning to move. However, unless the current efforts to revitalize the local economy bear fruit in the not too distant future, the momentum created by the inventive wastewater management system could be lost. Expectations have been raised. For example, in both a 1976 attitude survey in Laketon Township as well as in the recent Norton Shores survey, about half of the residents expected that because of effective environmental management programs such as the wastewater system, Muskegon County in the next ten to twenty years will have attracted numerous "clean" industries to the area, and will become an industrial research and development center. Another third expect the county to have changed its current negative image and~ though still industrial, it would have a greatly improved environment and be a good area for industrial investment. �-55- CONSEQUENCES OF REGIONAL DEMOGRAPHIC AND ECONOMIC SHIFTS ON NORTON SHORES The demographic shifts being experienced by the region, and particularly by Norton Shores, have numerous consequences. In a planning context, the most prominent of these are: (1) The aging of the population will have an impact on the types of public and private services demanded in the future. The different patterns of consumption associated with older residents will change the nature of cnnnn~rcial and service establishments. This will have land use implications �-56- with an emphasis on convenience and improved accessibility to connnercial/ service centers. Public services will need to be re-oriented to deal with the health, social, transportation and recreational needs of an older population. The aging population pyramid will exert an increasingly powerful political influence in the City. As residents retire and become dependent on fixed incomes, future reliance on property taxation will become a less attractive source of local government revenues. In addition, opposition to capital expenditures and increasing the size of local government will intensify despite the need to re-orient local services to a maturing population. (2) Fewer children, as a part of an aging population, will require the scaling down of facilities and services now provided by the City. As this transition occurs, the opportunity to convert these facilities to the needs of an older population should be acted upon. Of course the largest and most expensive facilities that will be affected are the schools. Their control is out of the hands of city government. However, the City has a substantial interest here, suggesting that the City work with the school board to facilitate the transition of facilities to other uses when needed. (3) Increased affluence suggests i~reased financial and human resources to bring to bear on City problems and development opportunities. The challenge will be how to tap this increase in community wealth in an equitable fashion to promote the social, economic and environmental objectives desired by the City's residents. �-57- (4) Growth can be expected at rates lower than those experienced in the past. However, Norton Shores is expected to continue to be an especially desirable place to live and will continue to grow faster than the rest of the region. This, in light of the fact that much of the desirable land in the City is rapidly being developed, can occur in one of two ways. Either growth will proceed at the expense of environmental quality, or it can be managed and planned for in such a way that it complements environmental objectives. exclusive. Economic growth and environmental quality need not be mutually On the contrary, enhanced environmental amenities can be of great economic benefit to both the private and public sectors. (5) In general, the economic consequences of regional and national shifts are dependent on decisions that are beyond the control of the City. Norton Shores can only facilitate these trends since growth is by and large a function of private investment decisions. However, the City has several advantages which are expected to have a positive impact on the local economy. The priority expressed by City residents to pursue environmental objectives as the predominant guide for public decision-making can reinforce the amenities which have become prime locational factors for firms and residences. Secondly, the fact that the City is engaged in an active program for planning its future demonstrates a sense of stability and purposefulness in local governance which firms and individuals are beginning to regard as increasingly important. City. These factors taken together indicate a promising future for the �-58- THE KEY ENVIRONMENTAL ISSUES The environmental issues of greatest concern to plan formulation are (1) the high groundwater table and poor soil suitability in the southern half of the City; (2) the shoreland problems along Lake Michigan, Mona Lake and Black Lake; and (3) the water quality problems of Mona Lake. Individually and in combination, these environmental and physical issues will have a significant impact on the future development of the City and resulting quality of life enjoyed by its residents. �-59- The majority of the City's soutbern half is characterized by high groundwater conditions and soil types that impose limitations of one sort or another on various types of land uses. (See Map 8.) That these limitations exist is, of course, nothing new, and is manifested in the types of development that have occurred in this area, i.e., some low density residential, agricultural, and the balance remaining undeveloped. As the most desirable sites, in terms of location and land suitability, become used up in the northern half of the City, increased development pressures can be expected on what were formerly marginal locations. (See Map 2 on the next page.) Continued development pressures must be assumed for the following reasons: (1) by emphasizing the creation and preservation of environmental amenities within the City, the community will continue to become a more desirable place in which to live; (2) given a continuation of the trend toward a high rate of household formation, albeit smaller in size, the demand for single and multi-family housing units will continue to be strong for some time to come; and (3) increasedaffluencewill fuel this demand for more housing units of higher residential quality and with access to the environmental amenities available in Norton Shores. These demand pressures will elicit a host of economic responses with very direct impacts on the community . Therefore, it is necessary to recognize the probable outcome of supply and demand forces as they mo~ toward an equilibrium situation, prepare to seize upon resultant opportunities as they arise and be in a position to ameliorate any undesirable consequences. Continued low-density, scattered development of the southern half of the City will present burdensome costs in providing and maintaining streets, �C1h IJ')O!>[Vc., Of I-ARI! (ITT MOSl!:[G()t,j Of' HTS 2 ENVIRONMENTAL ISSUES 1111111111U111 G:e HIGH-RISK SHORELINE EROSION LAKE MICHIGAN DUNES -<:: DRAINAGE COURSES ~ HIGH GROUNDWATER AND SOIL SUITABILITY LIMITATIONS -·-·---- MONA LAKE BASIN AND CHANNEL BLACK LAKE BASIN -------------~----...;,,,--____,____,~-----------.,-Ja--'A___: NORTON SHORES, MICHIGAN LEO JAKOBSON .,._ CONSl.l.TANT IN UUIAN PLANNNG MANAGEMENT ANO DESIGN MAOISCN WlSCON5'N �-6Q- police and, in particular, fire protection, due to the added costs of maintaining the dual capacity to fight fires in an urban and rural setting (see Report No. 10, Housing and Community Facilities). The value of land and improvements will remain at a low level, thus contributing in tax revenues considerably lower than their potential and possibly not enough to cover the cost of services received. The possibility that sewer and water might have to be provided to this area for health reasons, owing to haphazard and uncontrolled development, or for legal and/or political reasons, would create a situation of great inefficiency and an increased tax burden to be spread over the entire community. If, on the other hand, an innovative response to development pressures can be encouraged by the City, an outcome of a different magnitude and direction can be expected. By working with, rather than against, the natural conditions of the area, it is believed that: (1) a very pleasant and unique living environment can be created; (2) a pattern of land use can result which is more efficient to provide with public services; (3) a technologically based option for more intensive future development can be maintained; and (4) as a result of (1) above and the development of natural amenities as part of the living environment, there will be an increase in the value of land and improvements leading to greater community wealth as well as tax revenues. Viewed in this way, the southern section of the City promises to be an important asset in the City's future. The question becomes one of designing a response to these opportunities as part of the Master Plan Program. The issues related to the shorelands bordering on Lake Michigan, Mona Lake and Black Lake are somewhat different, but present opportunities �-61- similar to those that a planned response can recognize and capture with regard to the southern section of the City. The issues center on the environmentally fragile areas surrounding these water bodies, the most appropriate alternative land uses, and, of course, the manner in which the City chooses to enforce the agreed upon solution to these issues. (Map 2) The susceptibility of the dunes to erosion, as well as that of the shorelines of the inland lakes, is a familiar problem. There needs to be found a balance between the use of these land resources by the present population and preserving their value and potential use for the future. If the effect of market forces is to discount the future and disregard the social value of these resources, then government intervention on the part of society and in the interest of the City's future, not presently considered in the economic calculus, is necessary and justifiable. The problem with the dur1es is essentially one of stabilizing the vegetation and ground cover to prevent their erosion by man and nature. With increased pressures for development and the desirability of amenities associated with lakeshore proximity, these sensitive areas can become the focus of controversy. The City must again encourage innovation by pro- viding flexibility in terms of standards and development policies which recognize the uniqueness of these,areas. The desire for conservation and the growing scarcity of developable land can only be accommodated by planned development which ensures that both the public and private interest will be served. The shoreline of Mona and Black Lakes must be viewed as a private as well as a public resource management issue. Private ownership rights of �-62- shoreline property and the public's right to use and enjoy the lakes must be balanced in addressing present and future issues. These include types of permitted uses on and around the lakes, water quality problems, and the expenditure of public funds on recreational facilities, erosion control, and water quality improvement. These environmental and physical issues which confront the City must be incorporated into the Master Plan Program. This will enable the problems that they present and their associated opportunities to be confronted in a systematic and integrated fashion. �-63- MAJOR MAN-MADE PROBLEMS Of course all problems are man-made to some extent. because man perceives them as such. Some are problems Others are problems that have been created in the course of man interacting with others and the environment. The problems presented here are of the second type. Most of them are the result of man's lack of foresight--the inability to consider the future, partiality toward the present , and constraints imposed from the past. 3 identifies the most significant current man-made problems. Map �-64- Traffic problems in the City are a perpetual source of irritation, although generally not serious enough to pose a grave threat to the safety of motorists and pedestrians, nor of a magnitudewhichthreatens to paralyze economic and social activities of the area. Nonetheless the value of an efficient transportation system cannot be understated in a highly mobile and interdependent society. The problems being experienced today are numerous and result from a lack of foresight in earlier decision-making. The association between land use patterns and circulation requirements has not been carefully considered in public and private decision-making. In addition, the fact that decisions made relative to the physical landscape of a community saddle future generations with the cost of public debt and the resulting fixed spatial pattern is often overlooked or intentionally discounted. By recognizing these flaws in judgement and beginning to assess future implications of present decisions, today's traffic problems can be addressed in such a way that their solution will not impose similar constraints on the future. The one other consideration which is necessary is the need to view these problems as part of a broader set of transportation issues which encompass alternative modes of inter- and intra-city transport. Some of the specific circulati'bn problems that need to be addressed are: (1) the entire Henry Street corridor; (2) the impact of proposed land use activities on secondary and primary arterials; (3) selection of primary east-west and north-south roadways on which to encourage traffic flow; �11'h or ROO!,(ll"i'l l J·ARK \ \ 3 MAN-MADE ISSUES C) SAND MINING ♦ ♦ LAKE CROSSINGS DANGEROUS INTERSECTIONS ~ ~ ~ ~ PRIMARY ROAD ACCESS CONTROL ■ ■ STRIP DEVELOPMENT : : : MIXED AND CONFLICTING LAND USES A :::::i AIRPORT APPROACHES -------------------i..:,_1,1-._.---_i.l-._,_.___....J__.--'/~~\-___, NORTON SHORES, MICHIGAN LEO JAKOBSON ..,..$11,. CONSU.TANT IN ~BAN PLAN~G MANAGEMENT 4NO DESIGN MACMSON wtSCONS1~ �-65- (4) how to deal with natural and man-made obstacles to internal vehicular movement such as Mona Lake, Seaway Drive, U.S. 31 and railroad rights-of-way; (5) how to reduce the impact of traffic on residential areas while providing access to commercial and recreational activities; and (6) how to deal with the impact of higher energy prices and the transition from petroleum to other energy sources. In addition, the future role of mass transit and air traffic at Muskegon County Airport must also enter into the resolution of these problems as both alternatives and as determinants of land use activities in their own right. Other areas of concern that emerge as part of the local perspective are the mining activities of Nugent Sand, the Broadway Area, the northern portion of Grand Haven Road, and the Henry Street "finger". Although very different from each other, these situations have the common ancestry of a limited human perspective. As with circulation problems, it becomes the role of the planning process to place these issues in a broader perspective with regard to time and space. Nugent Sand poses problems similar to those of any resource management controversy. Being an extractive industry, it is necessary to assess the environmental impact of past, present and future mining activities, as well as the economic impact of modifying present practices and correcting past abuses. Recycling mined land into productive uses and en- couraging less environmentally damaging techniques for sand mining are necessary activities to be undertaken. Rather than the usual conflict �-66- between environmental quality and economic activity, these objectives can be accomplished with significant economic and fiscal benefits to the private and public sectors. The Broadway Area is characterized by a number of problems which must be addressed in the planning process. If present trends are extrapolated into the future, this area, in comparison with the remainder of the City, will continue to lag in political, financial and human resources that are present elsewhere in the community. Therefore, this area requires special attention directed toward influencing present characteristics to arrive at a changed condition for the future. The problems confronting the Broadway area include the following: (1) a deteriorated housing stock; (2) lack of identification with the City due to existing school district boundaries and a socio-economic mix different from that of the remainder of the community; (3) physical and geographic isolation from the bulk of the City's residential population; and (4) needs and priorities different from that of the remainder of the City's neighborhoods. Many of the problems involve solutions which are beyond the economic, human, and political capabilities of the City. This requires that the . h other levels ' City join f orces wit of government and the communities bordering on the Broadway area to develop solutions to these very basic, but complex, problems. The northern portion of Grand Haven Road is an area of mixed land uses with an overburdened roadway handling both local and through traffic. �-67- Mixed uses are not necessarily an undesirable phenomenon. In fact, under certain conditions, various land use activities with appropriate densities and buffers in well conceived spatial arrangements can be mutually supportive and produce a very efficient and pleasant environment. The northern portion of Grand Haven Road has not been so carefully planned and instead has seen a haphazard pattern of development. The result has been, and will continue to be, conflict--between residential, commercial and some industrial uses. Additional problems are caused by the location of the county airport. One is the requirements for a development-free glide path approaching the runways. This severely restricts land use along the approach corridor and has a depressing effect on more intensive potential uses. When weighed against the jobs and business opportunities that depend upon the airport and the transportation advantages which it provides, these problems seem insignificant. Nonetheless, a solution capable of capturing the benefits and eliminating any detrimental effects of the airport should be sought. The fact that development has occurred around the airport restricts its ability to extend runway length and any future expansion that the current increase in air traffic volume may necessitate in the future. This conflict between present and future access requirements (both air and land) and the need to make optimal use of the land resources in this area must be dealt with as a part of the Master Plan Program. The Henry Street "finger" is one of those situations where the City is constantly reminded that it does not exist in isolation. The "finger" �-68- is a peninsula of land running to the east of Henry Street which juts out between the cities of Roosevelt Park and Muskegon Heights. The street itself is part of Norton Shores, and so is the eastern side of the roadway with its well known commercial establishments. However, the western side of the street is the city of Roosevelt Park's and is subject to the codes and ordinances established by that city. Improvement of the area for commercial use and providing sufficient access requires intergovernmental cooperation as both cities have a substantial interest in the services provided by this area and the tax base that it represents. Map 3 suggests that the northeast corner of the City has a disproportionate share of the City's man-made problems. Mixed land uses, strip development, airport landing approaches, and traffic congestion problems all combine to create an unsatisfactory situation. This suggests the need to pay particularly close attention in the master planning process to this area. It will undoubtedly require different measures for guiding future development than elsewhere in the City where problems exist by themselves or in different combinations, as along t henorthernportion of Henry Street. �-69- JURISDICTIONAL PROBLEMS AND ISSUES In the previous section, it has been suggested that a number of issues will require the City to work with other jurisdictions in designing and implementing solutions to its problems. necessitate intergovernment cooperation. There are two situations which The City has numerous isolated pockets of land either owned by or under the sole authority of another governing agency. These are illustrated on Map 4 on the next page, and include Hoffmaster State Park, Mona Lake Channel, property owned by the State Highway Commission, and the County Airport. �-70- The City also has several areas which are subject to overlapping governmental jurisdiction. The Lake Michigan Shoreline and dlllles, Nugent Sand, and the Henry Street "finger" are examples of areas subject to more than one governmental regulator. The interests of other governmental agencies in these areas present problems and opportunities to be explored in planning for future development. To the extent that these areas have a potential influence on the City, it is necessary to monitor the intentions of these other levels of government. Improved knowledge of the City's structure and dynamics generated during the Master Plan Program, combined with agreement upon connnunity development objectives, will permit an assessment of the plans being considered for these isolated pockets and areas of overlapping jurisdiction. The City will be in an improved position to react to the initiatives of others as well as to originate initiatives of its own toward a cooperative approach to problem-solving and planning. �' C1'rY ~ ~S[Vi.L"I' PARK CrTY MUSK[GOH Of HTS 4 JURISDICTIONAL ISSUES 1 CORPS OF ENGINEERS 2 STATE DEPARTMENT OF NATURAL RESOURCES 3 4 5 MUSKEGON COUNTY/STATE HIGHWAY DEPARTMENT CITY OF ROOSEVELT PARK MUSKEGON COUNTY/FEDERAL AVIATION ADMINISTRATION ISOLATED AREAS 0 NORTON SHORES. MICHIGAN 1)()0 5000 1)()00 LEO JAKOBSON ,, .,_ CONSl.l.TANT IN Lfl81'N Pl.ANNNG MANAGEMENT N«J DESIGN �ATTITUDES AND GOALS �-71- THE ATTITUDE SURVEYS The examination of the community attitude survey in Reports 13 and 14 of the Norton Shores Master Plan Program expressed residents' views on current issues and the type of future that they felt would be desirable for the City. The discussion in Report Number 15 focussed on the current condition of the connnunity and likely characteristics and trends which will need to be considered in public and private decision-making. To- gether, these two perspectives provide the "what ought to be" and "what is", or "what will be". In the following discussion, these two views �---72- will be treated in an iterative fashion to begin to suggest the ''what can be" regarding the future of Norton Shores. In formulating these perspectives, great care has been taken to develop an accurate picture of the actual and desired community condition. One specifically suited to the purposes of the planning program has resulted. Accepting the notion that there are no absolute truths, and all facts must be interpreted to be useful in planning and decision-making, many sources and viewpoints have been incorporated into the program. The City's human resources have been organized to provide factual and attitudinal inputs as well as to review the synthesis and interpretations provided by the Master Plan consultant. An effort has been made to ascertain and differentiate between the concerns and attitudes of the community's influentials and those of the general population. Toward this end, the Norton Shores attitude survey was conducted during November and December of 1978. The specific objectives of the survey were: (1) to ascertain resident attitudes in regard to living conditions and community services; (2) to receive feedback from the population at large on the 1974 community goals and objectives and on new emerging planning and development issues; (3) to obtain intercensal information about the current socio-economic characteristics of City residents; and (4) to provide a basis for comparing current attitudes, expectations and priorities with those obtained in prior surveys, specifically a survey of attitudes on municipal services and development policies, which was conducted in 1972. In essence, surveys are among the few tools available to planners to commu- �-7 3- nicate with large numers of individuals in the course of plan preparation. Equally, surveys provide decision-makers with information helpful for assessing the political ramifications of plan related actions, specifically in the choosing of alternatives and in regardtosetting priorities. The idea of this survey was part of the original master plan preparation design. It was to be conducted at the time when the plan formulation process was moving from the review of past planning efforts, data collection and updating, and the analysis of the City ' s role and functions from national and regional perspectives, to the actual plan formulation stage. In the diagram on the next page, this survey represents the first horizontal screen line. The Master Plan work program incorporated the suggestion that parallel to the attitude survey the same questionnaire be sent to community influentials, that is, to the members of the City Council, the Planning Commission, and Master Plan Review Panel, albeit as a separate survey. The rationale for this was to ascertain how the attitudes and values of community decisionmakers might differ from those of the general public. Any differences, if found, would be helpful to the plan formulation process because they would pinpoint early in the process issues of possible disagreement and allow for timely attempts to find resolution to these conflicting viewpoints. �-74- COMPARATIVE SURVEY RESULTS RESPONDENT CHARACTERISTICS The first significant differences between community influentials or decisionmakers and the general population were in the respondents' characteristics. These differences appear in the socio-economic priorities of each group. Decision-makers are in their prime working and family life age: half of them are in the 30-50 year bracket and have a larger average household. There are more working members in their households, they are overwhelmingly in white collar occupations, and nearly half are in the top income bracket. �-75- A. Age: 18-30 30-50 over 50 B. Average Household Size (persons per household) C D. E. F. Table 2. General Public Influentials 12.1% 38.8% 49.1% 100.0% 50.0% 42.1% 100.0% 3.23 3. 41 Percent one or two person households 41. 7 Employed persons per household Occupations: white collar blue collar service Household Income < $10,000 $10,000-20,000 $20,000-32,500 > $32,500 7.9% 32.5 1.48 1.69 71.2% 23.2% 6.6% 100.0% 87.1% 10.0% 2.9% 100 .0% 17.6% 33.9% 28.7% 19.8% 100.0% 2.6% 18.0% 30. 8% 48. 7% 100.0% Social Profile, General Public and Influentials, 1978. The above suggests that decision-makers should be aware of these differences. They are not typical of the community average. dichotomy in their social profile. On There is also an important the one hand, they are representative of the leading edge of the socio-economic trends restructuring urban America. They are affluent, well educated, and in professional and managerial occupations. On the other hand, they are at a point in their life cycle which represents a diminishing factor in the overall population. The general �-76- trend is towards smaller families, more emphasis on adults than children, a larger percentage of older people, on fixed incomes, etc. The diffi- culty is to avoid projecting one's own world into decisions affecting the entire community. LIVING IN NORTON SHORES Co1IUI1unity influentials and the public at large like living in Norton Shores. However, the reasons given differed somewhat from those given in the general survey. Specifically, the influentials ranked the two "efficiency" factors Table 3 below summarizes these differences. higher than the public. General Public Reason No. Nice environment Proximity to lakes Good recn~Jtion 208 Total "Amenity" Reasons Nearness to work Efficient gove n1mcn t Total "Efficiency" Reasons Desirabk place to raise children Good schools Total "Family" RCJS0t1S TOTAL CHECKS Checks PL' r respondent Table 3. % Influentials No. z 37 29 21 16 108 23 19 10 11 6 577 52 77 43 144 27 13 24 14 2 15 9 171 15 39 23 191 182 17 16 32 28 18 ]6 373 33 60 34 1,121 100 176 100 261 3.48 4.51 Reasons for Liking Living in Norton Shores, General rublic and Influentials. �-77- In the area of the adequacy or inadequacy of governmental services, the ratings of the influentials and the public were in general accord. The notable difference was that both adequacy or inadequacy were expressed more strongly by the influentials. For example, the adequacy of water supply was rated good by 75 percent of the influentials in contrast to 60 percent by the public. On the inadequate side, leaf collection was considered inadequate or poor by 66 percent of the public. Influentials were more critical: 82.5 percent rated this service inadequate or poor. The adequacy of school services was generally ranked higher by influentials than the public. However, over half of the influentials and ove~ 70 pe~- cent of the general public did not rate school services because the survey asked that only those who currently had children in school or availed themselves of vocational or community college service should rate them. Influentials' responses to those services where the frequency of utilization was asked in addition to adequacy and importance correlate very closely with those of the public. In summary, influentials' responses to all questions about living in Norton Shores correspond to those of the population at large. ferences are one of degree. The dif- However, likes and dislikes are articulated more strongly and the deg~ee of no response is much lower among influentials. This is not surprising when one considers that the response comes from a community leadership group. h �-78- GOALS AND DEVELOPMENT All respondents surveyed as part of the general public were asked to rank the five goal groups in order of importance. percentages of this ranking. Table 4 below shows the As other parts of the survey suggested, the environmental goals group received the highest percentage of top rankings. 1 2 3 4 5 All Equal No Response Environmental goal 35 12 10 3 1 27 12 Economic goal 27 16 9 4 3 27 13 Physical development goal 14 18 16 6 6 27 13 Governmental services goal 9 20 15 11 5 27 14 Intergovernmental cooperation goal 9 18 15 10 8 27 13 Rankings: Table 4. General Public's Goal Rankings in Percent. In the ranking of goals by community influentials, a major difference occurs. As shown in Table 5, the economic goal ranks highest and the physical development goal second. 1 2 3 4 5 All E9.ual No Res:eonse Economic goal 50 10 13 2 0 23 2 Physical development goal 25 35 8 5 2 23 2 Environmental goal 23 18 25 7 2 23 2 Governmental services goal 13 15 10 25 12 23 2 5 15 18 17 20 23 2 Rankings: Intergovernmental cooperation goal Table 5. Influentials Goals Ranking in Percent. �-79- On a weighted basis, the comparative rankings are shown in the table below. Influentials General Public Economic goal 275 237 Physical development goal 249 208 Environmental goal 230 260 Governmental services goal 179 197 Intergovernmental cooperation goal 159 190 Table 6. Comparative Weighted Goals Ranking. These rankings must be given some consideration. They are indicative of the socio-economic difference between the influentials and the public There is no need for conflict between these rankings, however. For example, environmental quality is becoming an important factor in business decisions, e.g., where to locate a new factory. thens the economy. Thus, environmental amenity streng- The tradition of viewing them in conflicting terms must be overcome; it is more realistic to see them as complementary viewpoints, each strengthening the other. This point will be returned to, as it suggests the basis for a set of guiding principles for development. The last questions dealt with perceptions about the future of the Muskegon area and the growth and development of Norton Shores. Five basic scenarios were presented about al~rnative futures for the Muskegon area. responses are shown in Table 7 on the next page. The Within all of these perceptions, 87 percent of the general public suggested that Norton Shores should continue to grow, however, in a planned manner. The "no more growth'' option was supported by a mere 5 percent of the respondents. �-80- Unrestricted growth received no support either. Influentials % General Public % The Muskegon area will continue to grow at a slow pace as an industrial center with high chronic unemployment, a polluted environment, and having the image of a depressed, undesirable area. 9 12 It will have changed its current negative image and, though still an industrial area, it will have a greatly improved environment and the reputation of a good area for new industrial investment in heavy manufacturing. 40 28 It will be a bustling, year-round recreation, tourism, and convention center. 7 10 It will be the commercial--wholesale, retail, and banking--center for the Lake Michigan shoreline counties from Allegan to Mason at the crossroads of U.S. 31 and an I-96 extended from Muskegon by a modern, fast and frequent rail-truck-automobile-passenger ferry service to Milwaukee. 7 12 Because of effective environmental management programs like the County Wastewater System, it will have attracted numerous "clean" industries to the area to become an industrial research and development center. 25 28 Something else described by respondent. 12 10 1J 100 Table 7. Comparison of Perceptions About Muskegon's Future. Influentials No more growth Guided growth with help of planning and zoning Unrestricted growth No response Table 8. 100 Norton Shores Growth Options. General Public % % 0 5 95 87 5 2 0 6 100 100 �-81- As seen from the tables, community influentials have a more optimistic view of the area's future than does the general public. On the City's growth options, nearly all of the influentials opted for guided growth with the help of planning and zoning. ferred unrestricted growth. ' Two individuals, however, pre- �-82- GOALS AND OBJECTIVES: AN INTERPRETATION In the case of Norton Shores, given the attitudes of the citizenry and the constraints and opportunities presented in the local perspective, there is only one acceptable alternative future. That is to say that there is only one future where expectations will be brought into balance with the ability of local government to overcome problems and act upon opportunities. This future will be one characterized by a high level of environmental quality, a strong and responsive local economy, a stable and productive tax base, and local governmental services of a high quality. The City will be desirable to live in with the opportunity to reside in Norton Shores pro- �-83- vided to the maximum number of people compatible with maintaining this high quality of community life. As suggested in the last section, the greater priority assigned by community influentials to economic objectives and by the general public to environmental concerns does not represent conflicting positions. Rather, it suggests different perceptions on how to improve upon the living environment of City residents. Both of these emphases are correct; however, neither one alone is capable of enhancing the quality of life nor of providing a comprehensive set of guiding principles necessary to allow the City to participate in the shaping of its future. It is necessary to examine how these two objectives relate to each other and develop an approach for using them as guiding principles for development. THE APPROACH THAT IS PROPOSED FOR GUIDING THE DEVELOPMENT OF THE CITY IS ONE THAT EMPHASIZES THE PRESERVATION AND ENHANCEMENT OF ENVIRONMENTAL AMENITIES AS THE CITY'S PRIMARY OBJECTIVE. The reasoning for this is that any city, specifically a suburban city, can ~eally do very little as a di~ect intervention to improve the economy~ Fiscal policy is at best an indirect and very imprecise tool for influencing the local economy. It is primarily concerned with housekeeping functions of local government and secondarily related to planning and land use issues-. If a city cannot generate jobs except by adding staff to the city payrQ!-1, then it can at least provide a basis for others to generate jobs by providing an environment (in a natural, as well as political, infrastructure, and human resource sense) which is conducive to attract private investment. �-84- The opportunity to use the environment as an inducement for economic development is greater now, particularly for Norton Shores, than ever. There is now more industry which economists term "footloose". It is high technology, much of it clean, production, assembly and research and development activities which go where management thinks it can satisfy the needs of its top personnel. The traditional concerns of industrial location-- proximity to raw materials or markets are becoming less and less important. It is really environment, in particular the nature of the physical environment and the way it is managed, which is going to enhance or strengthen the ability of this community to attract new jobs. Economic growth is dependent on how the community realizes its environmental goals. The link between these two objectives is the physical development of the City. �"I; THE MASTER PLAN ELEMENTS I �-85- INTRODUCTION Following the conceptualizations outlined in Part I of this report, the Master Plan as it evolved during the plan formulation process now consists of two basic functional elements, land use and transportation; six environmental management issues, e.g. shorelands erosion, dunes protection, flood hazards high water table and poor soil conditions; and three growth policy issues reflect cost efficiency concerns, e.g. �-86ljl the extension of public water and sewer service, and other social concerns, e.g. the provision of special housing for the elderly or disadvantaged, the location of various kinds of service facilities, etc. Lastly, the Master Plan identifies two subareas of the City where land use, transportation and environmental management issues coalesce in a particularly acute manner which warrant the highlighting of these areas. These are the Muskegon County Airport and the Nugent Sand mining area. All of the above functions, issues and concerns have been discussed and reviewed in the various reports issued during the plan preparation process. They are now summarized and integrated into a single framework which diagrammatically is shown below. r It represents the outcome of the Master Plan Process diagram first presented on page 29. Now the number of boxes in each row at the bottom of the flow chart have been established and their specific content identified. r?EVi!sW 11111111111111111111111111111111111111111111111111111111 1111111111111111111111111111111m n 11111111 mnn ~ },Jls;),.Cc~ J\,t>OPTio Figure 2. I I I I I I I I I I I I I I I I I I I I I I IJ I I II I I I I I I I I I I I I I I I I I 11111111111111111111111111111111111111111111111111111111111 The Mas ter Plan Fr amework . �-87- Before presenting the plan's recommendations for each of the functional elements, management issues and subarea concerns, the most important conceptual characteristics of the Master Plan should be restated. are: They (1) the separability of elements and issues, (2) the need to pro- vide for innovation whilst assuring that traditional approaches are properly controlled, (3) the requirement for openendedness and flexibility in an era of uncertainty about the future, and (4) the necessity to view the various proposals contained in the plan in the context of different time perspectives, e.g. an immediate, intermediate and long range future. In Part I of the report these plan requirements were dis- cussed as abstractions. Now their importance and relevance can be illustrated with concrete examples. SEPARABILITY OF ELEMENTS The "disaggregation" concept outlined in the discussion of Master Plan characteristics earlier in this report suggests that each element of the plan can stand on its own. It can be reviewed, discussed, adopted and utilized independently as a development and decision guide. The rationale for this unconventional approach is to obtain management flexibility by allowing the various issues included in the Master Plan to be dealt with in a focused specialized context without interference from exogenous considerations normally experienced in a comprehensive planning effort. Needless to say, a disaggregative approach to plan preparation is not easy. However, if one applies a systems approach to plan formulation, the Master Plan can be viewed as~ systems framework in which both �-88- plan elements--land use and transportation--are discrete subsystems, each operating at its own functional speed linked to the overall framework at a few critical points only. In the Master Plan system, these critical points can be expressed as goals and objectives, as policies, and as principles, standards and guidelines. As long as these are followed, the area of a particular land use, the location of a comm.unity facility, or a road designation is important only insofar as it affects another component in the same subsystem. In the case of Norton Shores' Master Plan, the proposed systems approach is facilitated by the fact that the environmental management issues of the plan is expressed in terms of management zones overlying the proposed land use pattern. The zones remain the same regardless of the underlying land use or any change of it. Conversely, as environmental conditions change or management techniques change, zonal boundaries and/or management practices can be changed without change in land use. As housing, community facilities and services are presented as sets of criteria and procedures akin to those in planned unit development, recommendations for specific locations for such facilities are not submitted in the Plan. This also contributes to the flexibility of the plan and allows for each proposal to be treated as an individual consideration at the appropriate time when a decision must be made. Overall then, the Master Plan shows only land use and major roads in terms of location. All other concerns are expressed as policies which apply to defined zones shown on the respective maps or as verbal guidelines only. �-89TRADITION VS. INNOVATION Norton Shores' environment can be managed in two ways. One approach views the existing environment and its characteristics as constraints and uses traditional development controls such as zoning to guide growth. The environment is protected with its dominant characteristics preserved under this approach. Future land use conflicts and potential damage to the natural environment can be anticipated and controls imposed to avoid these undesirable situations. The second approach interprets the environment and its characteristics as opportunities and develops innovative approaches to the utilization of environmental resources. Under an innovative approach, the environment is not only preserved but is also enhanced as a result of more effective ~esource utilization. The carrying capacity to support land use activities of varying intensity would be a principal determinant. However, the possibility of modifying natural and manmade site attributes or simply adapting to them by using new technologies and innovative design, engineering or site development techniques would not only be considered, but encouraged. Innovative management seeks to avoid future problems as well as to avoid overlooking or discouraging appropriate and timely development opportunities. Though tradition and innovation are seemingl¥ pt the opposite ends of any set of alternatives, it is proposed h~re that a plan can be designed that accommodates both. This is accomplished by using traditional land use controls like zoning as the basic management tool. Innovation is provided through the utilization of overlay zones which identify and specify the �-90unique environmental issues which pertain to a given area, e.g. the dunes or the high water table area, and suggest how through the utilization of Contract Zoning like Planned Unit Development the particular constraints of the site can be transformed into opportunities through the application of innovative design, new technology, etc. rl Environment ., r' ' , Master Plan Constraints ➔ and Opportunities 'i, ➔ Innovative ~ Management Overlay and' Contract Zoning Attitudes Figure 3. Traditional Management District Zoning The Plan Design Framework. OPENENDEDNESS AND FLEXIBILITY In traditional master planning three plan elements have seldom been implemented as proposed in the plan. These are the housing, community facilities, and recreation elements. The causes for this lack of im- plementation are many. However, two factors stand out. First, in contrast to the general land use element, which is controlled by economic and legal considerations, and the transportation element, which is controlled by technical and engineering principles, the housing, community facilities and recreation elements are linked to lifestyle, value preferences and social association. Second, because of this close link with social issues �-9-1- and attitudes, the specific needs and locations for these kinds of facilities and services cannot be accurately projected or their functions accurately described. The failure in past plans has been in the naive basic assumption that the future will be a simple extension of the present, albeit of a larger variety. As has been pointed out earlier in this report, the current era of economic and social uncertainty makes long-range planning difficult if not impossible. In particular, the social value and lifestyle transformations and the demographic changes which are taking place today suggest that detailed planning for housing and community service facilities, including recreation, in the traditional manner is futile. However, a master plan must provide a structure and guidance to connnunity decision-makers as to how to respond to special housing needs and to the demand for community services and recreation as such needs arise and as proposals for such facilities are presented. The recently enacted state enabling legislation providing f0r Contr~ct Zoning for special land uses gives the necessary structure and procedure for a decision framework which gives the City's administration, the Planning Commission and the City Council the necessary tool for judging and deciding on the need, location and conditions for development proposals for special land uses, e.g. housing, community facilities, recreation, etc, STAGING OF DEVELOPMENT The Master Plan concept as outlined suggests that the traditional notion of a master plan as a long range policy document be substituted with the �-92notion of the plan being timeless which simply means that the various proposals contained in the plan be related to goal achievement. This plan characteristic in combination with the requirements that the plan must be flexible, open-ended, and tolerant provide the basis for staging the plan. In the Norton Shores case it became clear that only a simple two level staging approach was necessary. The reasons for this were the modest size of the city, its relatively homogenous population structure, and consequently, relatively easy concensus on development goals and objectives. Also, the lack of major developmental problems facilitates the staging task. The two development stages are the "immediate future" from now to 1986, and the more "distant future" beyond 1986. There are several reasons for considering the immediate future as the next six year period. The most important is the requirement in Section 9 of the Municipal Planning Act which provides that for the purpose of furthering the desirable future development of the municipality under the master plan the city planning commission, after the commission shall have adopted a master plan, shall prepare coordinated and comprehensive programs of public st,uctures and improvements. The commission shall annually prepare such a program for the ensuing 6 years, which program shall show those public structures and improvements, in the general order of their priority, which in the commission's judgement will be needed or desirable and can be undertaken within the 6-year period. �-93- Michigan legislation is not unique in determining that six years is an appropriate timeframe for making specific decisions on development. Throughout the United States six year improvement programs are common. In many other parts of the world five year national development plans are being promulgated. In nearly all instances, however, the five or six year plans are based on longer range perspective plans. The two level staging is by now commonly accepted in planning practice. Staging of the Master Plan has also the advantage of providing a rational base for zoning by protecting the community of overzoning prematurely land for uses of limited current demand resulting in "arrested development" or in "leapfrogging" in which development bypasses partially developed areas in favor of locations in newly zoned areas. By providing a staged plan the conformity requirement between the plan and the zoning map can be obtained with the zoning map - the implementation tool - conforming with stage one of the master plan which should be developed first . �-94- THE BASIC ELEMENTS: LAND USE THE PROPOSED LAND USE CATEGORIES On the basis of the various studies conducted during this planning effort, three specific issues emerged, each of which sets its own distinct constraint on land use planning. These three issues are: (1) the constraints imposed on land use planning by existing development; (2) the opportunities presented to land use planning in the areas not yet developed; and �-95- (3) the constraints and opportunities created by the locational and environmental characteristics of Norton Shores' site. The analysis of these issues led to the conclusion that little or no land use change should be recommended for that part of the City in which most of the existing development was concentrated. Most of this development is sound, relatively new and representative of current community needs. Land use innovation should therefore be directed to the undeveloped parts of the City and related to locational and environmental opportunities. Lastly, the environmental constraints should be considered as opportunities facilitating the creation of amenity in the form of open space. Based on the above, the land use element of the Master Plan broadly divides the City into three zones: (1) the urban core; (2) the development zones; and (3) the open space zones. In addition, the county airport must be treated as a zone in its own right because of its unique characteristics and impacts on the surrounding area. In the following, each of these zones an& the various land uses within them are briefly explained. In SUillIDary, the land use plan is an attempt to reconcile the existing land use characteristics of the City with those opportunities for managing the future growth of the City which emerged during the consultant's assessment of national, regional and local trends. It is suggested that �the proposals also reflect the consensus of residents as identified in the attitude survey as well as the views of community influentials ascertained in the sketch plan evaluation survey. As pointed out earlier, the land use element stands on its own. Modifications in it, specifically in regard to the boundaries of specific districts, will not invalidate the overall concept, nor will they affect other elements of the Master Plan. Changes in concept, however, will have repercussions on the other elements. THE URBAN CORE This zone extends across the northern half of the City to approximately a line from Ellis Road in the east via Porter Road to Sternberg Road in the west. It encompasses nearly all of the developed land in the City. It is serviced by urban utilities like sewer and water. It is predomi- nantly single family residential and subject only to such developmental pressures like the infilling of still vacant land with new construction. As most of this new development conforms to the existing character of each subarea in this zone, it represents the last phase in the maturing of the zone into a fully developed stable urban area. For the above reasons it was felt early in the planning process that the condition of maturity and stability of this area must be recognized in any land use plan which may be considered for the City. It was subse- quently felt that this area should be treated as a separate land use zone for which no change should be proposed either in the characteristics of development or in the basic regulations governing development, e.g., . �-9]- zoning. This implies, for example, that no changes are proposed in existing land uses in this zone. Also, the existing zoning regulations will remain in force, including the current district delimitations as they appear on the zoning map. As can be seen from the land use plan on the next page, some exceptions have been made to the above principle. These apply, however, to some large tracts of land which have not been developed, e.g., the area south of Seminole Road between Henry Street and Vickham Road, or are currently being used for a non-urban activity, e.g., sand mining in the area north of Seminole Road and west of Lincoln Road. Also, the exceptions apply to specific situations, like the commercial corridors on Henry Street and on Grand Haven Road. Lastly, the environmentally most sensitive areas, the Lake Michigan Shore and the Black Creek estuary, are also excluded from the Urban Core Zone. All these exceptions present developmental opportunities which, if not identified, might be lost ir. tr.e matur.:1t:..on process affecti:ig the northern half of the City. and strengthen, through the process of g=~c~~l ir.filli~ 6 , the ?=esent characteristics of the area. The existi~; p~ttern ?CSe~ ~o sig~i£ic2~t community-wide ~roblems, but there may exist specific localized land use conflicts. In the Master Plan concept, as presented, these would be identified, analyzed, discussed, and resolved in the preparation of district plans for various subareas of the City. �' C1h Of" ~SCV(Lt PARK 5 MASTER PLAN LAND USE ~ I 1980-1986 URBAN CORE LOW NTENSITY RESIDENTIAL HIGH INTENSITY RESIDENTIAL IMllm APARTMENT/ OFFICE COMPLEXES l:.!lllll SERVICE COMMERCIAL mun, MAJOR COMMERCIAL LWIIII INDUSTRIAL I NlUSTflw. f'AAK b SMALL N>USTRIES @ AGRICULTURE (8 RECREATION & OPEN SPACE • LAKE MO-IGAN SHOR.NOS b BLACK Cl1EEJ< BASIN c HOFFMASTER STATE d llLACK LAKE e.fK>SS OQJ ARK BASIN ~ AIRPORT NORTON SHORES, MICHIGAN 5000 ' "0000 ! LEO JAKOBSON_ ......, CONSll.TANT lN l.flBAN PLAN~G MANAGEMENT AHO DESIGN ~------ MAOtSCIH WISCONSIN �6 MASTER PLAN LAND USE BEYOND 1986 C!J URBAN CORE e:fil al) LOW INTENSIT Y RESIDENTIAL HIGH INTENSITY RESIDENTIAL APARTMENT/ OFFICE COMPLEXES amm SERVICE COMMERCIAL MAJOR COMMERCIAL INDUSTRIAL - ·1 - a lhOUSTRIAL PARK EE b SMALL NOUSTRIES AGRICULTURE RECREATION & OPEN SPACE I LAKE MCHGAN St-lCfE..AM:>S b BlACK CREEK BASN c t-OfFMASfER STATE ARI( d lUC1C LAKE BASN CT[] •.ROs$ ""RK AIRPORT 1)(J() NORTON SHORES, MICHIGAN t E0 JAKOBSON 5000 CONSULTANT IN LABAN PLANNNG MANAGEMENT AND DESIGN ~---- MADI~ W1SCONSIN �-98- THE DEVELOPMENT ZONES The location and physical and social environment of Norton Shores provides for a range of developmental opportunities. In land use terms, these can be identified as residential, commercial, and industrial. After specific locational and environmental opportunities and constraints were examined, the following developmental land use classification emerged: (1) dunes residential; (2) low intensity residential; (3) high intensity residential; (4) apartment/office complexes; (5) service commercial; (6) major commercial; and (7) industrial. Each of these is discussed in more detail below. 1. Dunes Residential Consistent with the environmental toncerns expressed in the various surveys and the City's past planning efforts, development in the dunes should be judiciously guided and controlled. For that reason, a special dunes management zone (see section on environmental management) is proposed which will provide the necessary assurances that development in the dunes will conform to the desires of the community, allowing for development in balance with the natural fragile ecology of the environment. In the main, the recommendations will follow those enumerated in 1969-71 in the various shorelands studies prepared for Muskegon County �-99- and the City of Norton Shores. The Master Plan suggests that as a matter of City policy the dunes be recognized as a unique environment. The subsequent work on a Zoning Ordinance will establish the specific regulations for dealing with this unique resource. 2. Low Intensity Residential The Low Intensity Residential district encompasses the area south of Sternberg Road to Pontaluna Road and is bounded on the east by a line about 600 feet to the east of Grand Haven Road and on the west by Lake Harbor Road. The area, identified by number 2 on the land use map, is characterized by high water table and soils in general unsuitable for intensive urban development. (See Report No. 9, Data Update II: Transportation, Land Use and the Natural Environment.) It is not served by public sewer and water. The Low Intens ity Residential land use category is conceived as a solution to these conditions. Development within this area is depende'nt upon the natural carrying capacity of the land, which, in the absence of public infrastructure or inexpensive private vastc disposal and building technology, is limited. For this reuson, it is suggested that only residential uses situated on large nd~quately spaced lots be permitted. ' However, other land uses, including service facilities and more intensive residential development, need not be absolutely prohibited. As the more desirable sites within the City become fully developed, more intensive pressures will come to bear on what were formerly marginal locations, including the areas designated "low intensity residential". Increased �-100- demand, combined with improved and less expensive technological innovations, may make more intensive development economically feasible and render obsolete the natural constraints on waste disposal, flooding, and soil bearing capacity at present regarded as limiting development. Since the Low Intensity Residential district is conceived in a dynamic rather than static sense, it is important to assess the constraints imposed by development in the present on opportunities for innovative and more intensive land use at some later point in time. Therefore, any site-specific development standards and criteria regarding site plans and environmental impact assessment are not proposed in the Master Plan. These issues can be best handled under the Planned Unit Development provisions of the City's Zoning Ordinance. 3. High Intensity Residential Three areas within the City are suggested as locations for ''high intensity residential" use. They are identified by number 3 on the map. The intent is to provide opportunities for diverse living situations, recognizing several important demographic and socio-economic trends exhibited at the local, regional and national levels. These include an aging of the popu- lation, changing life and job styles, and other housing demand and supply phenomena which will require adjustment and accoIIDI1odation in the provision of housing in the public and private 3ectors. The areas selected to accommodate development of alternative forms of housing allow for such concepts as single family housing in clusters, condominiums, town houses and garden apartments. The locations are �-101- . characterized by unique and/or sensitive environmental amenities which can be made accessible to more people than would be the case under a traditional pattern of single family housing. Because of a more intense concentration of human activity and thefragilenature of the environment, great care must be exercised in the design and implementation of development in these areas. High intensity residential development will require public infrastructure and services such as roads, sewer, water, schools, police and fire protection. The sites selected are either presently served by such facili- ties or can be in keeping with the utilities development policy and the recommendations contained in the other plan elements and management issues. Similarly, access to shopping, employment and other service facilities is judged to be very good in light of the existing or pro- posed land use patterns within the City. From a fiscal and economic point of view, the high intensity residential land use activity at these locations is expected to yield significant benefits. It is proposed that each proposal for development in this land use district be subject to site _plan approval, irrespective of the acreage involved. Therefore, no specific development standards are proposed. The details of administering development in this district, as well as any particular provisions uniquely applying to the intensive residential land use zone, will be spelled out in the forthcoming revision and amendments to the City's Zon_ing Ordinance. Also, it may be advantageous to prepare detailed plans for these subareas of the City. �-102- 4. Apartment/Office Complexes Limited locations identified by number 4 on the map are proposed for development of apartment and office complexes. These are sites which are proximate to complementary land use activities, e.g., business districts and the airport, which can provide adequate parking, access and egress, and can be efficiently served by public infrastructure and services. Because of the intense nature of these activities, they have been segregated from other less intense land uses as well as protected from possible conflicting activities such as industrial and major commercial uses. Apartment development will provide additional opportunities for alternative housing types over and above those in the intensive residential districts. Office complexes will provide employment and services which will strengthen the City's economic base as well as provide fiscal benefits. In- creased demand for both apartment units and office space in the near future resulting from demographic and economic shifts can be accommodated in the plan in a way which maximizes the positive impacts of such development. As in the High Intensity Residential district, it is proposed that all proposals for development in this district be subject to site plan approval. Therefore, no specific development standards are proposed. Any particular control provisions uniquely applying to this zone will be incorporated into the revised Zoning Ordinance. 5. Service Commercial In addition to the existing service commercial activities at the northern �-103- end of Grand Haven Road, several other locations of limited size are proposed. They are indicated by number 6 on the land use map. The concept of service connnercial nodes was first introduced in 1971 in the City's "Transportation Corridor Study." The principle was simple: in addition to meeting the local residential needs and demands for neighborhood and community-level shopping, all commercial development was also to serve the tourist and recreation trade. Combining residential service demands with the commercial service needs of the tourist would have strengthened the capacity of each node to provide (1) better and improved services; (2) a greater selection of merchandise; and (3) greater investment incentive. In the review of the City's past planning effort, it was recognized that although the emphasis given tourism and recreation in 1971 has subsided, the locational principles underlying the node concept were still valid. Therefore, parts of the node system for the southern part of the City as outlined in the "Transportation Corridor Study" have been retained. The nodes do not serve identical purposes and needs, however. The two nodes betwen U.S.-31 and Grand Haven Road at Pontaluna and Sternberg are primarily oriented to the service needs of highway users and the workers and establishmen,s in the industrial corridor, but they also serve the residential areas to the west of Grand Haven Road. The original two nodes at Lake Harbor and Sternberg Roads and at Pontaluna and Sternberg Roads have been combined into a single, more centrally located node at Sternberg RDad and Henry Street. Its role is that of a community shop- �-104- ping area serving the needs of the residential population south of Mona Lake and to the west of the airport. As the Master Plan spells out only the basic principles for development, no detailed specifications for land use control are presented. The district regulations will be incorporated in the revised Zoning Ordinance as well as the procedures for the approval of development in these nodes. 6. Major Commercial Major commercial uses, with extensive land and access requirements, are proposed to remain essentially where they presently exist: along Henry Street, north of Seminole Road (Area 5 on the map). This area, supple- mented by the several service commercial nodes located throughout the City, is expected to serve adequately the shopping and business service needs of local residents. No changes are considered in the regulations governing development in this district. However, it is suggested that development proposals for the remaining larger parcels in the designated areas be subject to site plan approval. This would ensure that the City's objectives could be expressed in controlling density, site development, traffic, landscaping, and environmental quality. If, under the disaggregation principles underlying the Master Plan process, it is deemed necessary to prepare a more detailed area plan for the Major Commercial District and its surroundings, specific guidelines for future development in this area may emerge. To include such guidelines in the Master Plan itself would introduce an element of unnecessary area-speci- �-105- ficity into a discussion of City-wide development policy. 7. Industrial The industrial corridor between Grand Haven Road and U.S.-31 from Ellis Road to the north to the City boundary in the south is a long-established fact in the mental mapping of land uses by Norton Shores' residents. was clearly demonstrated in the results of the attitude survey. This (See Map of Industrial Locations, Report No. 13, "The Community Attitude Survey".) There is a clear logic to this perception. The area is not in the path of other development, the land is well suited for industrial purposes with good highway and rail service, and it is now served by a high capacity sewer system which is particularly well suited for absorbing most kinds of industrial waste. In view of the above, the Land Use Plan merely restates earlier decisions and delimits the area in relation to other land uses. For policy and control purposes, the core of the district is designated as an "industrial park" (7a on the land use map). This designation implies strict environmental and use controls with respect to the kind of industries which would be allowed to locate in this area, traffic, building design and landscaping requirements, etc. The specifics of these will be presented as part of Zoning Ordinance amendments. ' In each connnunity there is a growing need to accommodate the small entrepreneur who often does not have the resources to comply with strict development standards or to locate in an industrial park. For that pur- pose, it is reconnnended that a light industrial district be established in locations marked 7b on the land use map. Aside from less demanding �-106- standards, it is suggested that only small industries as defined by a maximum number of employees, maximum building area and maximum lot size be allowed to locate in this district. Again, the specifics of these regulations will be incorporated into the Zoning Ordinance. THE OPEN SPACE ZONES Nothwithstanding the generally accepted view that open space is urban settlements is a necessity that provides for recreation and visual enjoyment and thus contributes to the health and welfare of a coraraunity, historically the designation of land as open space has not been easy because it has been considered a taking of land ~ithout due compensation to the owners. In recent years, the environmental concerns have added strength to the desire to preserve open space and to apply zoning powers to the enforcement of such designation in particular in cases where the natural environment supports such designation. In Norton Shores' proposed open space system, the environmental, recreational and general amenity interests congrue,leading to the designation of one primary open space district for the purpose of environmental conservancy, recreation and visual amenity. However, along the eastern edge of the City, an agricultural district is proposed to assure that environmental management principles be upheld in an area for which any other land use designation at this point would be premature. 1. Recreation and Open Space The areas proposed for recreation and open space are identified by number 9 on the land use plan. Not all of them are alike, however. In fact, �-107- one could subdivide them into five distinct areas: (a) the Lake Michigan Shorelands; (b) the Black Creek Basin and estuary; (c) Hoffmaster State Park; (~ the Black Lake-Pontaluna Road area; and (e) the Ross Park and surrounding area. The Lake Michigan Shorelands (9a) delimitation follows, in the main, the shorelands designation as established under the Shorelands Protection and Management Act of 1970. In some locations it extends eastward in order to include some of the environmentally most valuable dune formations. The primary purpose is to conserve the fragile dune environment. A secon- dary purpose is recreation. The basic principles restricting development along Lake Michigan fall under the environmental management zones described later in this report. Any specific land use regulations will be incorporated into the Zoning Ordinance. Existing development, buildings and structures will, under this proposal, become non-conforming and be subject to any regulations that apply to such uses and structures in the Zoning Ordinance, The Black Creek Basin and Estuary (9b) is a conservancy area primarily established from the poi~t of view of environmental management. the land is unbuildable and subject to flooding. Most of Whether parts of this area could be used for recreational purposes in the future should be �-108- subject to a detailed study at a later point in time if a demand for recreational facilities in that area should arise. Environmental pro- tection is, therefore, the sole purpose of this open space designation at this time. The Hoffmaster State Park area (9c), albeit inside City limits, is controlled by the State's Department of Natural Resources. The plans for the park have drastically changed since the early 70s when a peak day load of 15,000 visitors was anticipated. The current plan provides for only 3,000 visitors per day during peak SUllllller periods. This reduction in visitor loads will assure that large parts of the park will remain in their natural state. From the City's perspective, the City should support the current plan and develop a working relationship with the appropriate State agencies to assure that low intensity usage remain the primary goal in any future revisions of the park's master plan. The Black Lake-Pontaluna Road area (9d) is intended primarily for private recreational development. The area already contains the Elks Club and adjoining golf course and a riding stable. lands on the eastern shore of Black Lake. Also, the City owns some The ~City's primary objective should be to acquire, over time, all remaining shore property to assure complete control of the lake and its fragile shore environment. In the remainder of the area, various kinds of recreation-related land uses should be permitted, e.g . , camp grotu1ds, golf shooting ranges, etc. In addition, farming, garden shops and nurseries, and large lot (5-acre minimum) residential development should also be permitted. In the Zoning �-10.9- Ordinance, this area would be recognized as a special district with appropriate district regulations. The Ross Park area (9e) includes the major City-owned recreational area currently developed, the South Shores Junior High School property, and a suggested extension of the park· along the shores of Mona Lake. The pro- posed western extension as shown on the land use plan includes only land which is subject to flooding and zoned A3 on the Federal flood insurance map. Ross Park is primarily intended to serve the recreational needs of the built-up residential areas between Grand Haven Road and Henry Street to the south of Mona Lake. At this time the extension of the park can be given low priority because the floodplain designation of the proposed expansion are will keep that area undeveloped. The City's main objective should be an operational agreement with Mona Shores School Board to ensure that the school property remains "open space", in other words, that regardless of a future disposition of the school building, the grounds remain open for sports and other recreational activities. 2. Agriculture The proposed agricultural district has two purposes. First, it is an environmental device to control development in an area of poor soils and high water table. S~cond, it is a holding device to prevent premature expansion of urban activities into an area which, at present, cannot adequately be served by utilities and which is physically separated from the City by an effective manmade barrier--US-31. ,__ �-110- In the future, the City may consider three policy options in regard to this district. One would be to cede the area and have it annexed to Fruitport Township. The second option would be to annex an additional band of land to the east of Harvey Street to allow for satisfactory planned development along both sides of the street. At present it is felt that agricultural zoning to the east of US-31 would provide the necessary holding mechanism until such time when the future uses of this area can be meaningfully discussed. The third option is one of intergovernmental cooperation and coordination between the City and Fruitport Township on all development decisions in the Harvey Street corridor. alternatives, the second seems the most attractive. conditions and perceptions may change. Of the three However, over time As no immediate action is needed, no specific recommendations are made in regard to the administrative future of this area. �-111- THE BASIC ELEMENTS: TRANSPORTATION BASIC CONSIDERATIONS Until now, Norton Shores' road system has been viewed primarily in a northsouth perspective. This perspective was formed by the following: (1) Most jobs, services and co~ercial centers lie to the north of Norton Shores, in Muskegon, Muskegon Heights and in the Henry Street commercial strip; (2) The City was growing southwards, with much of recent growth concentrated in the area south of Mona Lake and to the west of the airport; and �-112- (3) No convenient access points to the regional highway system (US-31 and Seaway Drive) are available to Norton Shores' drivers except via north-south roads like Henry Street and Grand Haven Road. This north-south view has dominated all discussions and all planning of traffic and transportation facilities in the City. The transportation corridor study of 1971, the discussions of improving the bridges across Mona Lake, and the notion of a scenic drive in the dunes along Lake Michigan were all based on the underlying assumption that the primary direction of major roads in Norton Shores must be north-south. During the preparation of this plan, a number of new perceptions ha~e emerged which suggest that the north-south orientation may not be the only way to think about traffic in Norton Shores. The Concept Sketch suggested a balanced system of three north-south arterials (Lake HarborMcCracken, Henry Street, and Grand Haven-Getty) and three east-west arterials (Seminole, Sternberg and Pontalune Roads). Further analysis suggests to us that by differentiating the arterials by specific purpose, the balanced arterial system would provide the greatest benefits to the City. Before describing the proposed balanced road system, a few comments should be made of the analysis which preceded its inception: (1) A considerable shift in the location of jobs held by Norton Shores residents has taken place since 1972. The table on the next page lists the location of jobs as indicated by the respondents in two Citywide surveys conducted in 1972 and 1978. It is of particular importance to note that the central cities generating northbound traffic, in particular on McCracken, Henry and Getty Streets, have lost their dominant job location role, counting today for less than half of all job locations. �-113- (2) In a broader geographic context, the north-south structure of regional development along the US-31-Seaway Drive corridor from Grand Haven to Whitehall supports the notion of an east-west lateral feeder road system from the residential conmnmities along this intensive employment and services spine. (3) The existence of a high capacity regional transportation spine represents a considerable investment of public funds. This investment should be put into its fullest use by providing effective lateral access to it. (4) A balancing of major traffic flows would lessen pressure on the existing north-south system which originally never was designed to carry large amounts of vehicular traffic, This reduction in traffic loads in tum would eliminate the need for the kind of costly improvements which a continuation of the present flow pattern would force upon the community. (5) The new reality of high fuel costs introduces a change in patterns of recreational driving. While in the 60s driving for pleasure was one of America's great pastimes, today driving to pleasure and recreation is more important. In otherwords, a north-south scenic drive along the shore has lost its significance. Instead, east-west access to the shore with adequate terminal facilities on the shore, e.g., parks, is a much more desirable objective. Job Location City City City City of of of of Norton Shores Muskegon Roosevelt Park Muskegon Heights TOTAL CENTRAL CITIES Elsewhere in Muskegon County Outside Muskegon County TOTAL Table 9. Percent 1972 Percent 1978 24 40 5 16 27.5 32.9 3.2 11.6 61 47.7 6 8 15.3 9.5 100 Job Location--City of Norton Shores Residents. 100 �-114- THE PROPOSED PLAN The proposed plan, as shown on the map on the next page, consists of three basic designated road categories: regional highways, arterial roads and collector roads. In addition, but not shown on the map, we have residential and other local service roads. This latter category is not discussed in the Master Plan because its characteristics, and the criteria and standards governing design and construction, are established in the City's Zoning and Subdivision Ordinances. In the process of ordinance revision, changes may be made that could affect current practices in the tlesign and construction of these local roads. Of the three categories shown, the first is outside municipal jurisdiction. It is, however, an integral component of the overall plan. Also, plan implementation will require close cooperation between the City, the County and the State. The critical component in the proposed road system are the arterial roads. It is through this category and its links to the regional highway system that a balanced orientation in future traffic flows is accomplished. Three categories of arterials are proposed: (1) east-west arterials; (2) north-south arterials; and (3) business arterials. The roads recommended for designation as arterials in each of the above categories are: (1) East-West Arterials - Sherman Avenue Seminole Road Sternberg Road (from Harvey to Lake Harbor) Pontaluna Road �C1T'I' MUSK.EGON \ OF HTS \ 7 MASTER PLAN TRANSPORTATION 1980-1986 ..._ REGONAL ARTERIALS LOCAL ARTERIALS - •••• - EXISn«, PRCJIOseo B\JSINESs ARTERIALS MAJOR COLLECTOR STREETS - EXISTWG •• •• PfO:lose:o A MINOR COLLECTOR STREETS - •••• EXJSn«) PIIOPosEo , ~~ tt SIGNALIZED INTERSECTIOOS EXISTN; _,..i_____.__,J.:-.___,-.___,-""I: _ _....... ,~ ""----- ... ---._ oo_ _PROoosa, _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _a i,.. , NORTON SHORES, MICHIGAN LEO JAKOBSCW ,,,s..:.,_.. CONSULTA NT IN l.fl8AN PLANNNG MANAGE~NT ANO OESKiN MADISCW'II, wtSCONSIN �(II ~ l ~-~~~ I ,,' I I - J '( \ 1d 11 l 1 . \. • . •- I ="i ' -· ~ , . . .. . . . . \ .·. \ \ <l \ \ ', \ \_i -1 .... I \ I 11' 1 \ 1rrrrI ~ >0-- \',J ,/ ------- - \ \ \ I 8 MASTER PLAN TRANSPORTATION BEYOND 1986 - -•• - .... - REGIONAL ARTERIALS LOCAL ARTERIALS EXISTIIG PRoPoseo ~INESS ARTERIALS MAJOR COLLECTOR STREETS EXISTIIG ~ MINOR COLLECTOR STREETS - EXJSrto:; •••• PIIOPosEo * It ~ IN=:NGES SIGNAuzeo El<JSTN; INTERSECTIONS _o_o _PIIOPosEo _ _ _ _ _ _ _ _ _ _ _ _ _---.o.....:,FNORTON SHORES, MICHIGAN .....,....._~ ~- - - - . - • - \ - - - ~~ - - - - - LEO JAKOBSON _ ..,,. CON.5Ll.TANT IN LflBAN PLANMNG MANAGEMENT AND DESIGN MADISON. WISCONSIN �-115- (2) North-South Arterials - McCracken Road (from Seminole to Sherman) Henry Street (from Sternberg to Seminole) Wood Road (from Sternberg to Airport terminal) Getty Street (from Seaway Drive to Sherman) Grand Haven Road (from Judson to Sternberg) (3) Business Arterials - Henry Street (from Seminole to Sherman) - Grand Haven Road (from Hile to Seaway) The above designations imply a differentiation in . purpose and in standards for each category. However, it is proposed that some differentiation is needed within the categories themselves. The reason for distinguishing between east-west and north-south arterials is for the purpose of priority. An early attention to the development of Sternberg Road as an east-west arterial including the construction of an interchange at US-31 is critical to the implementation of a balanced system. In regard to standards, it is proposed that both the east-west and the north-south arteries be developed into moderate speed, controlled access roads with preferential signalization at their intersections with business arteries. All intersections with collector and residential and service streets would have stop signs for trafficenteringthe arterial. Curb cuts from adjoining property would be strictly controlled and large setbacks of 50 feet or more would be incorporated into the Zoning Ordinance to apply to all development along the designated roads. The details of road design, e.g., number of lanes, sidewalks and/or bicycle paths, right-of-way width, channelization, etc., will be determined at the time of each improvement. �-116- In the complete system, the north-south arterials become the critical links between the proposed east-west arterials. But it should be pointed out that several segments of this road category would not require any major change or improvement, at least not in the foreseeable future. to this may be Grand Haven Road. An exception It performs a different ftmction in that it is the major road providing access to Norton Shores' industrial development areas. For that reason, it may require special design standards. Possibly it should be designated as an industrial arterial at a later date. The business arterials are a new and special category both from the point of purpose and from the point of design. It is proposed that the main pur- pose of these arterials is to serve the businesses on both sides of the roadway rather than to serve the demands of regional traffic flow. There- fore, these arteries should be developed into slow speed, high volume roads allowing for frequent and easy left and right turns into the various roadside establishments, Co-equal timing is reconnnended for both traffic directions at existing signalized intersections and, possibly, the utilization of four-way stop signs at intersections currently allowing for uninterrupted flow. Again, the details of design would be developed at the time of actual improvements. It is important, however, that the purposes and broad characteristics of these arteries be agreed upon at this time. The main purpose of collector streets is to channel traffic from local streets into the arterial system. Because of the overall objectives of �-117- the arterial system, attempts were made to designate as collector streets those segments of the existing road network which either already function as collectors or which, by designation and subsequent intersection controls, could function as collectors. The collector streets are envisioned as two-lane roads with stop sign control for traffic from intersecting residential streets. have sidewalks and, possibly, bike lanes. They would Again, standards would not be fixed beyond those incorporated into the zoning and subdivision control ordinances to allow for that variation in roadway design that is needed to accomplish environmental goals, for example. In presenting this proposal, it is hoped that, if accepted, it will provide an opportunity to discard old concepts in roadway designation and design. There is sufficient variation in the City's land use pat- terns--existing and proposed--to suggest that this flexibility in the transportation plan will support the City's environmental and economic goals: to enhance liveability and resource preservation and to provide cost-efficient technical solutions to municipal management problems. PUBLIC TRANSIT Only a small portion of the City along its northern edge is currently served by public transit, albeit in a most parsimonious manner. Our examination of the current situation with respect to an expansion of this service, including a deeper penetration of buslines into the City, comes out negative. �-118- The service provided by MATS does not meet any of the three critical requirements f or a success f u1 mass tran sit operation: low cost, high frequency, and good dependability. In addition, Norton Shores does not have the clientele for a public transit system, nor is the physical layout of the City supportive of such a system. We have not shown any potential routes for the future. futile exercise that may only stir up controversy. As It would be a we do not see other feasible solutions except in the form of a publicly supported system providing,free rides, any discussion of public transit should be deferred to a later time when, possibly, some of the proposals in the land use element, e.g., the office/apartment complexes between Stemberg and Ellis, or intensive residential development south of Seminole and to the west of Lake Harbor Road, have materialized. If such develop- ments occur, the proposed road system would allow for new bus routing loops to penetrate effectively into the City and to the areas south of Mona Lake. �-119- THE MANAGEMENT OF THE ENVIRONMENT Norton Shores has an outstanding natural environment enhanced by abundant open space, vegetation and water resources. Detailed analysis of this environment suggests that although most of these common characteristics are found throughout the City, certain physical distinctions are present and should be recognized by establishing zones for policy purposes. These environmental zones can be grouped �-120- into two major categories: the shoreland zones and the interior water resource management zones. They are shown on the Environmental Manage- ment map on the next page. THE SHORELANDS Norton Shores' extensive shorelines are a great resource for the community. However, the unique problems and opportunities associated with shoreline development require special attention. This was recognized in Muskegon County's shorelands study which identified 18 policy zones for the County on the basis of differences in environmental characteristics, the ex.tent of development, and the nature of private and governmental jurisdiction. Five of the identified zones were in Norton Shores. For current plan- ning purposes, we identify three major shorelanrls zones discussed below. 1. Lake Michigan Coastal Zone The County shorelands study treated the portion of the shoreline within the City of Norton Shores as two separate policy zones. The North Dunes district lies in the Urban Dunes zone which had been recognized as part of the most important, non-replenishable land resource in Muskegon County. This district encompassed the Lake Michigan shoreline north of Mona Lake Channel to Sherman Boulevard. The South Dunes district encompassed the shorelands south of MOila Lake Channel. Both the North Dunes and South Dunes districts were the focus of two separate but related studies done by the University of Wisconsin Department of Urban and Regional Planning for the City of Norton Shores. These ◄ �-121- studies were summarized and related to the conceptual framework of the current Master Plan effort in Fast Planning Summary: The Shoreland Plans (Report No. 2, July 1978). The current zone delimitation has a far more specific and limited, albeit very important, objective. That is to preserve the primary windward dunes as well as some of the less disturbed secondary formations in their natural state. By restricting the management zone to include only these natural formations and a necessary buffer zone, a number of problems associated with past efforts, in addition to anticipated future obstacles, can be overcome. Specifically, these include the following conflicting objectives: (a) environmental objectives of the public vs. economic objectives of the major property owners in regard to sand mining and other proposed land uses; (b) conservation. objec~ives of environmentalists versus development objectives of the City and County and the mining industry; (c) economic interest of government in terms of revenues and expenditures vs. economic interest of industry in terms of profits and costs; (d) immediate objectives of people living in the area vs. long term objectives of the public at large; and (e) long-range vs. short-range objectives of each interest group, internally and between the groups. These areas of conflict can be expected to intensify as the City experiences additional development pressure on an increasingly limited land resource from a private and public perspective. In considering these areas of conflict, three basic planning objectives emerge: .. �-122- (a) Maximization of Public Good--The resolution of the conflict between environmental and economic objectives involves the separation of disturbed and undisturbed areas so that the portions of the site having unique and irreplaceable qualities would be placed in a conservancy category. Other portions should be allowed to respond to the demand for the mineral resource, with controlled use. Areas adjacent to the conservancy districts should be permitted limited development while areas further in the interior should be allowed more extensive development and exploitation in accordance with the City's land use plan element. (b) Minimization of the Impact of Public (Governmental) Intervention--Only areas having irreplaceable qualities should be included in a conservancy category. The opportunity cost resulting from overzealous regulation and restriction must be recognized and minimized. For this rea~on, the Nugent Sand mining operations have been placed within this zone--not for the purpose of forcing a cessation of mining activity~ut rather to underscore the City's intent to preserve the primary windward dunes and shoreline and to see that the mined out lands beyond these dunes are stabilized and developed, recognizing the site's unique problems and opportunities. (c) Balancing Needs and Opportunities--In the case of immediate needs, there are two interests that require protection: the natural environment and the orderly development of urban land use activities, or the manmade and institutional dimensions of environment. The use and management of the Lake Michigan Shorelands zone must explicitly incorporate these concerns. To achieve the above objectives, a Lake Michigan Dunes Zone and a Lake Michigan High Risk Erosion Zone have been proposed as indicated on the Environmental Management Plan map. They have been conceived as two separate but integral parts, as described below. The Lake Michigan High ~isk Erosion Zone responds to the objectives of the maximization of the public good and minimization of the impact of public intervention. The rationale behind it is primarily environmental, and use is controlled by the degree of disturbance. A 120 foot setback from the bluffline is therefore, proposed to demarcate the High Risk Erosion Zone. In that band of land no permanent construction of any ______,.,jj �CtlY OF ROOS£VlLT ~:.Rk CITY 0~ ..USl([G(IN H T5 9 MASTER PLAN ENVIRONMENTAL MANAGEMENT SHORELAND ZONES E0 2 eo, EQJ LAKE MICHIGAN DUNES ZONE LAKE MICHIGAN HIGH RISK EROSION ZONE MONA LAKE ZONE Bl.ACK LAKE ZONE EOS HIGH GROUNDWATER ZONES VERY SEVERE HAZARD SEVERE TD MODERATE HAZARD EQ 7 FLO()Qpt_A IN ZONES ..._.., DRAINAGE CORRIDORS ~ -_____ -------------------~_.=. ___,____.. .____~------~/cl~\ 0 NORTON SHORES, MICHIGAN �-123- kind is permitted as specified in the Shorelands Management and Protection Act, Public Act 245 of 1970, as amended. A special overlay zone is recom- mended for inclusion in the new Zoning Ordinance to provide for the enforcement of this setback provision. The Dunes Zone concept attempts to minimize the impact of government intervention by balancing the need of environmental protection and conservation with the unique opportunities development in the dunes provides. Its primary purpose is to recognize the fragility of the dunes environment while fostering a balance between the natural ecology and human use. Specifically, the following guidelines are recommended: 1. No structures shall be built on the windward slopes of the primary dunes and the natural shore cover shall be preserved. 2. On the stabilized lee slopes of the primary dunes and on all secondary dunes where vegetation is firmly rooted and where grades exceed twelve (12) percent, development shall be permitted as follows: 3. a. Detached single family residential dwellings on lots of twenty thousand (20,000) square feet or larger. b. Where the house is situated on a steep slope of twenty four percent (24%) or greater, construction shall be based on platform or other non-disturbing building designs with no basements permitted. c. Building pads should be limited to a maximum of three thousand (3,000) square feet. d. Where more than one dwelling unit is to be constructed, common garage and driveway facilities should be utilized to reduce the amount of land which is disturbed. On the stabilized natural slopes of the secondary dunes, where grades are less than twelve percent (12%), development may follow conventional construction practices subject to the provisions below. �-124- 4. 2. a. Detached single family dwellings on lots of twelve thousand (12,000) square feet or larger. b. Townhouse development subject to site plan approval by the Planning Commission on lots of five (5) acres or more at a density not to exceed five (5) dwelling units per gross a cre. Each group is to be sited so as to mini mize land use for buildings, service roads, parking areas and utilities . Design and construction of all structures in this zone shall, to the greatest extent possible: a. preserve the natural vegetation holding the sand; b. fit structures to the natural contour of the land, so as to minimize land-disturbing activities and site work; c. shape contours so as to merge with the existing terrain, where grading is necessary; d. avoid steep banks and sharp corners; and e. disperse runoff, or where intensive runoff is unavoidable, utilize crushed stone, flagstone or other means and materials to prevent erosion. The Mona Lake Zone This policy zone was originally conceived and discussed in the form of two separate districts: the "Mona Lake Residence Zone" and· the "Seaway Drive Urban Waterfront Zone"-~ This <;list;inction ,is, still believed to be valid in light of changes that have occurred since the notion was originally dev~loped. (a) Mona Lake Resid~ce Zone (1) Environmental Objective: preservation of current character of the zone. (2) Development Objectives: limitation of new residential development to sites providing a minimum lot width of 80 feet; prohibition of non-residential uses; clustering of development whenever feasible; encouragement of home owners associations for the development of community piers and boat docking facilities. �-125- (3) Administrative Objectives: revision of local ordinances; improvement of ordinance and code enforcement. (b) Seaway Drive Urban Waterfront Zone (1) Environmental Objective: to repair with manmade forms the environmental damage done to this zone by haphazard development. (2) Developmental Objectives: provision of sites primarily for non-residential, water-oriented activities, e.g., fishing locations and supply establishments, restaurants, and other service sector facilities. However, there should not be any more boat-launching or servicing facilities developed in this zone. (3) Administrative Objectives: preparation of detailed plan for the area; encouragement of private development; guiding and controlling responsibility jointly by the cities of Norton Shores and Muskegon Heights. 3. The Black Lake Zone The original policy objectives for the Black Lake shorelands seem still valid. They were expressed as follows: (1) Environmental Objective: conservation of the lake and its surroundings in a natural state. (2) Developmental Objectives: expansion and diversification of recreational opportunities associated with Hoffmaster State Park. (3) Administrative Objectives: designation of areas for open space and recreational uses only through zoning to prevent further low-intensity residential encroachment from surrounding the lake and creating waste disposal, potable water, and access problems. In both the Mona Lake and Black Lake Zones the followjng specific environmental management issues should be considered and incorporated into the new Zoning Ordinance: (a) Water-related structures such as piers, marinas, boat houses, seawalls, revetments, and groins should be approved by the Planning Connnission provided they are constructed of such materials and are of a height and color so as not to detract from the natural beauty of the shoreline and shall not be used �-126- Preservation of the natural shore cover should be required to protect scenic beauty, control erosion and reduce effluent and nutrient flow from the shorelands. (c) Treecutting paralleling the shoreline should be limited. (d) Filling, grading, lagooning or dredging which would result in substantial detriment to navigable waters by reason of erosion, sedimentation, or impairment of fish and aquatic life should be prohibited. (e) Planning Commission approval should be required before constructing, dredging, or commencing work on any artificial waterway, canal, ditch, lagoon, pond, lake or similar waterway. WATER SURFACE USE POLICIES All of the zone-specific policy suggestions focus on the developmental opportunities and constraints of the shoreland proper. No attempt has been made here to discuss policies for environmental mangement of water resources, e.g., pollution control. It has been assumed that the county- wide environmental management programs will provide the basis for policy in that area. This study for the design of shorelands development, use, and control policy is correlated with the County's wastewater management policies and the City's utilities extension program, as well as the developmental issues raised by these public actions. However, there is another water-related control aspect closely associated with shoreland development and water management which is often overlooked ' . in the design of policy. This is the question of controlling the actual utilization of the water surface. Granted, the nature of shoreline development imposes controls of its own. For example, lack of public access can limit the use of a lake to the few who are privileged to own property on that lake. On the other hand, uncontrolled or unlimited �-127- public access can render water management programs useless. One must remember that unrestricted public access can destroy the opportunities which a body of water offers for enjoyable usage by all just as effectively as rigid private ownership. In the following, therefore, some zone-specific policies are recommended with respect to the offshore lakes: 1. Mona Lake It is recommended that Mona Lake be restricted for swimming, fishing, and small craft recreational boating only. Permitted small craft include canoes, rowboats, sailboats with up to 100 square feet of mainsail area, and single-engine outboard motorboats with engine capacity limited to 40 horsepower.* Public access to the lake should be restricted in terms of swimming beaches, fishing locations, and boat launches. Every effort should be made to upgrade the quality of existing public facilities rather than develop more points of public access. Water-related structures such as piers, marinas, boathouses, and seawalls should be regarded as conditional uses and permitted only insofar as they are constructed of such materials and are of a height, length, and color so as not to detract from the natural beauty of the shoreline or conflict with lake use. * The horsepower limitation for Mona Lake is based on a formula developed by G. K. Reid in Ecology of Inland Waters and Estuaries (New York: Reinhold Publishing Corporation, 1966). �-128- 2. Little Black Lake As a conservancy zone, boating on this lake should be restricted to canoeing and rowing. Fishing, except for trolling, should be allowed from permitted boats and from the shore. In summary, the detailed design of zone-specific policy is the prime responsibility of local government which will implement and enforce these policies. ordinance. It is recollllllended that these be embodied in the City's zoning Where it seems appropriate, these suggestions should be drafted into additional legislation to deal with issues of lake usage and certain regulations on the private use of shoreline properties. Any anticipated public improvements within these policy zones should be carefully reviewed in light of the stated management objectives for each of these environmental districts. A comprehensive development and management plan is not recommended for the entire Mona Lake Basin given the diversity of neighborhoods each having a unique set of circumstances. However, shoreline usage and lake management by themselves can and should be approached in the systematicandinterrelated fashion that their high degree of interdependency suggests. Black Lake, on the other hand, can be approached in a more comprehensive way in terms of an area development plan because of the smaller community of interests abutting the lake shore. ' THE FLOOD HAZARD ZONE The Federal Insurance Administration of the U.S. Department of Housing and Urban Development Commissioned in 1977 a study of flood hazard problems in the City of Norton Shores. In their report issued in �-129September of 1977 flood hazard areas where established and floor insurance rate maps provided. At the same time the City enacted a Flood Damage Prevention Ordinance. The flood hazard area covered under that ordinance is shown on the Environmental Management Plan map as flood plain zones. The controls governing development and construc- tion in this overlay zone are provided in the ordinance currently in effect. To facilitate environmental management it is recommended that the provisions of the Flood Damage Prevention Ordinance be incorporated into the new Zoning Ordinance. From a Master Plan perspective no substantive changes are required. THE HIGH GROUNDWATER ZONE The interior area of Norton Shores south of Mona Lake is characterized by two distinct development patterns. The areas north of Sternberg Road are at present fairly intensively developed and have few high groundwater and flooding problems. The area south of Sternberg Road has not developed anywhere near the intensity of the northern sections. The buildings that have located in the south, particularly the older farm houses have tended to be on isolated sites with minimal groundwater constraints. As in the north, development has sought the best soil and groundwater conditions. Economics and common sense which have dictated against development in high groundwater areas in the past should continue to be considered in managing development in the areas affected by a high water table. Norton Shores' natural physical characteristics provide the basis for a meaningful division of the City into distinct environmental planning, development and growth management zones. Ordinarily, the high water �-130- table and poor drainage conditions serve as a serious constraint upon development. Development may be prohibited completely and the land remain unused; where it is surrounded by urban activities, it may become a nuisance or a dumping ground, incurring high social opportunity costs. Conventional developmmt may proceed in an incremental fashion which will transform an otherwise simple high groundwater situation into a major environmental health problem. The costs to the City of providing necessary public services such as police and fire protection, road maintenance, and perhaps even sewer and water, can become great. In either case, these natural constraints present significant problems to individuals and the community. Although these conditions may be thought of as a major obstacle to planned development, they can also be transformed into a great opportunity for the City. First, high groundwater, floodplains and poor drainage provide a rationale for regulating development so that it occurs in an orderly fashion. Such regulation may take the form of traditional controls such as large-lot zoning or a total ban on construction in severe hazard areas. A less traditional concept, based on the legal procedure of informed consent, may also be used, either alone or in conjunction with more traditional zoning controls. In this situation, the City would undertake the responsibility of inform;{.ng land owners of the existence of a high water table, the risks and consequences of building under given conditions, and the availability of construction techniques which would guard against groundwater damage. This information would be amde available when a landowner files an application for a building permit. The applicant �-131- would then sign a statement indicating his awareness of the groundwater conditions. This affidavit would be recorded with the title to the property so as to provide notice to subsequent purchasers. Such methods, however, still basically accept the environmental conditions as negative constraints to development. An innovative approach based upon comprehensive water management could turn what is now perceived as a problem into an opportunity for high quality development and to augment Norton Shores' attractive environment. For example, a system of manmade lakes and canals could bring the groundwater conditions under control while providing an added element of attractiveness to the City's landscape. As changes in economics and technology occur, it is conceivable that other alternatives for a more intensive use of the high grotm.dwater zone will become practicable. They can be dealt with under the procedures specified in the Planned Unit Development provisions of the Zoning Ordinance. At the present time, the land use element proposes that intensive development occur only in those areas already adequately served by utilities and local protective services. These areas should be able to accommodate growth in residential, commercial and industrial uses for some time to come. What is important now is that any development that does occur in the high groundwater zone be based upon the natural carrying capacity of the location so as not to needlessly endanger the health and welfare of prospective residents. In addition, any proposed development should be critically examined in terms of the constraints they impose and opportunities that may be foreclosed for future development due to poor siting �-132- and location of buildings and fragmented ownership of land parcels. In summary, this zone has the highest social value in future development, at a time when the natural locational and situs constraints to development can be more easily overcome and the costs of so doing can be internalized and borne by new potential residents. DRAINAGE COURSE CONTROL The natural drainage courses are a critical component in the Environmental Management Plan for Norton Shores. In the southern parts of the City south of Mona Lake, in particular in the high water table zone, the drainage courses play a critical role in regulating groundwater levels. For that reason it is most important that all drainage courses shown on the Environmental Management Plan map are maintained clear of debris and any organic or inorganic material to allow for uninterrupted flow of water. No filling or changing the direction of drainage courses should be permitted. The landscaping, stabilization, terracing of embankments, the construction of foot bridges across drainage courses and the damming of such courses for the purpose of creating articifial ponds should only be authorized by the Building and Zoning Administrator upon his satisfaction that such landscaping, terracing and construction will not reduce the capacity of the drainage course to fulfill its natural functions or affect adversely property up and downstream from the proposed improvements. ' The new Zoning Ordinance should include sections for the proper control of drainage courses as outlined above. ENVIRONMENT AND ENERGY As people learn to adapt to, rather than try to change or resist, their �-133- natural environment, a new set of environmentally related issues can be anticipated. These issues will involve access to certain environmental "rights", including, but not limited to, sun, wind, aerobic and anaerobic decay processes, and the natural heat and shelter provided by the earth. These rights will become valuable as they provide the key to various sources of inexpensive energy production and will be expressed in both economic and legal terms. We can see the beginning of this trend already, as the price of energy goes up and the vulnerability to disruption of central fuel and distribution systems and power generation increases. To compound these problems, the cost of building a conventional single family home is continuing to increase faster than people's ability to pay. There is a growing demand for alternatives and the supply side is beginning to bring forth numerous options. The transformation in housing types and energy sources will not occur overnight. Change will take place gradually, and so will the problems and conflicts associated with this transformation. To avoid possible problems that may arise and to encourage innovative housing concepts which attempt to capture solar, wind, geothermic and chemical sources of energy, it is recommended that the City adopt a formal alternative energy sources policy supporting the utilization of such sources, and incorporate provisions into the Zoning Ordinance and building codes to provide guidelines for (1) balancing private and public rights and (2) dealing with health and safety issues. By placing the community in a position to respond to these anticipated changes, the concept of environment as opportunity will become operational. �-134- GROWTH MANAGEMENT' ISSUES Both the Land Use Element and the Environmental Management Issues contain growth management components. or facilitates growth. For example, land use intensity constrains Similarly such environmental concerns of the ones expressed in dunes development or in dealing with the high water table the southern half of the City become growth management issues. There are however, two special growth related issues which will be discussed in this section. These are public utilities extension policy and the issue of special housing, community services and recreation. in �-135- PUBLIC UTILITIES EXTENSION POLICY The City of Norton Shores is in the process of completing a major public sewer program. At completion the area covered by public sewer and water service is shown on the map on the next page. It is proposed that this area be considered the City's utility management zone beyond which the City will not provide utility service in the foreseeable future. The rationale for establishing a service boundary beyond which the City will not provide services is based on environmental, 2conomic, efficiency and equity factors, as well as fiscal considerations. When combined, these factors clearly demonstrate that insofar as public and private interests are concerned, the management zone concept will prove to be a prudent choice on the part of the City. The utilities management zone concept will be shown to be useful for the con:nnunity to guide the timing, location and quality of development, while not constraining innovation and creative design, "taking" of private property, or directly engaging government in the business of development. The utilities management zone concept will enable local government to better respond to private sector initiatives in accord with community objectives. From an environmental perspective, the zonal boundaries follow those of the interior high groundwater zone and the Lake Michigan Shorelands policy zone. These a~e areas with either unique environmental amenities or fragile ecosystems. Any development occurring within these areas beyond that which can be supported by the natural site characteristics would create negative environmental and economic externalities or impose substantial opportunity costs from less than socially optimal use of �C•T't O• P~.:0S[Vt' l PAfl l( c,n or '-IUSKtGON Ht'> 10 MASTER PLAN UTILITIES MANAGEMENT - f'UBLIC UTILITIES MANAGEMENT ZONES EXISTING FlJTUAE fBE'IONQ 19861 AIRPORT APPROACH ZONEs -; EXISTING - ·, Fl.JTURE fBEYONJ 19861 0 NORTON SHORES, MICHIGAN 1000 LEO JAKOBSON ....,. CONSULTANT IN l.fl.BAN PLANr-.lNG MANAGEMENT ANO DESIGN MAotSON WISCONSIN �-136- resources. The area included within the utilities management zone includes sufficient locations for the continuation and growth of all varieties of economic activities, thus the zone will not have any impact on foreclosing opportunities for community growth and development. Quite simply, the better sites, with respect to natural conditions and locational linkages, will be encouraged to develop first, reserving sites which economics and technology render presently marginal for future, potentially more productive uses. Finally, from a fiscal point of view, given scarce resources and unlimited wants, it is necessary to make optimal use of existing infrastructure before new investments can be justified. There are numerous areas within the City that can be served by marginal extension of existing streets, sewers, and water mains constructed with excess capacity for future growth that are presently undeveloped or underdeveloped . These areas should be encouraged to fill in first as they can be most efficiently served by infrastructure and other City/County services. The recommendations concerning the utilities management zone can be summarized as follows: l. No public sanitary sewer, storm sewer, or water mains shall be ex- tended beyond the proposed service boundary. The only exception are future extensions of the utilities management zone in the industrial district and along Lake Harbor Road as shown on the utilities management map. The extension of the zone along Lake Harbor Road is considered desirable for several reasons: �-137- (1) The natural carrying capacity of the land in this proposed extension area in terms of high groundwater problems and soil bearing capacity is not as severe as in those sites to the east of this location. (2) Because of less severe natural conditions, the additional costs of engineering, constructing and maintaining infrastructure facilities will not be significantly greater than in other areas within the utilities management zone. (3) The area, in addition to having more favorable natural conditions, has favorable locational qualities, in particular the natural environmental amenities offer potential for high quality residential and services development. 2. Developers who wish to provide at their own expense utility connections to the City's system (i.e., sewer force mains, streets, water mains) should be allowed to do so, providing that an environmental impact assessment is conducted, and subject to the review of the City in accordance with the concepts contained in the Master Plan and the standards, specifications and requirements embodied in the Zoning and other Ordinances of the City. THE PROVISION OF SPECIAL FACILITIES The solution between the demand for flexibility, open-endedness and timelessness in the design of a master plan and the tradition of rigid specification in regard to the location and function of various kinds of community facilities can be found in recent developments in zoning legislation, ' in particular in the concept of "contract zoning" which permits special land uses in a zoning district upon review and approval by an appropriate governmental body. The idea of "contract zoning" is not new. Its origins can be found in the �-138- longstanding quest for performance standards in zoning to replace rigid specification standards. The "Planned Unit Development" concept was an outgrowth of this quest and the first manifestation ·o f a "negotiated" or "contractual 11 agreement between a public governing body and a developer. State of Michigan legislation expressed this as follows: A city or village may establish planned unit development requirements in a zoning ordinance which permit flexibility in the regulation of land development; encourage innovation in land use and variety in design, layout, and type of structures constructed; achieve economy and efficiency in the use of land, natural resources, energy, and the providing of public services and utilities; encourage useful open space; and provide better housing, employment, and shopping opportunities particularly suited to the needs of the residents of the state. Most recent state legislation goes beyond the PUD idea which primarily was intended to permit more variety, flexibility and innovation in land use and site design by introducing the concept of special land uses as follows: A city or village may provide, in a zoning ordinance for special land uses which shall be permitted in a zoning district only after review and approval by the commission appointed to formulate and subsequently administer the zoning ordinance, an official charged with administering the ordinance, or the legislative body. The ordinance shall specify the following: (a) The special land uses and activities eligible for approval consideration and the body or official charged with reviewing special land uses and granting approval. (b) The requirements and standards upon which decisions on requests for special land use approval shall be based. (c) The procedures and supporting materials required for application, review, and approval. The special land uses provision presen~ a solution to the locational and �-139- functional problems associated with special housing needs, community facilities and recreation. time. First, uses do not have to be mapped at this Their location can be determined on a case-by-case basis at the time the need for a use arises. Second, only a general, illustrative list of uses needs to be established now. This leaves the door open for any similar or new uses which may develop over time as needs, perceptions and activities change. They can be fitted into the master list of special land uses without the long delays encountered in current practice which may require amending the ordinance. Utilization of the special land uses legislation would have another beneficial effect. It would allow a "cleaning up" of the Zoning Ordinance from allowing certain connnunity facilities, e.g., schools and churches, as permitted principal uses in various residential and other districts notwithstanding the fact that a church parking lot or a school playground can have considerable negative impact on adjoining residential property if no provisions are made to minimize that impact. Similarly, most con- ditional uses could be handled under special land uses. In other words. each zoning district could be an exclusive use district allowing for a single principal use, e.g., single family housing. All proposals for exceptions would be treated as special land uses providing for uniform procedures and clearly established and defined criteria for approval. It is suggested that tiis would greatly reduce the arbitrariness in current practice. For example, variance appeals would be limited to ordinance specifications only, e.g., set-back requirements, building height limitations, density and occupancy specifications, parking stall requirements, �-140- etc. On the other hand, variance in land use would be considered as a special land use case. Lastly, it should be mentioned that two special thorny zoning issues could be resolved under the special land use provisions. home occupations and historic landmarks. These are Both of these issues could be listed as special land uses and treated on a case-by-case basis according to the procedures and criteria established under a special land uses section in the Zoning Ordinance. THE PROCEDURAL FRAMEWORK The procedural framework for the proposed contract zoning is analogous to that of the current Planned Unit Development provisions of the Zoning Ordinance. Three significant differences must be considered, however. They are: (1) because of the great variety of facilities and function involved, no minimum acreage should be established for special land uses; (2) certain land use districts should be excluded from this overlay zone and in some districts only certain kinds of special uses should be permitted; and (3) the review procedures and the information requirements on the developer or proposer of a zoning change should be spelled out with more clarity than in the PUD provisions of the Ordinance. To facilitate classification and subsequent administration, it is proposed that three basic categories of special land uses be established. These are: �-141- (1) special residential uses; (2) community services uses; and (3) recreational uses. In the first category, one would deal with such social housing needs as housing for the elderly, housing for the disadvantaged, and group housing. However, certain other types of housing, e.g., mobile home parks and resorts, could be incorporated under this special residential land uses category. In the second category, one would include public, civic and private community services facilities, regardless of whether they are operated for profitornot. A partial listing of facilities in this category would include the following: - municipal service facilities, e.g., administrative center and police and fire stations; - educational facilities, e.g., schools; - cultural and religious facilities, e.g., churches, libraries, museums; - medical and health care facilities, e.g., hospitals, clinics, doctor's office; - child and youth facilities, e.g., nurseries, day care centers, youth centers; facilities for the elderly, e.g., nursing homes, senior citizens' centers; - social faciliti~s, e.g., fraternal lodges, clubs. In establishing a list of special land uses in the Zoning Ordinance, general categories only should be listed with some appropriate illustrations. This would provide for the flexibility and open-endedness �-142- necessary at this time to meet the everchanging needs of a society in transition. The special recreational land use category would include public and private outdoor and indoor facilities for both active and passive recreation. Among such facilities are golf courses, tennis courts, boating facilities such as mooring and marinas, parks and playgrounds, indoor sports facilities, bike and hike trails, etc. The general procedures fo processing special land use approvals are well established in the Planned Unit Development sections of the Zoning Ordinance. It is recommended, however, that each proposal for a special land use permit be supported by a statement establishing the need for the particular use, the estimated population, and the specific area or district to be served, and the proposed management of the proposed facility or land use. Also, the statement should establish that the proposed facility or use does not conflict, compete or overlap with existing similar facilities or uses in the anticipated service area. As stated before, it is believed that the new special land uses legisla- tion in the state statutes provides for an opportunity to deal with the housing and community facilities issues in a flexible and open-ended manner. Keeping with the intent of the Master Plan, only the principle of special land uses should be recognized in the plan. Similarly, only a broad classification of special land uses should be established, and only the concept of their selective applicability to basic land use �-143- districts be adopted. Accordingly, the details and specifications for special land uses will be spelled out in the revisions to the Zoning Ordinance. Also, if specific plans are prepared for any sub-area of the City, certain uses and facilities treated as special land uses on a city-wide basis may be incorporated as site-specific uses in an area plan. However, as part of the Master Plan, the concept of special land uses should be adopted in principle as a policy statement. �-144- THE TWO AREA PROBLEMS THE AIRPORT The Muskegon County Airport is the largest single land use in the City. Aside from this fact, the airport must be considered in land use planning because of plans for its expansion and the impacts that the expansion will have on surrounding land uses. Since airport improvement is by and large determined by the Federal Aviation Administration and its regulations relating to air travel safety and the important economic impacts that the airport has not only to the City but to the entire County, local government must be in a position to work with airport officials to mitigate any adverse effects of these expansion and improvement programs. Thus, existing and proposed land use activities �-145- in the proposed runway extension paths must be recognized. Currently access to the airport is confusing, if not bad, from most parts of the City as well as the region served by it. For example, access from the south is along Grand Haven Road from the Pontaluna interchange, instead of from a more proximate interchange. Traffic from the north along U.S.-31 must make some confusing gyrations prior to reaching the Grand Haven Road-Ellis Road intersection. multiplied. These examples could be They are mentioned here to point out the urgency for develop- ing safe, efficient, and easy access to the airport from all directions. The proposed arterial system would do this. The proposal thus not only serves the needs of the City, it enhances access to and from the airport for the entire county. This fact should be used as leverage in discussing such issues as the proposed Sternberg Road-U.S.-31 interchange or cost sharing for the construction of the airport entrance road from Sternberg Road to the terminal. It should also be pointed out that planned airport expansion will greatly affect the future of the Grand Haven Road-Ellis Road intersection. Future airport impovement plans may render that intersection obsolete so that eventually alternatives must be found to provide for a continuing flow of traffic. However, at this point, only an alert is raised, because the timing of the runway extension which would necessitate any change at this intersection is uncertain and may not occur until the distant future. In dealing with the airport, specific attention should also be given to =- �-146- the following: (1) minimize the nuisance effects of the airport on its surroundings; (2) minimize the restrictions placed on airport operations by surrounding development; (3) take advantage of the impact of the airport on land development; and (4) maximize the economic value of air travel, particularly with respect to the stimulating effect it may have in providing vital transport linkages between establishments in Muskegon County and elsewhere: In addition to these standard objectives suggested by the American Society of Planning Officials, it must be recognized that an airport plays a significant role in the colillllunity within which it is located. Because of this, these objectives take on a more localized dimension in addition to the broader public interest which those objectives are supposed to represent. It is these concerns as they relate to the City of Norton Shores that need to be addressed, although within the context of the surrounding region. There are many techniques for regulating development or bringing about conversion or modification of existing land uses to achieve greater compatibility between the airport and its environs. Some of these may be controls, such as zoning or building and housing codes; other methods influence development through acquisition or the taxing power. Decisions regarding land development and the use of land use controls are characterized by the fact that they are made at the local level and often are individual in character. Local actions may be made on the basis of �-147- narrow considerations which may ignore many important area-wide or metropolitan goals. The most common local issues center on the return that the owner or developer wants to obtain on his property, the local government's interest in increasing the tax base, and the interests of the residents in maintaining or improving the value of their homes. Generally, these decisions reflect the desire to maintain the community in its present physical form and to avoid radical changes and risk-taking in fosteriPg new kinds of development. For the airport environs, as well as for the total metropolitan development pattern, the cumulative total of such local decisions can seriously degrade a sound comprehensive planning approach and development policy. However, not all decision making at the local level is conducted in a disjointed and narrow fashion, nor is there always a desire to maintain the community in its present form and to discourage development and change. Norton Shores is a case in point. To the extent that a community can incorporate a broad perspective in addressing local issues and is prepared to react in a well considered and informed manner, it will be in a far better po~ition to work with other levels of government in resolving airport related problems in a manner satisfactory both to the directly affected locality and the larger geographical region. Currently the necessar)"height restrictions within the airport approach zones are incorporated into the City's Zoning Ordinance. These restrictions are set by the Federal Aviation Administration, adopted by Muskegon County through the County's airport zoning map, and used by the City in reviewing �-148- applications for building permits within the designated airport zones. If the City finds that a proposed structure intends to exceed these height restrictions, action on the permit is suspended and the matter referred to the County Airport Zoning Board. The County Airport Zoning Board functions similarly to a local zoning review or appeals board. There is a certainCEgree of discretion on the board's behalf in applying the FAA maximum height requirements. Because the same standard might be set for an entire quarter section within the approach zone, the restrictions placed on buildings and improvements on locations farthest from the runway may have a greater degree of tolerance, given the higher altitude of the descending aircraft. The City's present role insofar as the airport is concerned is simply to approve those building permits which comply with the FAA height restrictions. A negative determination by the City with respect to pro- posed structures within this zone is referred to the County Airport Zoning Board. Enforcement of the height requirements where building permits may not be needed or applied for is the responsibility of the airport, which receives its authority from the County's airport zoning ordinance. This applies to trees, antennas, lightning rods and the like. To allow for runway extension and installation of a landing instrument system, the airport is having land buyers from the State Highway Department negotiate the pruchase of properties that lie within the required development-free zone. During the process of land acquisition, it can be expected that speculation on the affected lands will take place with the expectation �-149- that windfall profits will accrue to the owners. In addition, property owners who are unaware of the County's intentions may build structures in future development-free zones or in areas with height restrictions. In both cases, the County will incur additional costs in its efforts to make necessary airport improvements. In the interim, the airport manager has requested that the City Building Inspector advise prospective builders of the airport's expansion plans and discourage development within these intended approach zones. To date the County airport zoning map has not been amended to reflect the new areas subject to development controls, thus the City has been understandably reluctant to amend its Zoning Ordinance to reflect the new areas subject to height and development restrictions. The role of the City and the Coi.mty with respect to the airport is limited insofar as both have not addressed the localized dimension of the five objectives presented earlier. Essentially the City is acting on behalf and with authority from the County, which in turn is delegated authority by the State (Airport Zoning Act, Act 23, 1950) to implement the directives and standards established by the FAA. down decision making and regulation. The process is one of top- The results of such a process can be illustrated to be less than optimal in several respects. By restricting itself to following the lead of the County, Norton Shores has unintentionally placed the concerns of local interest in the hands of the County, which has neither incentive nor ability to adequately address these types of issues. The result is that either these issues �-150- have not been dealt with at all, or that they have been dealt with in such a way as to have a negative impact on the City's residents and its plans for future development. These impacts include: (1) The impact of infrequent yet disruptive airport noise on urban activities. (2) The grotmd traffic generated by the airport and its influence on the City's circulation system and adjacent land uses. (3) The effect that airport expansion will have in terms of displaced land use activities, new areas subjected to development controls, and the effect on the use and location of existing infrastructure investment such as roads, intersections, sewer and water conduits. The inadequate treatment of these issues is particularly disturbing because of the very real presence of a substantial opportunity cost--i.e., opportunities foregone. The City has within its legal and administrative capacities the ability to confront these issues in a fashion that adds balance between the interests of the community and those of the public at large. The Airport Zoning Act of 1950 delegates certain powers to the counties, cities, villages and townships to determine that an area has the potential, if not regulated, to become an airport hazard, and to subsequently adopt, administer and enforce such regulations. Based on the County's intent, as stated in its Airport Master Plan, to extend the rtmways, it would be reasonable for the City to make the above determination and to proceed without awaiting action by the County Airport Zoning Commission, to place those development restrictions necessary to avoid future conflicts and land use relocations. The effect of amending the City's Zoning Ordinance to reflect these future influences brought about by airport expansion �-151- will be to enable present and future property owners to make informed decisions about use of their property. It should be noted that in addition to creating an atmosphere of certainty with respect to future permissible uses of private property, considerable expense and delay will be spared the Cotmty in pursuing its expansion plans. Beyond the safety considerations prescribed by the FAA and the need to provide adequate clearance for runway expansion, there is the concern of airport noise. The FAA has issued noise abatement regulations which have had at least some effect on this problem. Such measures as engine soundproofing, different landing and take-off procedures, and stricter requirements imposed on new aircraft performance have been implemented. Nonetheless, the noise problem is still one that exists with negative impacts on affected land use activities. Aside from restricting noise sensitive uses from the airport approach and takeoff corridors, the City should investigate the possibility of establishing, through the building code, noise attenuation districts. Insulation requirements should be part of the local building codes, without which the building permits cannot be issued. This becomes an even more powerful tool when it is linked to an occupancy permit and an appropriate housing code. One of the problems with noise insulation of the City and would Slii.mply operate to inflate the costs of housing, which are already high. However, it is equally obvious that homes and other noise-sensitive facilities will continue to be built in noiseaffected areas simply because of the demand for residential building �-152- sites in convenient locations. I, This being the case, it would be de- sirable to develop selective noise attenuation districts within which insulation would be required as a condition of issuing the building permit. The City can delineate such districts around airports, rail- road yards, expressways, and other such noise generators in a manner similar to the delineation of fire prevention districts, which is now practiced in most larger municipalities. THE NUGENT SAND MINING AREA In the early 1970's Nugent Sand Company and the City jointly developed a plan for the area in which the company is mining. Subsequently, after enactment of the Sand Dune Protection and Management Act, Public Act 222 of 1976, the company submitted a plan as required under the act including an environmental impact statement to the Michigan Department of Natural Resources. The current plan as submitted, in many aspects is similar to the 1972 plan. In reviewing the plan as part of the Master Plan pro- gram several observations were made and a special report was submitted. The report recommended the following: (1) The City should notify the Company and the Michigan Department of Natural Resources of its dissatisfaction with the mining proposals and specifically point out the total inad ,e quacy of the environmental impact statement. (2) The City should request the Company to present a detailed reclamation and re-use plan. (3) Regardless of the nature of the plan the Company chooses to advocate, �-153- the City should require that the environmental impact assessment include a complete analysis of the two most obvious alternatives to the proposed plan: (a) the immediate termination of mining in the area and development of the area for urban uses; and (b) continuation of sand mining but limited to the areas which have already been disturbed as was proposed in the North Dunes Plan in 1972. (4) In all instances, the City should require that the re-use plan contain information on the following: (a) dune conservation and open space: where, how much, how to be controlled and by whom; (b) land use by type, intensity and location; (c) a preliminary schedule of reclamation and re-use activities; and (d) a statement describing how the reclamation and re-use plan conforms to and supports the City's development goals and objectives, and the technical principles and standards as expressed in the City's Master Plan. (5) In the discussions with Nugent Sand and the Michigan Department of Natural Resources, the City should also bring up the question of gradual re-use of the mined areas as suggested in the 1972 report. From a municipal management point of view, it is most unsatisfactory to have a large area lying idle in a prime location for urban development and readily accessible to all services, With proper management controls, parts of the Nugent Sand property coul~ be developed whilst mining continues in other parts, This "overlapping land use transition" concept is now even more appropriate to pursue than in 1972 because of developments which have since occurred. The important ones among these are energy conservation �-154- which can be accomplished through more compact and intensive urban development, the growth limitations in the southern half of the City due to high water table, and the need to control utility extensions for a considerable period of time. �,· ·- ··.. I•• THE ENVIRONMENTAL IMPACT •• .. I • �-155- BACKGROUND Since the National Environmental Policy Act became law in 1970, environmental impact assessment has become one of the critical parts in plan and decision making involving Federal µrejects, Federal funds or FedP.ral jurisdiction. Many states have enacted similar legislation extending the requirement for impact assessment to State projects and, in some instances, to the local goverrunent level. Current practice is to consider environmental impact �-156assessment a project level activity which is required only when a specific proposal for development and construction in the iIIllilediate future arises. There is, however, an emerging and growing recognition that environmental impact assessment should not take place at the project stage only, but should also be done at the stages when the foundations for most projects are laid: when long-range master plans are formulated and approved, and I, the regulatory measures to implement such plans, e.g., zoning and subdivi- ·I sion control ordinances, are adopted~ In some states this is now mandatory. For example, in California, the guidelines of the Resources Agency since 1972 require an Environmental Impact Report on the adoption or amendment of a master plan or element thereof and zoning ordinances~* These guidelines are mandatory and must be followed by local government agencies. Though the State of Michigan does not yet mandate environmental impact assessment as part of master plan approval procedure, it should be noted that under some recent acts the State reserves the right to review local government plans and ordinances to assure broad environmental protection needs. Thus, for example, under the Shorelands Protection and Management Act of 1970, the Michigan Department of Natural Resources is authorized to review and approve or disapprove local zoning ordinance provisions in ~or a good discussion of ~his point see: Wise, Harold F., "The Environmental Impact Statement and the Comprehensive Plan," in Future Land Use: Energy, Environmental, and Legal Constraints, Burchell and Listokin (eds.), New Brunswick, New Jersey: The Rutgers Center for Urban Policy Research, 1976. •I **state of California, General Plan Guidelines, Sacramento, California: Council on Intergovernmental Relations, September, 1973. �-157high risk, flood risk or environmental shore areas. The act does not make specific reference to environmental impact assessment, but many of its provisions require analyses and judgments similar or analogous to impact assessment. The language of these new acts and the concerns they address suggests that mandatory environmental impact assessment of the effects of master plans, zoning ordinances, and other similar public planning instruments may well be on its way also in Michigan. Even if such legislation were not to pass, it is in the best interest of a community and of prudent management of community affairs to be aware of the long-term environmental implications of today's actions, albeit the action is to adopt a set of basic guidelines for future development. It is for this latter reason that the environmental impacts of Norton Shore's Master Plan Draft and of three alternative growth management options are discussed in the pages to follow. �-158- PURPOSES AND METHODS OF ASSESSMENT The following presents a general discussion of the nature of an impact assessment of a master plan, and conversely of the use of the master plan in reviewing environmental impact assessment for various projects and developments in the community. Beginning with the latter purpose, it has been suggested that once a master plan, including or accompanied by an environmental impact assessment, �-159has been adopted, no impact assessment should be required for a project that is found to be in conformance with the master plan. This suggestion attributes greater foresight to the master plan than its nature and time frame make possible. It denies the primary purpose of an impact report, which is to present to a policy-making body a detailed analysis of the environmental impact of a proposal at the time a specific decision is under consideration. Certainly, conformance with the master plan must be a consideration in the action on a specific development proposal or program. However, considering the general nature of a master plan versus the specific nature of a proposed construction project, the environmental impact of the proposed action must be analyzed in appropriate detail. When a master plan and its accompanying elements are of sufficient detail they can be used effectively in the review of impact statements. For example, in Norton Shore's Master Plan, the Environmental Zones element provides for the identification of groundwater hazard areas. It recommends the adoption of special standards and zoning regulations for these areas. If these are adopted, then an impact analysis could be reviewed for consistency with those standards. This review should be done to determine whether the environmental values and standards identified in the plan will be diminished by a particular project or whether the project will reinforce the values as stated in the plan. In regard to the first purpose, environmental impact assessment should be an ongoing process in the preparation of the master plan so that in effect the general plan report becomes its own environmental impact analysis. process may well require the documentation and exposure of development This �-160alternatives with less detrimental impacts on the environment which may have been rejected in the interest of providing enhanced community facilities, economic growth and opportunity, or improved housing. It should be recalled that one of the general purposes of environmental impact assessment is to expose alternatives to public view and comment. The California guidelines suggest that, in the main, an environmental impact assessment for a general plan should address itself to the follaving:* a. The Environmental Impact of the Proposed Plan The policy alternatives generated by the plan development process which concern the commitment of land resources (particularly land use, circulation and housing) should undergo an environmental analysis so that the extent of the impact of varying levels of density and intensity of use can be projected. Where specific areas are treated in the general plan, the more specific the delineation of the policy, the easier it will be to evaluate the impact. Since the general plan is a long-term policy guide, long range impacts should be discussed in sufficient detail so that both beneficial and adverse impacts can be evaluated. b. Any Adverse Environmental Effects Which Cannot be Avoided if the Plan is Implemented The policy alternatives in the general plan and the options for specific action in the elements should describe advers impacts which may not be avoided if a particular alternative was adopted. Within this description, the benefits of a particular alternative should also be discussed. c. Mitigation Measure Proposed to Minimize the Impact This refers to the evaluation of proposals where and adverse impact may result but where agreement within the planning process determines that the option is of such community importance that it must be included in the plan. d. Alternatives to the Proposed Plan In the development of the general plan and subsequent elements, alternatives which are proposed should have a general statement *Ibid., pp. II 8-II 11. �-161on the relative degree of environmental impact on each of the alternatives. Where one alternative would create a greater impact than another, more detailed assessment should be made. e. The Relationship Between Local Short Term Uses of Man's Environment and the Maintenance and Enhancement of Long Term Productivity In preparing the general plan, there should be sufficient analysis to describe the relationship between short term uses of man's environment and long term productivity. These are fundamental long range policy choices which the planning process should address. Careful analysis of this issue will provide a sound balance between economic development and environmental protection. f. Any Irreversible Environmental Changes Which Would be Involved in the Proposed Plan Should it be Implemented The general plan commits various uses of man's environment. Where implementation of the general plan would cause any adverse irreversible environmental changes, the benefits to be secured by the changes should be clearly evaluated on balance against the environmental losses. g. The Growth Inducing Impact of the Proposed Plan The principles and policies of the general plan all have an impact on community growth and development. Evaluation of the impact of the population growth policies should be a primary subject of consideration in the formulation of the general plan. Given the nature of the plan document as a long-range set of policies and principles, it is not always practical to analyze each of the above points with the same degree of specificity. The master plan environmental analysis should take on broader scope than the analysis which is done on a specific project with well defined limits. This permits the systematic examination of potential secondary or indirect consequences which may otherwise be overlooked. ' A number of methods have been developed for environmental impact assessment. These are all relatively new, arising from pressures generated by the requirements �-162of the National Environmental Policy Act, and many are still in the process of testing and development. Evaluations and comparisons among techniques are few. One author has developed a typology of these methods dividing them into five classes:* - Ad hoc procedures - Checklists - Overlay techniques - Matrices - Networks Ad hoc procedures simply provide for experts to identify impacts in their area of expertise without any attempt to be systematic or assess the relationships between the various impacts. Checklist approaches are the most common. They attempt to list impacts typically associated with certain projects and the lists are augmented by guidelines for the evaluation of data on each item. Overlay techniques are common in planning and landscape architecture. They involve a series of overlaid maps which denote various environmental features and are useful in some situations for evaluating design alternatives. They are not useful in other cases such as evaluating different uses of the same land and do not permit the identification of interactions between impacts. *Warner, Maurice, Environmental Impact Analysis: 1m Examination of Three Methodologies, Ph.D. dissertation, Madison, Wisconsin, University of Wisconsin, Madison, 1973. �-163Matrix approaches take the checklist approach a step further. Typically proposed project activities are listed along one axis, and potentially impacted environmental conditions are listed along the other axis. An attempt is then made to sort out causal factors, i. e·., what action or actions are causing each impact. The technique also perm.its an opportunity to evaluate tradeoffs between positive a.qd negative effects. Network approaches carry the matrix method further. The matrix posits simple cause and effect relationships while the network introduces an I intermediary step which attempts to account for some of the complexity of •I I actual ecologic systems. The network approach then posits a cause- condition-effect relationship. 1· In selecting an appropriate method one usually balances the complexity of the project, the scale of the project, the availability or potential availability of data and the requirements of the technique. often add to the selection criteria. Local perceptions For example, the great concern in regard to environmental amenity and economy as expressed in the attitude survey of Norton Shores residents suggested that environmental and economic factors be given high priority in method selection. Given the above selection criteria, it was decided that the nature of the Master Plan and its alternatives required a technique that was more sophisticated than a simple ad hoc"Or checklist approach. Yet, the scale, generality and time frame of the plan are such that a very complex and detailed approach is not feasible, practiceable, nor necessarily desirable. For that reason, for example, quantification and costing of impacts are ruled out. The choice, then, was to identify the "environment" implications, including man made, institutional as well as natural concerns of the Master Plan �-164elements as discussed in the Plan Element Reports, and to sunnnarize these impacts using a simple network approach for discursive judgmental assessment. This satisfies the priority and intricate interdependency between environmental-economy concerns by attempting to identify and specify causecondition-effect relationship. On the other hand, tabulating these assessments in a matrix format allows for simpler presentation of the potential conflicts and complementarities between the various natural, man-made and institutional concerns affected by the plan elements. Most importantly this method subjects admittedly judgmental assessment to public scrutiny encouraging explication and dialogue between experiential and ordained experts. To assess the Master Plan without an assessment of some viable alternative courses of action would negate the rationale of environmental impact analysis, which should expose decision-makers to the relative consequences of their actions or inactions. For that reason, two initial alternatives to the "guided growth" concepts of the Master Plan were assessed. Though these options--"unrestricted growth", and "no growth",--did not receive significant support in the attitude surveys--2.3 and 4.6 percent respectively-nevertheless they are viable options with very distinct and very different environmental impacts. been assessed. To these two alternatives, one additional variant has That is the expected environmental impact of continuing to pursue the City's present policies and practices which have been labelled "strategic growth". In the case of Norton Shores, this alternative is both real and viable given the present administrative capacity of local government and the active role that it has chosen to pursue with regard to guiding the community's development. �-165- It should be pointed out that the method chosen focuses on the local impacts of each proposed plan element. exists in isolation. However, as discussed earlier no community Therefore, many community actions result in consequences and generate impacts which are felt beyond the boundaries of the community. Some actions may affect a neighboring community only, e.g., changes in the character of a road along a community boundary; others may have regional implications, e.g., the effective implementation of a "no growth" policy may significantly alter regional suburbanization trends. The inclusion of a regional perspective into the assessment process increases the complexity of the process. For example, "no growth" may be perceived as positive from a local perspective, but could well result in negative regional impacts. In the ensuing assessment, several regional impacts have been identified and have been discussed. However, for reasons of clarity, this third dimension is not explicitly included in the assessment matrices. It is believed that the method chosen and the growth management options assessed will provide the Planning Commission and the City Council with sufficient comperative information to act judiciously in adopting and implementing the growth management proposals of the Master Plan. �-166- THE ASSESSMENT MATRICES Among the best known matrix methodologies are those developed by the Battelle Institute and Luna Leopold.* These matrices represent a sound starting point, but have been validly criticized for minimizing social and *Dee, Norbert, et al, Environmental Evaluation Systems for Water Resources Planning, A Report to the U.S. Bureau of Reclamation, Columbus, Ohio: Battelle's Columbus Laboratories, January, 1972; and Leopold, Luna, et al., A Procedure for Evaluating Environmental Impact, Circular 645, Washington, D.C.: U.S. Geological Survey, 1971. �-167economic considerations! In addition, an assessment matrix must include institutional considerations such as the consistency of the proposed plan with pertinent plans and regulations of other governmental jurisdictions, e.g., County, State and Federal. With these qualifications in mind as well as those discussed in the introductory section, four matrices were developed. Along the horizontal axis were listed the various plan elements as well as planning and development issues discussed in reports 18 through 24. The vertical axis lists sixteen environmental factors which could be affected by each of the proposed plan elements of issues. This list of factors was developed using the Corps of Engineers' Guidelines for Environmental Assessment and the Leopold Matrix as a basis. The choice of plan elements selected for impact assessment under each of these alternative development scenarios were based upon the particular assumptions and guiding principles either implicitly or explicitly associated with each alternative. For example, the Master Plan in its intent and purpose is tied to the concept of flexible 'service facilities zones' and therefore is considered one of three elements or sets of policies and actions with potentially significant environmental implications. would not exist under the unlimited growth Although such an element or most likely the no growth alternative development scenarios, residential land use development and growth restricting environmental zones, respectively could be expected as significant elements with particular environmental impacts. *Kusler, Jon A. and Farnum Alston, Environmental Impact Evaluation Procedures, Working Paper 8G, Madison, Wisconsin: The University of Wisconsin Institute for Environmental Studies, 1972. �-168- With the exception of the major elements of the Master Plan alternative, conjecture based upon professional judgement and practical experience has been used for formulating the significant characteristics, from an environmental impact perspective, of the alternative development scenarios. For purposes of comparison, weights are assigned to these elements in proportion to their importance in any scenario. The fact that some scenarios have more elements than others can then be accommodated allowing proposed and probable actions and policies to be disaggregated, thus improving the assessment of probable environmental impact. At the same time the use of weights can be helpful in emphasizing relative importance of individual elements within a given scenario and by equalizing the impact assessment ratings between scenarios to permit aggregate comparison between these packages of alternative development strategies. The planning and development issues selected for assessment under each of the alternative scenarios, similar to the elements just discussed were selected on the basis of the relevant assumptions and guiding principles likely to permeate each development scenario. For the most part these issues, given the constraints, opportunities and realities which characterize Norton Shores, are the same from one scenario to the next. These include management issues of sand mining, utilities development, airport, and environmental zones. These issues, if not addressed by the City will be abrogated to other levels of government who have legal jurisdiction over these matters. Under each alternative development scenario, these will be public planning issues. There will be differences, however, in the significance of these issues from one scenario to another as well as differences in probable environmental impact due to differing r~s-pooses �-169and levels of government involvement. To account for these variables, different weighting and assessment scores were used to provide for internal and external consistency within and between alternative development scenarios. Finally, it must be pointed out that the elements and planning issues selected as characterizing each scenario were of community wide significance, and assessed with respect to their connnunity wide environmental impact on each one of the sixteen factors listed along the vertical axis. This approach is entirely consistent with the purpose of achieving the environmental impact of the Master Plan vis-a-vis other development scenarios to systematically examine potential secondary or indirect consequences which may otherwise be overlooked in a conventional impact assessment of a specific project or proposal. Again this underscores the generality of the Master Plan and suggests the need for continued disaggregation of plan elements and issues by geographic sub-areas within the community to permit an assessment of their environmental impacts on the level of the planning district. The methodologies employed in the present Master Plan agreement offer a basis for a progressively more disaggregated environmental impact assessment at the sub-community and finally the individual project level. To assess the implications of alternative policies and practices on these sixteen environmental factors, a simplified multidirectional assessment scale was developed. The sco~es inside each box indicate whether a plan element or issue resolution has a positive, a negative, or no impact on each environmental factor. �-170To assess the magnitude of each impact the following scores were assigned representing degrees of significance: Impact Assessment Significance Positive major considerable moderate minor Score +4 +3 +2 +1 No Impact Negative Table 10. 0 minor moderate considerable major -1 -2 -3 -4 Impact Assessment Scale Impact on this scale refers to the net impact of a particular recommendation assessed on the basis of the likely change or difference the implementation of that recommendation might cause to the effects of no action. For example, the environmental zones concept will not stop development from occurring in environmentally management-sensitive areas. It will, however, greatly change the character of development by requiring a minimum lot size and requiring builders to familiarize themselves with building design construction and site development techniques which reduce high water table hazards, erosion risks, and the like. The net impact of enforcing this plan proposal can thus be assessed as positive and considerable, if not major. Due to the distinct difference between the four options assessed, the plan element component in each matrix is different. The Master Plan contains several plan elements and issues, some of which do not apply in the alternative options. Thus, in the "unrestricted growth" option, the concept of environ- mental factors is lost, because this concept cannot be implemented if growth would continue without controls other than those currently in effect . In �-171- contrast, the "no growth" option would certainly include an environmental zones concept because the concerns expressed in that concept are inherent to the no growth movement. However, a "no growth" plan would not include commercial and industrial development elements. Similarly, the floating zones concept, an important part of the Master Plan concept, is not a part of the present policies and practices alternative. One could argue that the proposed method, the number of environmental factors and the assessment scale are arbitrary and their application highly judgmental. ,I •] This argument can be countered on two scores. First, the selection of method and the selection of environmental factors is based on a critical review of the rapidly growing literature on environmental impact assessment. In that respect, the method selected and the design of the matrices are based on current and publicly accepted professional practice. Furthermore, this practice has been upheld in court, suggesting that it is rational and reasonable rather than arbitrary. Much of what is judged rational and reasonable of course can remain theoretically impoverished. To fill this void the methodology chosen here has been modified to account for the shortcomings of complacency in professional practice. The best example of this is the modifications made in the impact assessment scale used in judging alternative environmental impacts. Whereas many impact assessments employ a ten numeral scale in measuring impact significance with such fine distinctions range from 'insignificant', through 'minimal', 'minor', 'discernable', 'moderate', 'significant', 'substantial', 'great', 'major' and finally to 'extreme', the scale employed here attempts no such precision. Keeping the objectives of the environmental impact assessment in mind -- particularly �-172that of improving public decision making by facilitating informal choice among alternatives, the simplified, less semantics-laden assessment scale is more appropriate. Likewise, it is also necessary to include positive as well as negative impacts in the decision making calculus, something which is all too often omitted from environmental impact assessments of particular projects as well as master plans. Finally, one could suggest that the method be used by others applying different reasoning and different scores to each factor and each element. This exercise, by the nature of the method chosen and its mode of presentation is most welcome. It is believed, however, that the composite scores from such exercise will be very similar to those presented in this report, because differences in the assessment of particular issues will cancel each other when rigorous judgment is applied to all factors and elements in each matrix. �-173- ASSESSMENT COMPARISON AND CONCLUSIONS To allow for balanced comparison of the scores between the factors and the elements and management issues within a matrix and between the four options, in the ideal matrix set-up, all factors and elements on both axes should be co-equal, rank-ordered or scaled. In this instance, neither the plan issues nor the environmental factors satisfy this requirement. In the following, a weighting method is presented which equalizes the various elements and factors and facilitates comparison. The elements and issues characterizing each alternative scenario were �-174- weighted in proportion to the relative importance of each component given the assumptions, principles and objectives that (actually or hypothetically) would be associated with each respective de_v elopmen t scenario. In the Master Plan option, the environmental and utilities zones concepts and the residential development, service facilities, and circulation elements are judged to be the most critical, followed by the sand mining and airport issues and commercial development. Industrial development, recreation and open space, and agricultural land uses are the least important components. In the "unrestricted growth" option, the resi- dential development elementrankshighest, followed by the commercial development and finally the industrial development elements. The circula- tion, utilities and connnunity facilities elements are considered co-equal, with recreation, sand mining and the airport issues being last, with little or no importance. The highest ranking element in the "no growth" option is the environmental zones concept; the recreation and open space and utilities components are in co-equal position at a lower level, followed by the agricultural development component. The airport, resi- dential development and circulation concerns will be of equal importance, followed lastly by sand mining and community facilities and services. Insofar as the "strategic growth" alternative is concerned, the greatest emphasis can be placed on residential and utilities development, followed by community facilities and services, industrial development, and environmental zones all co-equal in importance. Recreation and open space and circulation facilities will follow with equal weights and finally, commercial development, sand mining and the airport issues will wind up at the bottom of the weighting scale. �-175- Because of the difference in the number of elements in the four options, one has to equalize the weighting factors to allow for inter-option comparison. This is done by keeping the sum of all ~eights constant for the four options. The following figure of element weights for each option can now be developed: Elements and Issues Master Plan Unrestricted Growth No Growth Strategic Growth Residential Development 3 6 2 4 Commercial Development 2 4 NA 1 Industrial Development 1 3 NA 3 Agricultural Development 1 0 3 1 Recreation and Open Space 1 0 4 2 Service Facilities 3 NA NA NA Circulation Facilities 3 4 2 2 Environmental Zones 4 NA 6 3 Community Facilities & Services NA* 4 1 3 Utilities Development 3 4 4 4 Airport 2 0 2 1 Sand Mining 2 0 1 1 25 25 25 25 NA: not applicable * included in "service facilities" concept. Table 11. Plan Element Weights In weighting the environmental factors, they were first grouped by their characteristics into three basic categories: (a) those representing natural environmental conditions, e.g., drainage and flooding; (b) those relating �-176- to the manmade physical environment, e.g., land use; and (c) those describing the institutional environmen~, e.g., the fiscal factor. Of the sixteen factors selected for the assessment, five each fell into categories (a) and (c) and six into category (b). One of the basic premises underlying this planning effort has been the belief that proper growth management strives at bringing conflicting forces into balance. This suggests that inweightingnatural, manmade and institutional environmental factors, the premise for weighting should lie in a balance between the three groups. In the particular case of Norton Shores, based upon the response to the counnunity attitude survey, discussion with community leaders, and the consultant's own professional judgement, it is felt that the manmade environment warrants particular attention relative to the other two sets of factors. To achieve a balance, the factor weights in each group must total the same group score. In this case, additional factor weights have been assigned to the manmade environment category, emphasizing its importance in the City's overall environment. This gives us the environmental facto~ weights in the figure on the next page. Finally, the weighted scores must be equalized and brought back to the original assessment scale which ranged from +4 for a major positive impact ' to -4 for a similar negative assessment. This was done by dividing the composite weighted scores by the product of the factor and element weights. When the above procedure was applied to the four assessment matrices, the composite scores turned out as shown in Figures 6 and 7 on the following pages. �-177- Grou:e Factors Natural Environment Air Quality Water Quality Drainage and Flooding Vegetation Wildlife 2 4 2 2 1 Manmade Environment Noise Waste Disposal Energy Visual Aesthetics Land Use Traffic 3 3 3 2 3 2 Institutional Environment Economic Fiscal Social Governmental Historic 3 4 2 3 1 Table 12. Weights Environmental Factor Weights. The results presented in Figures 6 and 7 allow for comparison between alternatives by environmental factor (or groups of factors) and by each of the alternatives' components. Interpretation of the comparative assessment is made easier and more meaningful by examining the scores in a relative rather than an absolute fashion. In the environmental factors table, it is of interest to note that even in the natural environment category the composite score of the Master Plan is more positive than that of the "no growth" option. The manage- ment opportunities for improving water quality, drainage and flooding conditions in the Master Plan cannot be realized in a "no growth" situation which severely limits changes in the status quo. The plan elements table shows a similar strong score distribution in favor �-178- No Master Unrestricted Growth Growth Plan Option Option Option Strategic Growth Option Air Quality +o.04 -1.32 +o.04 -0.32 Water Quality +1.80 -1.76 +1.32 -0.44 Drainage and Flooding +2.00 -1.20 +1.44 +o.80 Vegetation +1.52 -2.40 +o. 76 +o.32 Wildlife +o.24 -2.56 +0.60 +o.12 NATURAL ENVIRONMENT +1.34 -1. 77 +o.94 +o.38 Noise -0.56 -1.24 -0.40 -0.64 Waste Disposal +1.32 -1.08 +o.80 +o.20 Energy Consumption +o.84 -2.00 +o.12 -0.20 Visual Aesthetics +1.80 -1.92 +o.56 -0.08 Land Use +3.48 -2.24 -0.36 +o.60 Traffic +1.84 -2.80 -0.80 -1.40 MANMADE ENVIRONMENT +1.34 -1.82 +o.14 -0.19 Economic +3.40 +o.56 -0.44 +o.96 Fiscal +1.80 -1.36 -1. 72 -0.28 Social +3.12 -2.48 +o. 72 +1.56 Governmental +1.80 -0.64 -0.48 +o.68 +o.32 0.00 -0.43 0.00 INSTITUTIONAL ENVIRONMENT +2.42 -0. 72 -0.43 +o.63 TOTAL FACTOR SCORE +1.70 -1.44 +o.22 +o.27 Historic Table 13. ' Environmental Factors Equalized Assessment Scores. �-179- (/J (/J Q) i:: i:: 0 N Q) rl I'll rl 0 i:: > .w ~ Q 0 H ·n > i:: rzl Q) ·n .w a0. . > Q) Q . Q Q) Q "O -.-t (/J ~ rl I'll •n (.) H I 0 u Natural Environment rl I'll -.-t H .w (/J ::, "O i:: H Q) -.-t -.-t -.-t •n .w rl > Q) Q) (/J .w rl (.) i:: 0 -.-t .w I'll rl ::, (.) H -.-t u I'll ix.. (/J Q) -.-t .w -.-t (/J Q) (.) ;:,-.•n .w > •n H i:: i:: Q) (.) -.-t ffl H :::> u 0 "O i:: I'll H .w •n I'll .w Q) I'll ix.. Q) ::, C/) -.-t rl (.) 0 Q) (.) ~ -.-t > H Q) C/) ::, .w rl ::, (.) -.-t H 00 < 00 i:: .w H 0 0. H ~ •n i:: ·n ~ "O i:: I'll C/) ~0 E-◄ E-◄ z ~ rzl ....:i rzl 0.36 Manmade Environment Institut ional Env. MASTER PLAN N.A. Natural Environment 3.27 2.55 1.77 Manmade Environment 2.31 3.06 3.63 1.82 Institutional Env. 1.45 0.09 0.55 1.27 o. 72 N.A. 2.34 1.90 2.45 .57 0.88 1.44 UNRESTRICTED GROWTH Natural Environment .64 Manmade Environment 0.06 • 75 Institutional Env. 0.82 .55 0.08 .92 0.40 0.31 NO GRijWTH N.A. N.A. Natural Environment 0.00 0.73 Manmade Environment 1.50 0.81 Institutional Env. STRATEGIC GROWTH Table 14. Plan Elements Equalized Assessment Scores. .94 .14 .22 • 38 �-180- of the Master Plan. Though again one could argue that the weighted scores and the method of equalization is arbitrary and biased in favor of the Master Plan, it should be pointed out that the weighting system is based on a composite of judgements, all of which represent different viewpoints and value premises. For example, the weighting was heavily influenced by the attitudes and concerns of City residents as expressed in the attitude survey. The views of the Technical Committee, Plan Review Panel and City Council members ascertained at numerous meetings over a period of over a year are also reflected in the weights. A third influence has come from outside expert opinion as found in the growth management and environmental impact assessment literature. This combination of influences in determining the scores should greatly reduce, if not eliminate, any arbitrariness attributable to the scores. The conclusion one can draw from this environmental assessment is that the Master Plan stands out as a proposal which, if carried out, will have virtually no detrimental effects on the environment. It will, however, significantly improve environmental quality in several areas. The assessment suggests that the environmental concerns which dominated the plan-making process have been absorbed into the plan, its elements and reconnnendations. In this respect, the Master Plan as a whole stands as its own environmental i'1'act statement. This approximates the ideal general plan impact assessment procedure discussed earlier in this report. Finally, one last point should be made apparent, based upon this analysis. While the no growth and unrestricted growth alternatives are clearly inferior and largely adverse in their environmental effects compared to Ill,,,.__,- �-181- the Master Plan, this is not the case based on the assessment of the "strategic growth" alternative--a continuation of present policies and practices. In the case of the latter alternative, the administrative planning and decision-making capabilities of Norton Shores have not been mobilized in a concerted and purposeful fashion toward maximizing the amenity value of the City's environmental factors. The Master Plan program has been an effort directed precisely toward that end; hence the expectation that positive impacts of an even greater magnitude on the environment will be realized. �,, •• ·. ..••: 5· _: .r- l;:. PLAN IMPLEMENTATION �[ t -182- I ~ t INTRODUCTION Plan implementation consists of several different activities. Some can be labeled formal, e.g., the adoption of the master plan by the Planning Commission. Some are informational, e.g., widespread public informa- tion about the plan, its purpose and its benefits to the connnunity. But the most important among these procedural activities is the day to �-183- day use of the plan by elected and appointed officials in the management of the City's affairs. Management, in turn, is facilitated by other implementation instrumentalities such as ordinances. However, without a clear understanding of development strategy, here defined as the staging of development and the setting of priorities, all other plan implementation measures will only be partially successful, if at all. In the following, each implementation activity is discussed in brief and specific proposals and recommendations are made in each category. ' �-184- PLAN ADOPTION Under Michigan's Municipal Planning Act (Act 285, P.A. 1931) the Planning Commission is delegated the authority to make and adopt a master plan for the physical development of the municipality. The commission may adopt the plan as a whole by a single resolution or may by successive parts of the plan, said parts corresponding with major geographical �-185- sections or divisions of the municipality or with functional subdivisions of the subject matter of the plan, and may adopt any amendment or extension thereof or addition thereto. Before the adoption of the plan or any such part, amendment, extension, or addition the connnission 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, by 1 publication in a newspaper of general circulation in the municipality and in the official gazette, if any, of the municipality, and by registered United States mail to each public utility company and to each railroad company owning or operating any public utility or railroad within the geographical sections or divisions of the municipality affected. The adoption of the plan or of any such part of amendment or extension or addition shall be by resolution of the connnission carried by the affirmative votes of not less than 6 members of the commission. The resolution shall refer expressly to the maps and descrip- tive and other matter intended by the commission to form the whole or part of the plan, and the action taken shall be recorded on the map and plan and descriptive matter by the identifying signature of the chairman and/or secretary of the connnission. An attested copy of the plan or part thereof shall be certified to council and to the county register of deeds. ' Due to the active role of the city council in plan formulation and in subsequent discussions dealing with various proposals contained in the plan it may facilitate plan implementation if the council not only would receive the plan but would go on record as supporting the master plan and its recommendations. �-186- At its discretion the council may even pass a Master Plan Ordinance as was proposed in 1972 (Norton Shores Planning Services Program, Report No. 9, "Development Control and Guidance: Proposals for a New Ordinance Structure", The University of Wisconsin, October, 1972). �-187- INFORMATION DISSEMINATION Two kinds of information dissemination is proposed. First, it is recom- mended that a simple plan summary be prepared and printed as a flier with a foldout master plan map for distribution to every household in the city. A supply of these plan summaries should be kept on file for distribution to new residents, developers and potential investors. As �-188- part of this general information dissemination, large scale, mounted, and colored copies of the master plan maps and bound copies of the most important reports should be on permanent display at Norton Shores City Hall and Public Library. The second information dissemination activity should be directed to other governmental agencies and public and private organizations. These groups should receive a copy of the full Master Plan report with a transmittal letter identifying the Master Plan as the City's officially adopted development guide. Legally only the county register of deeds must receive formal notification of Master Plan adoption and a copy of the plan. However, as was pointed out in an earlier report, Norton Shores is blessed with overlapping jurisdictional issues (Report No. 15, Trends and Issues: Local Perspective). The The first step for avoiding or resolving conflict between jurisdictions is to maintain the flow of conununication open and to inform the other side of the City's goals, objectives, plans, and programs. The jurisdictions mentioned in Report No. 16 were: The Corps of Engi- neers, the Federal Aviation Administration, the State Highway Department, the State Department of Natural Resources, Muskegon County, the ' City of Roosevelt Park, Ottawa County, and Spring Lake Township. In addition, the plan should be sent to all other adjoining conununities, the various school boards, the regional development conunission, and �-189- various other state and federal agencies. On the non-governmental side recipients should include all maj@r businesses operating in the area, all utilities providing services to the City, civic organizations, etc. It is recommended that the city administration prepare an information dissemination plan immediately upon adoption of the Master Plan and submit it to the Planning Commission for review and approval. In preparing the plan one should be cognisant of the fact that within an agency, for example the Department of Natural Resources, there may be several branches with specific responsibilities affecting the City. As this information dissemination is specifically targeted at the operational staff levels in the various government and organizations, to make this effort effective each branch should receive a copy of the plan. �-190- SUPPORTING ORDINANCES State enabling legislation provides means for the enactment of ordinances which will facilitate plan implementation. The most common of these supporting ordinances is the Zoning Ordinance. The most recent amend- ment to the City-Village Zoning Act (Act 207, P.A. 1921) makes the link between the Master Plan and the Zoning Ordinance explicit by �-191- requiring that "the land development regulations and districts authorized by this act shall be made in accordance with a plan designed to promote and accomplish the objectives of this act" (125. I 581 Sec. 1(2) Mich. Comp. Laws). The City has already taken action ·I to bring its Zoning Ordinance into conformity with the above statutory requirement. The adoption of a Master Plan gives the City authority to enact two other supporting ordinances. One governs the subdivision of land, the other provides for the adoption of an official map. The current master plan program provides for drafts for both of these ordinances in Report No. 26, "The Official Map" and Report No. 28, "The Subdivision of Land." It is recommended, that both of these reports be reviewed and processed as provided in the statutes at the earliest after the Master Plan has been adopted. The statutes governing the preparation and adoption of these two ordinances can be found in the Municipal Planning Act (Act 285 of 1931); the Certification of City and Village Plat Act (Act 222 of 1943); and the Subdivision Control Act (Act 288 of 1967). �-192- PRIORITIES FOR 1980-1986 One must draw a clear distinction between staging and the setting of priorities. In general terms staging can be considered strategic in contrast to priority setting which is operational. This suggests that priorities be set only for the first stage of the plan, the .s ix year period from 1980 to 1986. �-193- The main tool for priority setting is the mandate for the Planning Connnission to prepare a six year investment program and to review this program annually. As prescribed by the statute the comprehensive coor- dinated program shall be based upon the requirements of the community for all types of public improvements, and, to that end, each agency or department of such municipality concerned with such improvements shall upon request furnish the connnission with lists, plans and estimates of time and cost of public structures and improvements within the purview of such department. This detailed procedure is clearly beyond the scope of the master plan program. However, during the preparation of the Master Plan some issues have surfaced which suggest that a preliminary list of major priorities for 1980-1986 can be submitted at this juncture. I , I Consistent with the conceptual model for priority determination which was prepared for the city in 19 73, is the following discussim1 of land use, transportation, environmental management and community facilities priorities not only from a priority perspective but also from an investment perspective. (Report No. 8, Norton Shores Planning Services Pro- gram, Capital Improvement Programming: A Conceptual Framework and Its Application, Chapter 5, the University of Wisconsin, August, 1973.) In regard to land use orf'e remedial and two developmental land use issues should be given high priority. The first is to promote office/apart- ment development and some public investments along Sherman Avenue in �-194- the East Broadway area in order to stimulate private rehabilitation in the area. In the second category intensive promotion of the Norton Shores Industrial Park and the development of the Swett property into an attractive park/nature preservation, should receive top rankings in any allocation of public funds. In the transportation element four developments stand out. First, and foremost, the development of Sternberg Road as the major eastwest arterial in the southern part of the City, must receive top priority, including the proposed interchange at US 31. This is a developmental priovity. Second, the Mona Lake Channel bridge must be given high priority not only as a remedial action but also as an improvement which may stimulate investment in the vicinity of the channel and south of it. The third and fourth high priority items are both remedial: the re- design of the Seminole-Norton-Seaway intersections and the provision to provide a connector road from Forest Park Road to Seminole Road to eliminate the problems currently encountered at the intersection of Henry Street and Forest Park Road. Environmental management is one of Norton Shores major goals. priorities The here then are to effectuate the environmental management principles underlying the Master Plan. This means speedy enactment and enforcement of the proposed zoning ordinance amendments, particularly those which apply to the Lake Michigan Dunes district . �-195- In the area of community facilities and services no critical priority issues currently exist. It is prudent, however, to point out three concerns which from time to time elicit heated community debate. The Master Plan does not contain specific recommendation in regard to solutions to the debate. It merely points out that at some point in the future a decision would have to be made in regard to the location of a new administrative center for the city; in regard to the nature and the location of fire protection services; and in regard to the provision of housing for the disadvantaged, specifically the elderly. To emulate an ostrich in the hope that these issues will disappear is self defeating. They will rise in a more acute form if not reviewed from time to time also during the 1980-1986 period although no immediate action may be required. ' �-196- SUMMARY OF RECOMMENDATIONS In sunnnary the following actions and steps are recommended for plan implementation: 1. Adoption of the Master Plan by the Planning Commission. 2. Ratification of the adoption action by the City Council in the form of -a resolution or the adoption of a Master Plan Ordinance. �-197- 3. The preparation and implementation of an information dissemination plan by the city administration. 4. Continuous utilization of the plan in the day to day management of municipal affairs. 5. The speedy enactment of supporting ordinances: the Zoning Ordinance, the Subdivision Ordinance, and the Official Map Ordinance. 6. The preparation and annual review by the Planning Commission of a six year development budget and the approval of this budget by the City Council. ' �-198- APPENDIX The following reports were prepared during the formulation of this plan. Copies are available at City Hall and the Norton _shores Branch of the Muskegon Public Library on Seminole Road. 1. Community Influentials Identification Survey. 2. Past Planning Summary: The Shorelands Plans. 3. Data Update I: 4. The Master Plan: A Statement of Purpose, Content and Characteristics. 47 p. September 15, 1978. 5. Past Planning Summary: Transportation Corridor Plan; North Henry Street; Industrial Parks; Utilities Development Plan. 43 p. August 1, 1978. Population. 14 p. 20 p. 52 p. July 14, 1978. July 7, 1978. September 5, 1978. �-199- 6. Community Goals: An Assessment. 35 p. October 1, 1978. 7. Past Planning Sununary: Housing--Analysis and Strategy; East Broadway Area Neighborhood Study; Open Space and Recreation; Preliminary Goals and Development Policies. 35 p. August, 1978. 8. National Trends in Perspective. 9. Data Update II: Transportation, Land Use, and the Natural Environment. 26 p. November 15, 1978. 22 p. August 25, 1978. 10. Data Update III: 17, 1979. 11. The Regional Context. 12. Data Update: The Financial Base. August 1, 1979. 13. The Community Attitude Survey. 14. Community Attitudes and Influentials: A Comparison. 15. Trends and Issues: 16. Goals and Objectives: 17. A Concept Sketch for Development. 18. Land Use. 19. Transportation. 20. Environmental Management. 21. Housing and Community Services. 22. The Environmental Impact. 23. Plan Implementation. 26 p. Housing and Community Facilities. 73 p. 29 p. January October 25, 1978. 41 p. April 15, 1979. Revised: 36 p. The Local Perspective. 49 p. Alternative Futures. 15 p. 20 p. 14 p. May 15, 1979. May 15, 1979. May 15, 1979. October 10, 1979. 16 p. October 10, 1979. 79 p. 60 p. 25 p. Revised: December 4, 1979. October 10, 1979. 16 p. October 10, 1979. September 20, 1979. July 15, 1980. 25a. The Concept Sketch Evaluation Survey. 23 p. 25b. The Master Plan Elements Evaluation Survey. 26. The Official Map. 10 p. 27. The Master Plan: A Draft Report. 28. The Subdivision of Land. July 30, 1979. 42 p. June 15, 1980. 40 p. 208 p. August 28, 1980. June 15, 1980~ � 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 Norton-Shores_Master-Plan_1981 Creator An entity primarily responsible for making the resource Leo Jakobson, AIP, SAFA Date A point or period of time associated with an event in the lifecycle of the resource 1991-05-08 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for the City of Norton Shores was prepared by Leo Jakobson, AIP, SAFA and was published on May 8, 1981. Subject The topic of the resource Master plan reports Norton Shores (Mich.) Muskegon 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/3b69abd4e146f019a643aed679fc33cb.pdf 581e25a11d40f24e12e1c1fde8993db6 PDF Text Text NORMAN TOWNSHIP MASTER PLAN REVISION 2015 Chapter 1: INTRODUCTION Norman Township adopted a Master Plan in 2008, updated it in 2014 and revised it in 2015 to address the future physical development of the community. Through the process of writing this Plan, it became evident that residents are keenly interested in maintaining the high quality of rural life presently available. The quality oflife in Norman Township is defined by elements such as: the natural beauty of the forested and rural landscape; the diverse topography and waterways, including national forests and high quality rivers, streams and wetlands - and access to them; the small town character of the community; and the many recreational opportunities, friendliness, safety, peace and quiet it affords. The challenge presented is to encourage and manage the amount and type of growth appropriate in Norman Township. Secondary challenges include land use conflicts, natural resource degradation; and demand and resources needed for public services as the population changes. ., ., Norman Township Planning Commission has worked with the Board to begin to prepare a comprehensive land use or "master" plan for the Township. The Norman Township Planning Commission audited the Master Plan and began Master Plan revision and update in May of 2013. Master Plan revisions were completed in July of 2014. The Norman Township Master Plan serves as a "zoning plan" to enable, guide and inform the Norman Township Zoning Ordinance as required by Michigan law. The Master Plan identifies planning goals to direct the future of Norman Township over the next twenty (20) years. Similar to a good roadmap, Norman Townshiv Community Center. summer 2013 this Master Plan defines a community vision and preferred direction outlining what the residents want the Township to be in the future, and by identifying options to get there. The goals are meant to be flexible. There may be more than one route to get to the desired destination. This Plan outlines examples of actions that public officials, landowners, business owners, residents, and others can take in order to cooperatively fulfill the community's goals. This Plan is not designed to directly promote or in any way prevent growth, but rather to guide "appropriate" growth to protect and promote public health, safety, and general welfare. The intent is to provide a way for growth to occur while still preserving the existing high quality of life found within Norman Township. In so doing individual interests and private property rights must be balanced with the interests of the community at large when public decisions are made. During public participation sessions conducted for this Plan, residents repeatedly expressed their desire for the Township to retain its existing small-town, rural character- including its Norman Township Master Plan Revision 2015 Chapter 1 Page 1 - 1 August 2015 �friendly and peaceful atmosphere, and to protect its natural resources such as its productive forests, lakes, rivers, streams and wetlands. Reaching these goals is only possible if decisions made by the Norman Township Planning Commission and other public bodies respect the ideas stated in this Plan. The Norman Township Master Plan is meant to be a proactive and highly participatory approach to land use planning. It is to be used as a guiding tool for decision-makers regarding land use questions. It defmes the community's vision of the future and lays the framework for growth, development, and resource protection for the next 20 years and is to be reviewed every five (5) years in accordance with Michigan law. The Master Plan serves as a "zoning plan" which is the basis for Norman Township's regulation of land development and use within its zoning ordinance. This Plan has been written with democratic principles and community/environmental sustainability in mind, so that future generations will have an equal or better quality of life than that enjoyed by today's Township residents. Legal Basis for the Master Plan The existing Norman Township Master Plan (adopted May 13, 2008 and amended through June 9, 2009) was audited and updated from May 2013 to August 2014. With the formation of an official Planning Commission, the Township may prepare and adopt a Master Plan. The Michigan Planning Enabling Act (MPEA), Public Act 33 of 2008, [M.C.L. 125.3841 and 125.3843, et seq.] requires the submittal of a draft Master Planning to adjacent townships and nearby communities, tribes, surrounding regional and county governments, and some utilities and transportation entities for their review and comment in the spirit of coordinated planning. The Norman Township Planning Commission followed the directives of the MPEA in the preparation and updating of this Master Plan. It is with a spirit of cooperation and coordination between governmental jurisdictions and interested community groups that this Plan has been prepared. Planning Process The process of writing the Master Plan update began in earnest in late-May of 2014. The process of revising and updating the Master Plan, including a public hearing on November 6, 2014 and September '\ \ 2015. The Norman Township Planning Commission adopted the revised, updated Master Plan on :n::t):}';;/i/}}}'ff[:Ji)H'}7.9J5.. Planning consultants from Grobbel Environmental and Planning Associates of Traverse City were hired to assist the Township. During this process, there were many opportunities for residents to provide input. A series of facilitated public input sessions during the summer and fall of 2013. A first public input session was held on July 25, 2013 to identify planning issues, goals and actions for future land use planning in Norman Township. 1 Four questions were asked of participants, including: 1) what do you like best about Norman Township; 2) what resources are most important to protect; 3) what are the main issues the Master Plan must address; and 4) what projects would you support to address Master Plan issues? Each participant provided answers to each question, and answers were summarized by the facilitator and presented to the meeting as a whole. 1 Sixteen residents attended this meeting facilitated by Christopher Grobbel, PhD, Sr. Planner, Grobbel Environmental & Planning Associates. Norman Township Master Plan Revision 2015 Page 1- 2 Chapter 1 August2015 �Participants were then allowed to prioritize all responses by ''voting" with a total of five (5) stickers on any statement. Existing community demographics/housing, land uses and trends, economic patterns, and the natural resource base were addressed. Existing zoning, previous developments, and other uses allowed under the present zoning were also discussed. Significant land use changes and zoning action requests within the past few years were also reviewed. Asked what residents like most about Norman Township forty percent of four (4) out of ten ( 10) participants stated the recreational opportunities found within Norman Township; two (2) identified the Township's community; one (1) identified Crystal Lake park; and others mentioned the Townships' spacious landscape and forestlands. When asked what is most important to protect in Norman Township four (4) identified the Township's population, area businesses and youth facilities each; three (3) identified the environment and Township fire and ambulance services; and another mentioned the fishing event at Crustal Lake. When asked what are the big issues that must be addressed: four (4) responded "community vision/direction; two (2) responded business retention, educational opportunities, and re-invigorating community events, respectively, one (1) each stated removing barriers to new businesses and zoning and zoning enforcement. Finally, when asked what projects would you support; four (4) stated a new fire barn; two (2) stated improving community through better out-reach from decision-makers; and one ( 1) stated promoting good community relations. Refer to Appendix A for a copy of2013 Norman Township Public Input Session summaries. A second public input session was held on August 8, 2003 to identify problems found within and new efforts that could be undertaken in Norman Township in terms of planning issues, goals and actions for the future. Of the eighteen (18) participants the number one problem identified by thirteen (13) of participants centered on the lack of an all terrain vehicle/off road vehicle (ATV/ORV) ordinance in the Township . Other problems identified included the current economic situation, too aggressive zoning enforcement, lack of tourism and entertainment facilities, and a need to steer the community toward economic opportunities from recreation/tourism. New efforts identified included adopting an ATV/ORV ordinance (10 votes); amending zoning to ease the burden on existing and new businesses, especially those focusing on recreation/tourism (7 votes); re-invigorating Wellston's economy as a way point between the cities of Manistee and Cadillac (2 votes); establishing snowmobiling as a winter economic activity/focus (1 vote); and another mentioned promoting the recreational opportunities found within the "wilderness" areas in Norman Township. Refer to Appendix A for a copy of 2013 Norman Township Public Input Session summaries. A third and final public input session was held on August 24, 2014 consisting of a strengths, weakness, opportunities and potential projects (SWOP) visioning exercise. Residents in attendance indicated that strengths include community involvement/engagement; great fishing; beautiful lakes; and a view of the Township is a tourism/recreation destination - the back-bone of the community and its economy. Asked what are Norman Township's challenges participants stated that tourism is down at present; one-half of Township landowners are absentee; numbers of hunting game are down; that the Michigan Department of Natural Resources (MDNR) salmon program is now gone; few ATV/ORV opportunities, especially on County roads; the loss of Wellston Elementary School; need to get visitors and residents to Nonnan Township Master Plan Revision 2015 Chapter 1 Page 1 - 3 August 2015 �slow down on the M-55 Highway and stop and spend money in Wellston; need for and to allow small farm stands; and that zoning enforcement is too aggressive. Opportunities identified for Norman Township to improve included getting the word out; holding community/cultural events; promoting tourism; promote community and businesses at the annual Hoxeyville music festival; enhancing community identity; organizing and promoting a community watch; working with Michigan Department of Transportation (MDOT) to highlight Wellston's highlight community identity. When asked what new program/projects would you support participants identified better communicating with the MDNR; produce a Township promotional pamphlets; improving communication with residents/landowners; promoting community events; hiring a coordinator to organize, promote and oversee events; establishing a community "welcome wagon" to reach out to new residents; promoting senior events; re-establishing a teen club; and connecting with well-known hometown people to promote community and events. Refer to Appendix A for a copy of2013 Norman Township Public Input Session summaries. On October 3, 2014 a workshop for the Planning Commissioners, Township Board, and residents was held to provide an overview of the risks and local governmental regulatory options of the oil and gas industry. In addition, the Norman Township Planning Commission met monthly from June 2013 through July 2014 to prepare the updated Master Plan, as well as work on current zoning issues. The meetings were advertised and the public invited in accordance with the requirements of the Open Meetings Act, P.A. 267 of 1976 [MCL 15.261 et seq.]. The Norman Township Planning Commission directed the audit and revision of Chapter 1: Introduction; Chapter 3: Community Demographics, Chapter 6: Public Facilities/Infrastructure, Chapter 8: Future Land Use Plan, Policies, Goals and Actions, and an updated Future Land Use map during the 2013-2014 Master Plan review and updating process. In summary, community input was solicited and utilized in the planning process for this Master Plan update. Residents were given many opportunities to participate and have their ideas and concerns addressed. These results have been incorporated into this Plan and referred to throughout the Plan. Norman Township Master Plan Revision 2015 Chapter l Page 1- 4 August 2015 0 �Chapter 2: COMMUNITY CHARACTER Introduction A description of community character is important to document. There must be an understanding of what makes a community unique, in order to obtain a sense of a community's character and to direct future land use patterns and/or land use regulation, if any. Factors to explore include community description, regional setting, and historical/cultural resources. Community Description Norman Township is rural and rich in natural beauty, with extensive natural resources including: national forestlands; hundreds of miles of inland lake, river and streams; diverse wildlife habitat; forested hills and open meadows; and numerous wetlands. These natural resources contribute to a beautiful, mostly rural setting for people to live, work, and recreate within Norman Township. The Township's population for the year 2010 was 1,561, as reported by the U.S. Census Bureau. Out of the twelve townships in Manistee County, Norman Township had the fourth highest population that year, after Manistee Township at 4,084, Filer Charter Township at 2,325, and Bear Lake Township at 1,751. U.S. Census data also show that Norman Township experienced a 7.0% population decline over the past decade. Seasonal residents, visitors to private homes and rental cottages, and day tourists importantly add to the Township's population and economic base during summer months. There is no incorporated village or city within the jurisdictional boundaries of Norman Township, but the unincorporated village of Wellston may be considered the Township's population center. The corners ofM-55 Highway and Seaman Road, is likely the busiest four corners within Norman Township. Although historically a larger settlement, land uses now at and in the vicinity of the four corners include: convenience/party stores; auto repair shops; the Norman Township Hall/Library; a fly fishing outfitter/guide service; rental units/cabins; residences and vacant land. Manistee and Filer Townships to the west surround the City of Manistee, 2010 population of 6,226. Vehicle traffic is carried north and south through the Township mainly by Seaman Road, and Hoxeyville Road exists as a significant east-west route along the southern portion of Norman Township. Notably, while there is significant federal land within Norman Township consisting of portions of the Manistee National Forest, there is little state or county-owned land within Norman Township. Geographic Setting Norman Township is located within the extreme southeastern comer of Manistee County. Manistee County exists at the base of the northwestern Lake Michigan within the northern portion of the lower peninsula of Michigan. Townships directly adjacent to Norman Township are Dickson Township to the north; Brown Township to the northwest; Stronach Township to the west; Lake County's Ek and Eden Townships to the south; and Wexford County's South Branch Township to the east and Slagle Township to Norman Township Master Plan Update 2014 Chapter 2 Page 2-1 November 2014 �the northeast. The western boundary of Norman Township is approximately twelve miles east of the City of Manistee, Michigan. A Brief History of Norman Township Every township has historic and cultural resources that usually contribute to a sense of pride and place, as well as providing definition and direction for the future. Norman Township's history is intertwined with the rich cultural heritage of neighboring townships. 1 Following the recession of the glaciers about 10,000 years ago Native Americans came into and started living in northern Michigan. For the most part these people lived a nomadic life and depended on rivers for transportation. Consequently there were undoubtedly many seasonal occupation sites along the Manistee and Pine Rivers. It can be speculated larger occupation sites (villages) existed near the confluence of the rivers. These sites, although grown over and unidentifiable to the average person today, are important archaeological sites deserving of protection. Areas which are most likely to have archeological sites are corridors along the Manistee and Pine Rivers, a half mile to each side and, a mile from the two river's confluence. This may also be the case at the confluence of the Manistee Pine Creek, but not as likely. Prior to European settlement in the current State of Michigan, the Anishnabeg people, commonly referred to as the Ojibwa or the Chippewa Indians, inhabited the western half of the Lower Peninsula and the Upper Peninsula of Michigan. The Anishnabeg (speaking a common language which the French denominated "Algic" or "Algonquian," in an area from Labrador to the Carolinas between the Atlantic coast and the Rocky Mountains). Indians did not originally inhabit the Great Lakes region. Historic accounts indicate the Anishnabeg people migrated from the "Great Salt Sea" to the east, followed the northern and eastern shore of Lake Huron to Sault Saint Marie, and then traveled the western shore of Lake Huron. The Federal Land Ordinance of 1785 instituted the geographic and political system of surveyed counties, townships, and sections. Between 1816 and 1856, Michigan was systematically surveyed by the federal General Land Office. Surveyed townships and section lines established the political boundaries of counties and townships throughout the state. Surveyors took detailed notes on the location, species and diameter of each tree used to mark section lines and corners. They also noted the locations of rivers, lakes, wetlands, agricultural potential of soils, and general quality of timber along each section line being measured. In addition they noted natural disturbances, and trails and settlements of North American Indians and early Europeans. Manistee County was established by the State of Michigan by the Public Acts of 1855. Norman Township was heavily wooded with probably well over half of the land having good pine timber growing on it. Because of this timber crop, approximately 85% of the land was purchased by timber investors. By the early l 850's, high quality pine immediately adjacent to the rivers had been cut by timber pirates. The first bona-fide 1 Source: Steve Harold, Manistee County Historical Society, 2007. Nonnan Township Master Plan Update 2014 Chapter 2 Page2-2 November 2014 �timber investor was Roswell Canfield who purchased 160 acres of pine timber at the northwest corner of the Township on September 11, 1854. He was followed by the State of Michigan which selected over a thousand acres of pine timber lands at the eastern edge of the Township on January 24, 1855, as partial payment from the United States for construction of the first locks at Sault Sainte Marie. Although the land in the Township was "cruised" continuously by land-lookers seeking good pine timber investments, Charles Ruggles was still able to find and purchase over a thousand acres of good timber land from the federal government after he arrived on the scene in 1867. After his careful scrutiny, the good timberland was all in private hands by 1870. Logging activity became intense following the Civil War and lasted for about a quarter century. The actual logging operations were handled in the fall and winter from camps of25 to 30 men which consisted of three or four buildings. There may be as many as 25 of these abandoned logging camps in Norman Township which are important archaeological sites deserving of protection. However, their locations are largely unknown and not easily determined. Logging activity became intense in the 1870's and 18801s. The operations commenced near the rivers and reached several miles back from the rivers as timber became sparse. Finally, in order to penetrate even further inland (as will be noted later), railroads were built to transport timber that was too far from the rivers for practical sleighing. The first non-water transportation route through the Township was an early road, undoubtedly built primarily by and for the use of the timber investors which ran in a due east and west line across the north edge of Norman Township between the first and second tier of sections (roughly today's Cedar Creek Road.) Early in 1878, the R. G. Peters Train Railway (the first steam railway in Manistee County) was built from the Manistee River south into the northwesfcomer of the Township (approximately following today's Huff Road.) In the next decade this railroad was extended via numerous spurs through most of the timber in the Udell Hills area. In 1888 construction was started by the Chicago & West Michigan Railroad, which entered the Township in Section 32 of east Norman and ran north to Section 2 of west Norman (more recently known as the Pere Marquette Railroad, following portions of Seaman Road.) This railroad and its construction initiated the first commercial activities in the Township. The C. & W. M. Railroad was primarily a through line between Traverse City and Grand Rapids providing freight and passenger service. Its first passenger service was provided on July 6, 1890, and continued until the line was taken up in the 1950's. A second line, the Manistee & Luther Railroad was built across the south edge of the Township by the R. G. Peters Salt & Lumber Company in the 1890's (approximately following today's Nine Mile Bridge Road.) This line was in reality a logging railroad although it also provided rudimentary freight and passenger service until its demise about 1912. The fate of cut-over timber land is similar throughout much of northern Michigan, it was frequently retained by the original investors who were undoubtedly counting on future timber harvest as natural reforestation occurred. However, this rarely occurred since the timberland usually burned before the timber matured, and there was absolutely no means to control these forest fires. Almost all the land in Norman Township was retained by timber investors until the turn of the century. For all practical purposes, the control of the Nonnan Township Master Plan Update 2014 Chapter2 Page 2-3 November 2014 �land and the quality of the soil eliminated any possibility of agriculture in Norman Township in the last century. Manistee lumbermen are thought to have maintained several farms where hay was grown and logging camp livestock were pastured through summers, with plans for further land sales by lumbermen. The first individual attempts at agriculture may have been by Ed Norman who settled in west Norman about 1897. After the tum of the century the timber investors formed the New York National Land Company to market their cut over timberlands. This firm opened offices in several large cities, and began to advertise and promote the properties. An affiliated firm was the Swigart Land Company, which started in 1907, and centered their business in the village they laid out as Wellston the following year. The majority of the land was sold to first generation immigrants who lived in Chicago. Many of these purchasers moved to Nonnan Township where they built small homes and bravely attempted to establish farms. For the detennined, these attempts lasted for a generation but the majority left in a much shorter time. The first school in Norman Township is thought to have been built and donated by the Filers, and was located near the Norman home in Section 8 of west Norman Township (near the intersection of Pine Creek and Caberfae Highway.) A second school had been built by 1903, and was located in Section 31 of east Norman (near Dublin). Additional schools were built as settlers moved into the area. A community church was built in Wellston, and St. Raphael's Catholic Church in Dublin in the early 1900. After the log drives were completed, property along the rivers were purchased by the forerunner of Consumers Power Company for electric power purposes. The first dam was Stronach Darn in Section 16 of east Nonnan on the Pine River. Built in 1912, it provided cheap electricity to the City of Manistee. Because of the constant buildup of sand in the reservoir behind Stronach Dam, operation of the hydroelectric plant became impractical and the dam was decommissioned in 1953. Dismantling of the dam began in 1996, and was completed in December 2003. This was followed by Junction Dam (today's Tippy Dam), built between 1916 and 1918. Both construction projects created extensive temporary and some permanent employment in Norman Township. Dublin was the first commercial center in Norman Township. Activity in Dublin began when the C. & W. M. Railroad came through in 1888, and continues today. A second commercial center was developed as the community of Wellston by the Swigart Land Company, as noted above. This has continued until today, and has almost always had a strong group of determined merchants, including a chamber of commerce to bring people and business to the area. Norman Township Master Plan Update 2014 Chapter 2 Page 2-4 November 2014 �8rcv,.r n Tvvp i868-'912 Stronach Tv,1p Today Norman T1.tvp - - - - - - - - ·-·------·- .. .. -- Norman Township, as a political government unit was not created until 1912, when it was split off from Stronach Township. When Manistee County was first created in 1855, there were four townships: Manistee, Stronach, Brown and Wexford. In 1868 Filer Township was organized and split off from Stronach Township. In 1869 Wexford County was formed. Stronach Township included all the area of present day Stronach and Nonnan until 1912. Norman Township's political boundaries have remained unchanged from 1912 to today. In 1933 the Manistee National Forest was established to promote commercial timber growth, forest fire prevention, wildlife habitat, and recreational opportunities. The U.S. Forest Service obtained jurisdiction of unsold state and federal land and thousands of acres of cut over timberland which had been abandoned after brief, unsuccessful attempts at agriculture. A regional service center and conifer nursery was developed at the Chittenden site, creating extensive employment opportunities. Today after 60 years the old timber lands are finally recovering after forest fires are no longer a destructive menace. The goal of promoting commercial forest management and extensive recreational opportunities has been met. Today the recovered forests have drawn more people to the area than ever known before, both as vacationers, sportsmen, and full-time Norman Township Master Plan Update 2014 Chapter 2 Page 2-5 November 2014 �residents. In the early 1980s the Manistee County Planning Department and Manistee County Historical Society surveyed the entire county to find structures and locations which remain today that have historic significance. The list below represents those locations in Norman Township. The ranking system for each listing is explained here. 9. 8. Register) 7. 6. 5. On the National Historic Register On the State of Michigan Register (nominated for the National Historic On the State Register State Historic sign/marker State Centennial Farm 4. On the Manistee County Historic list, nominated for the state register 3. On the Manistee County Historic list, recommended to be nominated for the state register 2. On the Manistee County Historic list 1. On a historic list maintained by a township, village or city To qualify for the County Historic list (if not on the national or state register) a location must meet the following criteria: • • • • • • a 'first' event, if known and when it was significant. an event which is significant in altering the way oflife, or an aspect of the way of life (such as land use, environment, culture, etc.) of Manistee County. a substantiated, documented historical event. an event that took place at a site which can be specified, regardless if the site is currently known or not, such as but not limited to birthplaces, graves, residences of historic personalities; a building or location, which is historically significant for its association with persons, events, of transcendent importance in the county's, state's or nation's history; a site of religious, ethnic, or racial community. a site designated to be primarily commemorative. places and structures of architecturally of historic significance; i.e. meets 5 or more of the following points: 1) at least SO-years old; 2) original construction must be good design/architecture; 3) cannot have artificial (i.e. plastic, aluminum, clipboard) siding; 4) cannot have artificial window frames; 5) alternations and additions, if any, must respect the original construction, architectural theme; and/or 6) must be maintained in reasonable condition. 3. C.C.C. Chittenden (Agriculture: Nursery and CCC); 1103 Nursery Road (Parcel #51-10-018-200-0 I) 2. Cooley Bridge (Engineering: Bridge); Caberfae Hwy (Parcel #51-10-008-1000l) 2. First Rail Road (Economic: Rail Road); Huff Road 2. Clements (Abandoned Town); 12500 Nine Mile Bridge Road (Parcel #51-10131-100-01) Nonnan Township Master Plan Update 2014 Chapter 2 Page 2-6 November 2014 �2. Chittenden Nursery (Conservation); 1103 Nursery Road (Parcel #51-10-018200-01) 2. CCC Camp Chittenden (Conservation); 1103 Nursery Road (Parcel #51-10018-200-01) 2. USFS Arboretum (Conservation); 16555 Pine Lake Road (Parcel #51-10-123100-01) 2. Indian Mound (Archeological Site: Sand Lake Area); Sand Lake Road (Parcel #51-10-031-150-01) 2. Pine River E-W Route (Transportation) Summary of Findings When considering the community description, the regional setting, and the cultural/historical heritage of Norman Township, certain land use patterns begin to emerge. The early European settler history of the Township is directly linked to the Township's abundant natural resources including fish/game and timber resources. Development pressures have continually increased along river banks, inland lake shorelines and along major road thoroughfares through time within Norman Township. Maps- (maps can be found at www.norrnantownship.org/profile/maps) Bl 1 Plat map for west part of the township (property ownership) for 1840 (first purchasers of land) http://www.wellstonmichiean.org/normantwp/profile/maps/B 1%2001 %20Wplat%20184 Qjng Bl 2 Plat map for east part of the township (property ownership) for 1840 (first purchasers of land) http://wv.rw.wellstonmichiean.org/normantwp/profile/maps/B I %2002%20Eplat%201840 . .mg B 1 3 Plat map for west part of the township (property ownership) for 1903 http://v,rww.wellstonmichigan.org/normantwp/profile/maps/3.html http://www.wellstonm ichi gan.ore/normantwp/profile/maps/B l %2003%20W plat%20190 1,jQg Bl 4 Plat map for east part of the township (property ownership) for 1903 http://www.wellstonmichiiran.org/normantwp/profile/maps/4.html http://\.\rww.wellstonmichi!i:an.org/normantwp/profile/maps/B 1%2004%20Eplat%201903 . .mg Bl 5 Plat map for west part of the township (property ownership) for 1915-20 http://www. wellstonm ichigan.org/normant\¥p/profile/maps/5 .htm 1 http://www.wellstonmichigan.org/normantwp/profile/maps/B 1-0SW platl 915-20.jpe: B 1 6 Plat map for east part of the township (property ownership) for 1915-20 http://www.wellstonmichigan.ore/normantwp/profile/maps/6.html http://V\rww. wellstonmichie:an.ore:/normantwp/profile/maps/B 1%2006%20Eplat%201915 -20.jpg Bl 7 Plat map for west part of the township (property ownership) for 1925-30 http://www.wellstonmichigan.org/normannvp/profile/maps/7.html http://www.wellstonmichigan.org/normantwp/profile/maps/B 1%2007%20Wplat%20192 5-30.jpg Nonnan Township Master Plan Update 2014 Chapter 2 Page 2-7 November 2014 �B1 8 Plat map for east part of the township (property ownership) for 1925-30 http://www.wellstonm ichigan.om/normantwp/profile/maps/B 1%2008%20Eplat°/4201925 -30.jpg Bl 9 Plat map for west part of the township (property ownership) for 1966 http://www. wet lstonm ichi gan .orsz/normantwp/profile/m aps/B 1%2009%20 Wplat%20 J96 §JQg B 1 10 Plat map for east part of the township (property ownership) for 1966 http://www.wellstonmichi1rnn.om/normantwp/profile/maps/B I %2010%20Eplat%201996. jp_g Bl 11 Plat map for west part of the township (property ownership) for 1977 http://www.wellstonmichigan.org/normantwp/profile/maps/B 1%2011%20Wplat%20197 .Lfug Bl 12 Plat map for east part of the township (property ownership) for 1977 http://wvvw.wellstonmichie:an.om/normantwp/profile/maps/B 1%2012%20Eplat%201977. jp_g B 1 13 Plat map for west part of the township (property ownership) for 1991 htq,://www.wellstonmichigan.org/normantwp/profile/maps/B 1%2013%20Wplat%20199 1j)2g B 1 14 Plat map for east part of the township (property ownership) for 1991 http://www.wellstonmichie:an.orsz/normantv,rp/profile/maps/Bl%2014%20Eplat%201991. jp_g Bl 15 Base map of Norman Township showing 2007 parcels http:/ /www. we! lstonm ichi gan.org/normantwp/profile/maps/B 1%20 l 5%20BaseParcels2 0 QLmg Norman Township Master Plan Update 2014 Chapter 2 Page 2-8 November 2014 �Chapter 3: COMMUNITY DEMOGRAPIDCS Population and Housing This section providing information about Norman Township's historic and existing population and housing, and to project future population and housing needs and the resultant demands placed on the Township. Existing and Historic Population Below is a table presenting past U.S. Census figures for Norman Township. Data from 1940 to present was used for population projection(s). Manistee County. Norman Dickson Stronach 1940 18477 399 571 315 1950 18524 447 505 382 POPULATION 1960 1970 19042 20393 491 678 627 483 527 513 23019 944 777 826 % of county Norman Dickson Stronach 2.2 3.0 1.7 2.4 2.7 2.1 2.6 2.5 2.8 3.3 3.1 2.5 4.1 3.4 3.6 19401950 12.0 -11.6 21.3 1950-60 1960-70 1970-80 1980-90 9.8 38.1 29.8 -2.7 39.2 24.0 61.0 26.0 -5.4 -16.7 1980 1990 21265 1189 735 688 2000 24527 1676 929 804 2010 24733 1561 993 821 6.0 6.8 3.8 3.3 6.3 4.0 3.3 3.5 3.2 1/o change !Norman Dickson Stronach -4.4 38.0 19902000 41.0 26.4 16.9 20002010 -7.0 6.5 2.0 Norman Township is experiencing a population decrease, as shown by the table above. The rest of Manistee County has experienced slight population growth, much like the rest of Michigan. Even neighboring double-sized townships (presented in this chapter for comparison) have experienced population growth rates, unlike the population loss in Norman Township A decline of rural population (a national trend due to migration to metropolitan areas) from 1940 through the 1960s follows an expected pattern. This has not been the case for Manistee County and Norman Township in the recent past, perhaps due to the county's industrial job base, providing similar jobs which attract people to urban areas, and/or the in-migration of retirees. Beginning about 1970 people began to move away from large cities and toward "rural living", but secondary reasons included moves as a result of marriage, marital dissolution, seeking larger or less expensive housing, leaving school or the armed forces, and desire for a change of climate. Norman Township Master Plan Update 2014 Chapter 3 Page 3-1 November 2014 �MANISTEE COUNTY Nonnan Township had one of the highest population increases in Manistee County from 1990 to 2004, but lost population from 2000 to 2010. This loss may be attributed to the decline of inmigration of retirees and/or a leveling off or loss of employment opportunities. A lack of new job availability in local manufacturing and industrial sectors has been a factor which has restrained the rate of growth in Manistee County from the 1980s to the present. Norman Township's recent loss of growth from residents moving into the area for reasons of retirement has a negative ripple effect on the area's tax base and economy, such as service industries and government services. Retirees also buy cars, maintain houses, go shopping, and so on -- all of which contribute to the volume of business in service and retail businesses, which in turn can lead to additional, or retained, employment opportunities. U.S. Census data show that Norman Township has become both a retirement community and a "bedroom community" - from which residents travel for work in the Manistee and Cadillac areas. This trend is expected to continue during the next decade. As a result of the decline of manufacturing jobs in the City of Manistee, Norman Township should expect its near-term future population to be based more heavily upon the in-migration ofretirees rather than as a "bedroom" to Manistee. Although it has likely declined since 2008, another reason for population growth in Manistee County and northern Michigan is a desire to get away from the city; not necessarily a desire for rural or country living. Thus, there is often an expectation for urban level of services while residing in a rural area. Of continued concern in Norman Township is the potential for such individuals to locate next to a forest management area. In such an instance, it is not uncommon to hear complaints about dust, noise from machinery in operation in timber harvesting, and so on. The timber industry also complains about fractionalization of land (division into parcels too large for single family homes and too small to economically harvest trees), inability to harvest due to ownership by landowners with no knowledge of timber management practices and scattered homes in the forest. Such residents are also often not accustomed to having private water well or septic system, their proper care, or the fact that permits are needed; and the necessarily longer policeman, ambulance or fire truck response time. To avoid such conflicts in land use and to make it more practical and financially feasible to provide urban levels of government services, new residential development should be concentrated within the Township. Condensed development allows for more efficient provision of government services, less infrastructure construction and maintenance to serve a greater number of homes and businesses, and can avoid traffic problems associated with lineal strip development along major roadways. Population Projections Manistee County's population is concentrated in its southwestern corner, in and around the City of Manistee. This area includes Manistee, Filer and Stronach Townships and accounts for nearly 55% of the county's total residents. According to the 2010 census, the City of Manistee has a Norman Township Master Plan Update 2014 Chapter 3 Page 3-2 November 2014 �current population of 6,226. The second-largest township is Manistee, with a current population estimate of 4,084. For comparison, the smallest populations estimates are found in Marilla (393 persons) and Arcadia (639 persons) Townships. Norman Township's 2010 population stands at 1,561. According to the U.S. Census most of the population change in Manistee County between 2000 and 2010 came from youth, career-aged residents and retiree age groups. Specifically, the fastestgrowing age group during this period in Manistee County was persons between the ages of 35 and 44 years, increasing 3.9%; ages 25 to 34 years increasing 1.5%; and youth aged 10 to 14 years which increased 1.3% - accounting for just over 33% of the county's total population. The decrease in Manistee County population between 2000 and 2010 was primarily observed in residents aged 55 to 59 years at 2.8%; followed by ages 60 to 64 years, decreasing 2.3%; and 65 to 74 years declining 1.6%. This elder group represents 21 % of the total Manistee County population. Norman Township age distribution data show that the Township significantly "grayed" during the period of 2000 to 2010. Specifically, the 60 to 84 age group increased by 9.3%, while the new born to 19 year old age group declined by 8.2% in Norman Township from 2000 to 2010. The career-aged 25 to 44 age group also declined in Norman Township by 4.1 % during this period. The following table presents the 2010 population of Manistee County, Norman, Dickson and Stronach Townships by age: NORMAN TOWNSHIP BY AGE 2010 Political Subdivision Manistee County Norman 0-5 Years 5-9 Years 10-14 Years 15-19 Years 20-24 Years 25-34 Years 35-44 Years 45-54 Years 55-59 Years 60-64 Years 65-74 Years 75-84 Years 85+ Years 1075 1365 1376 1414 1253 2366 2791 3903 2152 1930 2811 1669 628 4.6% 42 5.0% 16 6.0% 131 6.2% 81 5.1% 68 9.4% 121 11.4% 16.0% 200 293 8.1% 121 7.8% 112 11.1% 202 6.6% 160 2.6% 14 2.7% 1.0% 8.4% 5.2% 4.4% 7.8% 18.8% 7.8% 7.2% 12.9% 10.2 0.9% 169 64 40 173 % 65 21 Twp. 19 16 29 44 31 49 12.8 % 77 2.4% 26 2.0% 40 3.6% 43 5.5% 54 3.9% 27 6.1% 70 9.7% 87 21.2% 148 8.0% 97 5.0% 81 21.7% 88 8.2% 54 2.6% 16 Norman 3.2% 91 4.9% 99 5.2% 123 6.6% 116 3.3% 54 7.3% 152 10.6% 262 18.1% 265 11.8% 137 9.9% 91 9.3% 200 6.6% 62 1.9% 24 Twp. (2000) 5.4% 5.9% 7.3% 6.9% 3.2% 9.1% 15.6 % 15.8% 8.2% 5.4% 11.9% 3.7% 1.4% Dickson Twp. Stronach Twp. Norman Township's population age distribution generally mirrors Manistee County's relatively high and increasing proportion of senior citizens. The median age of residents in Norman Township in 2010 was 49.3 years as compared to 42.8 years in 2000. The average age in the United States was 37.2 in 2010, and Manistee County's median age is 45.0 for that same period. Nonnan Township Master Plan Update 2014 Chapter 3 Page 3-3 November 2014 �Using a linear projection of population trends observed between 2000 and 2010, the projected future population for Manistee County is projected to increase by about 0.8% or about 200 persons per decade. A population projection for Norman Township during the same period is to lose another 1. 7% or about 25 persons per decade. It is assumed events occurring anywhere in Manistee County which impact the area's population may have a correspondingly proportional impact on Norman Township's growth. Norman Township Population Projection Year 2010 Year 2020 Year2030 Year2040 Political Subdivision Peak Vacant Average Seasonal and Population Population Permanent and Seasonal Seasonal Household Housing Population Permanent Population Total Housing Permanent Housing 24733 15694 10308 3902 2.27 8858 33591 1561 1681 760 921 1.98 1824 3385 993 434 756 322 2.72 876 1869 821 581 354 227 2.31 524 1345 2010 Manistee Countv Norman 1,561 1,536 1,511 1,486 Twp. Dickson Twp. Stronach Twp. Existing Population Characteristics Norman Township's population is dominantly rural. Norman Township primary population center is the unincorporated hamlet of Wellston. The Wellston community is bisected by M-55, bounded by Cooley Bridge to the east and Udell Hills to the west. There are other lesser residential centers in Dublin, in the Airport Road area, and around Pine Lake. The settlement patter within Norman Township can be described as generally disbursed and this population distribution pattern increases the cost (and thereby taxes) to provide a high level of public services such as door-to-door solid waste/recycling pickup, police, fire, ambulance, road construction and maintenance, public water and sewer, etc. It is considerably more expensive to provide a physical service, such as public water, sewer, roads, etc., or location-response service such as police, fire, ambulance, when the customers are spread out. It means more miles travelled to provide the service than it would if population were more compact. The result is the community need to provide more emergency services and/or slower response time from existing emergency services. This higher cost can also delay the community's ability to provide a given level of service as higher costs increase the threshold a community must attain before the service is cost effective. Norman Township Master Plan Update 2014 Chapter 3 Page 3-4 November 2014 0 �The proportion of sexes is shown here: MALE/FEMALE PROPORTIONS Manistee County Norman Twp. Dickson Twp. Stronach Twp. Total Pop Male Female 24733 1561 993 821 12806 824 513 421 11927 737 480 400 Education levels in Norman Township are slightly lower than in Manistee County and Stronach Township but comparable to Dickson Township. Norman Township can be characterized as being typified by an older population, with education levels typical of their generation. 2010 EDUCATIONAL ATTAINMENT STATISTICS 25 Yrs. Less than and Over 9th Grade Attained 9th-12th High No School Diploma Graduate Some College No Degree Attained Associate Degree Bachelors Graduate Degree or Profess. Degree %High % School Bachelor Graduate Degree or Higher or Higher Manistee County 18169 675 1667 6829 4211 1591 1946 1250 87.1% 17.6% Norman Township 1233 80 142 519 284 100 67 31 81.8% 8.0% Dickson Township 658 42 102 254 130 70 44 16 78.1% 9.1% Stronach Township 610 9 86 214 175 63 43 23 84.9% 10.0% 2010 INCOME MEASURES Household Income/Year Family Income/Year Per Capita Income Manistee County $41,169 $52,211 $22,258 Norman Township $33,068 $39,349 $18,112 Dickson Township $36,250 $39,150 $19,848 Stronach Township $39,167 $46,354 $22,100 Norman Township Master Plan Update 2014 Chapter 3 Page 3-5 November 2014 �Housing Data The Census tracks the types of structures that are available for residential use in an area. Data for Manistee County show a number of interesting trends. First, the most common owner-occupied unit is a composed of a single-family structure. The only significant difference from this pattern occurred in the City of Manistee, where about 4.5% of the owner stock was composed of structures with two to four units. Second, the most common type of rental unit in the county was also included in single-family structures. Only two areas varied significantly from this pattern. One was the City of Manistee, which had about 22% of its renter stock in structures of 10 or more units. Onekama and Stronach Townships als5o had a larger-than-average share of rental units in larger structures. Third, the prevalence of manufactured housing as an alternative is widespread in terms of both the owner and renter stock in the area. Countywide, approximately 10% of the owner and rental housing stock is comprised of manufactured housing. In comparison, Nonnan Township, as well as Marilla and Springdale have approximately 25% of their owner stock in mobile homes. Norman, as well as Cleon, Dickson and Marilla, have approximately 35% of rental stock in mobile homes. Norman Township has several major problems in the area of housing. First is the Township has a much higher percentage of mobile home and trailer housing units than any place else in the county. Only Springdale Township (an unzoned township except along the Betsie River) and Dickson Township come close to having the same percentage of mobile home/trailer housing units as Norman. Others are all less than 25 percent, and the county average is 10 percent. Living in a mobile home, in itself, is not bad. Mobile homes sold today are capable of being constructed to the same standard and appear the same as a site or stick built home. However, Norman Township has a high proportion of old mobile homes and trailers, i.e. units not built for pennanent living but rather for short-tenn vacations and pulled by an automobile. Approximately 88.9% of homes in Norman Township have three or more bedrooms, and 11.1 % have two bedrooms or less. The average for Manistee County is similar with owner-occupied three-bedroom or more housing at 89.4%. The age of homeowner houses in Norman Township differ somewhat from Manistee County. Specifically, 29% of the housing stock in Norman Township was built before 1960; 44.8% was built between 1960 and 1989; and 26.1% was built from 1990 to 2010. This compares to 39.6% of the homes in Manistee County being built prior to 1960, 36.5% built between 1960 and 1990, and 23.9% having been built from 1990 to 2010. In general, owner-occupied housing units countywide increased rapidly in value during the 20002010 period. In Manistee County the median value of owner-occupied housing was $120,000 in 2010. This figure is 87.4% of the state's median value of $137,300. The values of approximately 50. 7% of the homes in Norman Township fall between less than $50,000 and $99,000. The mean value of a single-family residence in Norman Township is Nonnan Township Master Plan Update 2014 Chapter 3 Page 3-6 November 2014 0 �approximately $98,900. Based on U.S. Census Bureau 2007-2011 American Community Survey 5-Year Estimates, rental rates in Norman Township are relatively high, averaging $779 .00/month in 20 I 0, up from $493.00/month in 2000. The median for Manistee County is $657.00/month, up from $424 in 2000. Norman Township planners suggest that these estimated mean monthly rental rates may be overstated. In terms of household types (family, single female, etc.), Norman Township is within norms. HOUSEHOLDS BY TYPE 2010/2000 Total Households Total Family Households Marriedcouple Female Householder no Husband Non-family House holds Householder living alone Manistee County 10745 6914 5543 927 3831 3093 Norman Twp. 760 (681 in 2000) 517 (494 in 2000) 361 (409 in 2000) 94 (52 in 2000) 243 (187 in 2000) 183 (151 in 2000) Dickson TWP. Stronach TWP. 434 386 272 246 212 198 39 20 162 140 124 HOUSEHOLDS 2010 Households w/ Households w/ individuals individuals <18 yrs 65+ yrs 2677 3650 Householder 65+ yrs Manistee County 1404 Norman Twp. 100 (61 in 2000) Dickson Twp. Stronach Twp. 56 42 197 (207 in 2000) 98 Average household size 2.18 278 (200 in 2000) 2.05 (2.46 in 2000) 159 I 11 2.29 2.32 75 135 Average family size 2.66 2.35 (2.82 in 2000) 2.81 2.72 VACANT AND SEASONAL HOUSING 2010 Total Vacant Housing 5386 2010 Vacant for Seasonal Housing 3902 1990 Total Vacant Housing 4750 1990 Vacant for Seasonal Housing 3196 2000 Total Vacant Housing 4412 2000 Vacant for Seasonal Housing 3488 Norman Twp. 1072 897 951 870 920 803 Dickson Twp. 334 262 296 266 322 261 Stronach Twp. 242 188 202 171 227 184 Manistee County Norman Township Master Plan Update 2014 Chapter 3 · Page 3-7 November 2014 �Count of Housing Units Manistee County Norman 1970 1980 1990 2000 2010 2000-2010 change 9462 12235 13330 14272 15694 +9.06% 4412 3488 5386 3902 618 1240 1542 1632 1681 +2.91% 951 870 920 803 348 157 513 506 634 523 660 549 756 +20.63% +5.50% 296 202 266 171 322 227 261 2000 2000 2010 Vacant for Total Total Vacant Seasonal Vacant Housing Housing Housing 2010 Vacant for Seasonal Housing Two. Dickson Twp. Stronach Twp 581 Norman Township has the highest concentration of seasonal housing stock in Manistee County. Currently, 50.1 % of the housing stock in Norman is seasonal housing. In as much as Norman Township is a vacation and sportsman's paradise, this tends to support the second reason. EMPLOYMENT MEASURES The following presents 2010 census regarding Nonnan Township residents' work in various sectors of the economy. Residents' Industry of Employment- 2010 Estimates Agriculture, Forestry, Fishing, Mining Construction Manufacturing Transportation, Communications, Utilities Wholesale Trade Retail Trade Finance, Insurance, Real estate Services (e.g. Business & Repair, Personal, Entertainment, Recreation, Professional, Services, Health & Education) Public Administration 11 (24 in 2000) 21 (37 in 2000) 57 (129 in 2000) 39 (14 in 2000) 11 (6 in 2000) 119 (99 in 2000) 4 (8 in 2000) TOTAL EMPLOYED TOWNSHIP RESIDENTS 538 (654 in 2000) 225 (280 in 2000) 51 (57 in 2000) The statistic 538 employed residents in Norman Township should not be confused with the number of jobs available in Norman Township. Not all of those employed who live in the Township necessarily have their place of employment in the Township. The following summarizes Norman Township's employers, and gives an estimate of how many jobs are located in the Township. Norman Township Master Plan Update 2014 Chapter 3 Page 3-8 November 2014 184 �NORMAN TOWNSHIP BUSINESSES NUMBER OF BUSINESSES IN NORMAN TOWNSHIP 2011 (*Wellston Zip Code Area) ill! ~ Agriculture and Forest 4 3 1 Mining 2 2 0 Construction 8 9 4 Manufacturing 7 3 0 Transportation & Utilities 1 1 2 Wholesale 0 0 0 Retail 28 14 10 Finance, Insurance & Real Estate 4 5 5 Services 41 48 12 1 3 0 96 88 34 Public Administration TOTAL The number of jobs in Norman Township* was estimated at 185 in 2011, 174 in 2002, and 182 in 1991. This suggests that about 66% percent of the labor force (i.e. 185 jobs in Township/538 employed workers in Norman Township) in the Norman Township commute to work outside the Township in 2011. This number was estimated at 73% in 2002, and it should be noted that all 185 jobs in Norman Township were filled by Township residents. The significant observed loss of retail employment and Services is an impact a rural community can experience due to the establishment big box retailers and/or new business/commercial centers located outside of the Township. U.S. Census data provides some information as to where employed residents worked in 2010: Total Employed residents of Norman Township: Total Employed that work in Manistee County: Total Employed that work outside Manistee County: 538 (684 in 2000) 428 (654 in 2000) 110 (30 in 2000) There is no direct data to indicate where one goes within Manistee County for work. However, the 2010 census does provide statistics which provide evidence with which one can draw some conclusions. Norman Township Master Plan Update 2014 Chapter 3 Page 3-9 November2014 �2010 Census data indicates that 53 residents of Nonnan Township walked to work, and 0% of Township residents walked or bicycled to work. This suggests that at least 53 residents of Norman Township work in the Township. The following table provides 20 IO U.S. Census data on travel time to work. TRAVEL TIME TO WORK IN NORMAN TOWNSHIP- 2010 TRAVEL TIME Less than IO minutes 10 to 14 minutes 15 to 19 minutes 20 to 24 minutes 25 to 29 minutes 30 to 34 minutes 35 to 44 minutes 45 to 59 minutes 60 or more minutes Mean travel time to work NUMBER OF PEOPLE 141 68 56 59 37 38 46 55 38 22.0 (32.5 in 2000) PERCENT 26.2 12.7 10.5 11.0 6.8 7.0 8.6 10.3 7.0 It can be assumed that a work trip more than 45 minutes includes commuter to the labor markets of Cadillac, Frankfort, Ludington, and Traverse City. However, work commutes of 15 minutes or less while outside Norman Township include Brethren and Kaleva within Manistee County. A 20 to 44 minute commute would bring most of Norman Township residents to the Manistee Lake area. The above suggests that Norman Township is, at least in part, a bedroom community to the City of Manistee. The Norman Township area is also a strong retirement community. Further, data in the population section of this report indicates a strong seasonal influx. All three categories, bedroom community, retirement and seasonal residents contribute to Norman's economy. Residents buy food, gas, and local services, all of which could result in employment by service businesses in the Township. However, as indicated by the Census data, service businesses dramatically decreased in Norman Township since 2000. There are an estimated 29 businesses in Norman Township which are dependent on tourism such as motels, hotels, campgrounds, etc., construction, retail, and services segments of Norman's economy. The Wellston Area Tourist Association (WATA), formed in the late 1970's is still a major force promoting tourist growth in Norman Township with coordinated promotion, public access facilities, etc. The efforts of the Association have increased the length of the "tourist" season in Norman Township. Tourism is both an end in itself (i.e. more tourist-related jobs) and a means to an end (i.e. a way to promote an area for retirees and new businesses) as the rural character, recreational opportunities and aesthetics which attract tourists also attract retirees and people who start new businesses. Norman Township Master Plan Update 2014 Chapter 3 Page 3-10 November 2014 �WATA has underlined the following concerns and problems: l. Tourist/resort businesses are losing customers as a result of people buying their own summer homes in the Wellston Area. 2. This is aggravated further by inexpensive land and lack of land use controls so it is easy to divide property. 3. Most people come to Norman Township for the environment and outdoors activities. Unsightly development poses a danger to one of the area's largest sources of employment. Thus there should be greenbelts along major roads, no junk yards, dilapidated trailers, no clear-cutting visible from a road - each in an attempt to preserve a "clean" rural image. 4. Resort-type businesses should be allowed to be located in most areas of the Township, particularly rural residential locations. 5. There should be a definite, defined and consolidated commercial area, along Caberfae Highway (others confined a commercial area to just in the area of Wellston). The three largest employers within Norman Township are retail (Dublin Store) and service enterprises. TOP FIVE TOWNSHIP EMPLOYERS IN 2010 1. 2. 3. 4. 5. Dublin General Store, Ltd. Fisher Tanks (MF Enterprises, Inc.) Wellston Medical Center Kozy Kitchen Lake-Osceola State Bank 36 44 14 7 4 After fifth place, the number of full-time-employed people is at or below 5 for the remainder of the employers in the Township. Of note is that the second largest employer in the Township in 2005 was the Wellston Elementary School facility (grades K through 5) in Norman Township, which contributed to the relatively high proportion of service jobs at that time. This changed during the fall of 2009 when the Wellston Elementary School was closed to consolidate Kaleva Norman Dickson elementary, middle and high schools within a central school campus in Brethren. This resulted in the loss of 12 full time teaching positions in Wellston. Wellston does not have a public sewer system and as such is limited in its capability to accommodate intensive levels of growth such as dense residential development, heavy manufacturing, etc. Such development should only occur where it can be connected to a sewer. Norman Township Master Plan Update 2014 Chapter 3 Page 3-11 November 2014 �It is noted that a large number of jobs enjoyed by Norman Township resident rely upon commuting in/out of the Township, and a number of businesses used by Township residents depend on customers, supplies, etc. outside of the Township. For a community such as Wellston/Norman Township which depends on large part on tourist and vacation trade, it is ofparamount importance to look and feel attractive as a community. In large part the community is selling its natural resources, its northwoods, rural character. It is fundamentally important to protect that appearance and perception. In short, to attract new and retain existing business, this area must be and remain attractive. To be attractive, a community must be willing to invest in high quality educational opportunities, public lands and public access to waterways and natural resources, incentives to promote land and natural resource conservation, land use and environmental protection (e.g. zoning), and economic development efforts such as the Manistee County Economic Development Office/Corporation, Manistee County Economic Development Council, the Manistee County Chamber of Commerce, and the Manistee Area-Wide Labor Management Council. Michigan State University Extension also plays a major role in Manistee County development and technical assistance in the agriculture and forestry industries. MSU Extension also provides technical assistance to local governments, in development of programs, surveys, administration, studies and tourism development. Manistee County planning office provides economic, population and community data, and coordination between the above organizations and municipalities. This office also provides technical assistance in zoning and planning matters for municipalities, developers and the general public. The Manistee County Planning Commission also performs the long-term strategic planning and goal formation for economic development in the County. Manistee County is also a participating member of the Northwest Michigan Council of Governments (NWMCOG), in which provides the above services for a ten county region of northwest Michigan. Nonnan Township Master Plan Update 2014 Chapter 3 Page 3-12 November 2014 �Chapter 4: LAND USE/LAND COVER Introduction The following discussion addresses changes in land use and land cover in Norman Township. A land use is the type of human activity that takes place on a developed parcel such as: residential, multiple family, commercial, agricultural, industrial, or other. Land cover refers mostly to the type of vegetation as documented from interpretation of aerial photographs. Some land cover categories include: agriculture (active), upland forest, upland field (inactive agricultural land), open water, wetland, barren, and urban (typically residential, but also consisting of the lack of other land cover categories). Generally speaking, land use characterizes human activities, while land cover provides a !!eneral picture of the effect of human activities on the land, along with resources and vegetation. It is recognized that sometimes there is overlap between the two when examining changes over time. When planning for the future, each land use and/or natural resource requires unique public services and special considerations. As an example: removal of trees and vegetation for a golf course or housing development will require storm water protection techniques. The cumulative effect of land use/land cover changes can be tracked and analyzed to project future needs. Below is an inventory and analysis of the use of the land, ownership of the land, and division of the land in Norman Township in the following parts: (I) a review of the ownership of land, (2) a review of the division or fractionalization ofland including subdivisions and small parcels, and (3) the various classifications of the land use. Land Ownership Land in Norman Township is about half publicly-owned. Most of the privately held land in the Township is used as residences, is vacant, or for commercial purposes. The publicly-owned land is predominantly Manistee National Forest lands administered by the U.S. Forest Service. A second group is local government-owned land, with various holdings represented as township and village government facilities (parks, buildings, recreation, roads, etc.). Map #1 Base Map with Property Lines is found at the Norman Township website (W\:\rw.normantownship.org} and illustrates the landownership pattern within Norman Township, naming the larger parcel owners. This map also begins to illustrate the pattern of land fractionalization in the Township. Land Fractionalization Fractionalization of land is the manner in which a parent parcel is divided into smaller parcels. The most dense (i.e., small lots) land division is generally represented by the existence of housing subdivisions. When a landowner chooses to divide his land into more than four parcels, each 10 acres or smaller in size within a 10-year period, a formal plat must be drawn and approved as a subdivision. Other splitting of land is done as dividing property into smaller parcels. Norman Township Master Plan Update 2014 Chapter4 Page 4-1 Novmeber 2014 �A proposed plat (i.e., the drawing of lots) is subject to a lengthy review by township, county and state agencies before the land can actually be subdivided. The review and approvals are designed to provide government the opportunity to insure compliance with zoning, that there is adequate drainage, septic facilities, road access, open space, etc. The base map shows subdivisions, the areas within Norman Township where approved subdivisions exist. In general, subdivisions tend to be located in the center of the Township, the community of Wellston, Dublin area and north of Wellston, with the exception is Glenn Valance Subdivision on Warfield Road. The Norman Township base map also shows areas not within subdivisions where parcel sizes have been reduced over the years, usually to 10 or 20 acres or smaller. The areas are found throughout the Township, and especially along Peter's Fann Road, around Lake-ofthe-Woods, Caberfae Highway-Huff Road area, east of Chalker Road, and east of Warfield Road. In analyzing the base map and the equalized value tax map, one can observe that much of the fractionalized land is into parcels which are about 10 acres or smaller in size. Fractionalization presents several problems: 1. Such parcels tend to have one home near a public road, and the remainder of the parcel is typically vacant. This land use arrangement creates a situation in which land not near a road is split up into different ownerships without clear or easy access, resulting in the remaining land being vacant and generally not accessible. Homes tend to be built along roads, resulting in a residential land use pattern in strips along both sides of a road, while property behind the homes remains vacant. Thus emerges a residential development along road corridors rather than the development filling-in behind existing homes. 2. Small parcels are often not as economically feasible for developers to subdivide. This is particularly true with development of a subdivision requiring road, drainage, or other development infrastructure. 3. The 20 acre parcel or smaller also plays havoc with any potential public effort to preserve farm or forest lands. Division of land into smaller parcels drives up the price of land and property taxes, which also adversely affects farms or forest lands. Also such small parcels are often not large enough for use as a farm or for commercial forestry. In summary, land use patterns in Norman Township indicate a scattered residential land use pattern, mainly located along roadways. Norman Township has an adequate land base to accommodate additional growth with little infrastructure development assuming future residential development occurs through subdividing, rather than development of 10 acre parcels. The Township now has adequate subdivisions which have vacant lots suitable for on-site septic systems. Norman Township Master Plan Update 2014 Chapter 4 Page 4-2 Novmeber 2014 �The primary buyer of timber in the Manistee region is Packaging Corporation of America (PCA), which uses wood chipping operations generally requiring a minimum of 40 acres of forest in single ownership for harvesting. Forty acres in Norman Township is not large enough for many farm operations. A possible solution to land fractionalization is to require large minimum parcel sizes (i.e., 30 or 40 acres) in rural zoning districts. However, this approach is often politically not popular and subject to legal challenge26 • A regulation requiring all new parcels to have road frontage is common. Also, regulating a maximum width to depth (3:1 or 4:1 for example) avoids long narrow parcels and may help to discourage unwanted land fractionalization. Norman Township may also choose to promote future residential development via subdivisions. Zoning regulations to accomplish agricultural and forest preservation, as discussed earlier in this Plan, is also an effective tool. However, most of Norman Township is zoned Rural Residential, and has a 2.5 acre minimum lot size. See Map #IO Zoning Map. Land Use Map #I I Land Use /Land Cover illustrates the location and extent of the various types of land uses in Norman Township, and a discussion of each land use follows. Wetlands: Wetlands in Norman Township are mainly south ofM-55, along Seaman Road and in the vicinity of Pine Lake. Wetlands which are within 500 feet of surface water bodies (i.e., lakes, streams, creeks, etc.) are regulated by Michigan Wetland Protection Act, Part 303 of P.A. 451 of 1994, as amended. Forests: As shown on the Land Use Map, forestland is the dominant land use in Norman Township. Forested areas, along with the rangeland category, illustrate the undeveloped area of the Township, and exist as areas in the Township which have not seen much residential, agricultural, commercial, or industrial development. Rangeland: Rangeland refers to open fields of grass and grassy fields with shrubs. Often these areas are former farms. Distribution of rangeland in Norman Township is sparse, as most remains as forest. 26 In Marilla Township v. Dale Robinson et.al., ( 19th Michigan Circuit Court for the County of Manistee, file no. 86-4962-CZ, Judge Charles D. Corwin; Sept 25, 1991) a 40 acre minimum parcel size in zoning was upheld for non-Cann/forestry uses in an agriculture/forestry preservation area when the intent was to preserve large parcel sizes for possible future use for agriculture or timber harvesting. The court also ruled the 40 acre minimum could not b_e applied to forest and agriculture land uses because by their very existence the existing parcel (no matter what size) was large enough. Nonnan Township Master Plan Update 2014 Chapter4 Page 4-3 Novmeber 2014 �Agriculture: Land actually used for agricultural purposes in Norman Township tends to be along Peter's Farm Road in the south west part of the Township. A comparison of the agricultural map with the soils map illustrates a relatively high correlation between better soils and agricultural activity. Open and Other: The land use category "open and other" in Norman Township includes two categories: outdoor recreation such as parks, golf courses, track; and cemeteries. Due to the map scale used in this report, only the larger facilities and cemeteries are easily discernible. Industrial: The predominance of industrial and extractive activity in Norman Township is found in Wellston, such as the former Buda Family Saw Mill. Commercial and Services: Commercial activity in Norman Township is almost entirely in Wellston and along Caberfae Highway (M-55) north of Wellston. Residential: The State Equalized Value Map and the Base Map illustrate the distribution of dense residential land uses in Norman Township. Dense residential uses tend to concentrate around Wellston, Dublin, north of Wellston, Pine Lake, Pine Creek at Caberfae Highway (M-55). Less dense residential development exists in lineal patterns along many county roads. The distribution of the residential land use also illustrates the areas of the Township which are subdivided versus those areas which are divided into parcels and result in homes along existing county roads. Extractive: Gravel pits are the main extractive activity in Norman Township. Barren Lands: Barren lands include beaches and sandy bluffs along shorelines -- not found in Norman Township except thin strips of open soil along rivers. Norman Township Master Plan Update 2014 Chapter 4 Page 4-4 Novmeber 2014 �Maps B7 1 Land Use and Land Cover map for 1993 http:/lwww.wellstonmichigan.org/nonnantwp/profile/maps/B7%20l %20LandUsel 993.jp g B7 2 Parcels in the township showing the State Equalized Evaluation (SEV) http://wv,r,,..i.wellstonmichi12:an.ore:/normant\vp/profile/maps/B7%202%20Tax%20SEV.jp g B7 3 Parcels in the township showing the SEV per acre http://v.,ww.wellstonmichie:an.ore:/normantwp/profile/maps/B7%203%20Tax%20SEVper Acre.jpg Nonnan Township Master Plan Update 2014 Chapter 4 Page 4-5 Novmeber 2014 �Chapter 5: NATURAL RESOURCES General Characteristics Norman Township is 72 square miles in size, consisting of two typical Michigan townships sharing an east-west boundary. Its natural resource base is comprised of beautiful hardwood forests and hillsides; plentiful wetlands, river, streams/springs and seeps; numerous inland lakes; and some productive farmland. This natural resource base is central to the definition of the quality of life within Norman Township, and the identity of its residents. Residents of Norman Township are attracted to these areas, yet overdevelopment and/or inappropriate development may erode or degrade this natural resource base. Regionally and throughout the State of Michigan, population within cities is decreasing and rural areas are growing - at least partly because "baby boomer" residents are nearing or enjoying retirement and want to be closer to nature, avoid noise and congestion, enjoy a slower pace of life, and/or reside within safe communities. Some argue that we are bringing urban problems with us, as we "love rural communities to death." Population migration to Manistee County was at a significant overall rate of 15% between 1990 and 2000, reflecting such trends. The fastest growing areas in Manistee during this period were located along waterways, near national forest lands and along lakeshores within Springdale (46.6% growth), Pleasanton Township (42.6% growth), Norman Township (41.0% growth), Marilla Township (35.1 % growth), Cleon Township (30.7% growth), and Dickson Township (26.4% growth) according to the 2008 Manistee County Master Plan. As population grows, conflicts between people and the issues regarding potential impact to Norman Township's rural character are likely to increase. These trends, in turn, threaten Norman Township's natural resource base, including its rural character and high quality natural resources such as woodlands, wetlands and water resources. Norman Township conducted a survey of property owners to gather ideas to inform Master Planning in 2007. Results of that survey overwhelmingly indicate that Township respondents place a high degree of importance on the protection of natural resources including: steep slopes, wetlands, streams, forests, and wildlife. Concerning other related natural resources questions, survey results from respondents were typified by: ❖ The top five issues identified by respondents included the need to preserve forestland; protect the Manistee River and other streams and lakes; and protecting drinking water quality and groundwater supply. ❖ Residents identified that the quiet, clean environment is the best thing to be found within the Township, and its vision for the future should be keeping the Township natural, rural, and clean. ❖ When asked what the Township should purchase, if able to purchase lands for natural resources protection, residents identified the public acquisition and use of lands along lakes, stream and rivers as the highest priority. ❖ Most strongly agreed or agreed that Norman Township should protecting the rural character of the Township by preserving open space when properties are developed; protecting wetlands and other natural resources, and addressing junk yards, rundown trailers and homes, unkempt businesses, and forest and farm Norman Township Master Plan Chapter 5 Page 5-1 November 2014 �preservation. The natural resource base of Norman Township is discussed below to document location, quality, and importance. A summary of perceived threats to Norman Township's resource base is provided for each category. High quality forest and natural areas not only provide us with economic and recreational opportunities, they are also home to fish, wildlife, and a wide variety of plants, shrubs, and trees. These areas also provide us with clean air to breathe and pure water to drink, and leisure enjoyment. These resources are thereby important economic resources within Norman Township. Specifically, natural areas are used for economic pursuits such as farming, forestry, and recreation. Retention of an intact resource base within Norman Township is necessary for the protection of the public health, safety, and general welfare. Future development of the landscape should not be conducted at the expense of the Township's natural resource base identified in this chapter. This plan identifies: 1) features that should be protected; 2) areas that exhibit limitations for development; and 3) land that is or may be appropriate for guided development. Surface Water Resources Norman Township is blessed with numerous lakes, rivers, streams and wetlands. The Township possesses over twenty inland lakes/impoundments, and many miles of rivers and streams - including the regionally significant Manistee/Pine River. Lakefront and riverfront property within Norman Township is highly valued for its scenic beauty, location for home sites, and recreational opportunities. The Manistee River watershed is the major drainage pattern in Norman Township and extends into eleven other counties. This watershed can be further divided between Pine River, Pine Creek, Peterson/Sand Creek, drainage direct into the Manistee and the Little Manistee River. See Map #3 Major Watersheds Map. The watershed of the Manistee River is not typical of Michigan Rivers as the lower Manistee, just north of Norman Township, follows a wide, one to two mile river valley. The valley floor is mostly wetland and/or flood plain. The river corridor (and also Pine River in Norman Township) is for the most part publicly owned. While this has caused concern for loss of tax base it has also played a major role in the development of the area's economy. The river is a major attraction for the area's tourist industry. It was nationally highlighted by receiving designation as a National Wild and Scenic River on March 3, 1992 in the Michigan Rivers Bill. The banks of Pine Creek, the Pine River and the Manistee River have steep slopes with significant increases in grade and elevations. These waterways offer excellent fishing and outstanding scenery. The Little Manistee River's watershed encompasses parts of the southwest part of Norman Township. It includes the relatively flat swamp area (Hopper Swamp) which surrounds Lake-of-the-Woods. The river, drains into Manistee Lake, which drains into the Manistee River and finally into Lake Michigan. The Little Manistee is currently being studied as an addition to the National Wild and Scenic Rivers system. Norman Township Master Plan Chapter 5 Page 5-2 November 2014 �Lakes and streams within Norman Township include: LAKES: Tippy Dam Pond; (part) Sections 5 & 8 E. Norman Pine Lake; Sections 22 & 27 W. Norman Lake-of-the-Woods; Sections 31 & 32 W. Norman Timmerman Lake; Section 23 W. Norman Sand Lake; (part) Section 31 E. Norman Chittenden Lake; Section 13 W. Norman, Section 19 E. Norman (a.k.a. Round Lake or Government Lake) Dorner Lake; Section 19 E. Norman Crystal Lake; Section 13 W. Nonnan Cranberry Lake; Section 13 W. Norman unnamed lake; Section 13 W. Norman Star Lake; Section 14 W. Norman Lost Lake; Section 24 W. Norman Mud Lake (intermittent); Section 36 W. Norman Sylvan Pond; Section 6 W. Nonnan unnamed pond (backwater); Section 33 E. Norman unnamed pond; Section 25 W. Norman unnamed pond; Section 24 W. Norman unnamed pond; Section 15 W. Norman unnamed pond; Section 29 W. Norman unnamed pond; Section 33 W. Norman unnamed lake; Section 21 W. Nonnan unnamed pond; Section 27 E. Norman three intermittent ponds, unnamed; Section 3 E. N onnan RIVERS AND STREAMS: (The Section number is where the river's mouth is found or where the river exits Nonnan Township) Pine River; Section 8 E. Norman Peterson Creek; Section I E. Norman Cool Creek (to Little Manistee); Section 34 W. Norman Pine Creek; Section 6 W. Norman Sylvan Creek; Section 6 W. Norman unnamed creek (goes though Wellston drains into Pine Creek); Section 23-14 W. Norman unnamed creek (drain Pine Lake to Pine Creek); Section 16 W. Norman unnamed creek; Section 4 E. Norman unnamed creek (drain within Wildcat Swamp); Section 22 E. Norman unnamed creek (drain within Wildcat Swamp); Section 21 E. Norman Mud Lake County Drain (manmade, intermediate); Section 8 W. Norman It is important for a community to protect water quality in lakes and streams. Lakes such as Pine, Chittenden, Lake-of-the-Woods, etc. should be monitored closely for weed or Nonnan Township Master Plan Chapter 5 Page 5-3 November 2014 �alga growth. The Township may wish to initiate an inland lakes self-help program (a Michigan Department of Natural Resources program) for periodic water quality testing. Specific elements within such monitoring programs should, in most cases, include: 1. 2. 3. 4. 5. 6. Establishment of bench marks as references to identify future trends in water quality. Sampling of water throughout all areas oflakes as well as specific existing and anticipated problem areas; also, sampling along all tributaries entering a lake. Monitoring groundwater quality upwelling into a lake, i.e. the groundwater surface water interface through interstitial sediment monitoring. Determining the nutrient loading levels from such sampling, especially total daily maximum loads (TDMLs) of phosphorous. Consistency in replicated sample locations and depths. Sampling should be conducted during calm weather and after stormy weather. It is reasonable to expect nutrient loading of aquatic systems as development around lakes and rivers in Norman Township's porous sandy soils become more intense. Most of the increased nutrient loading is caused by humans. This type of pollution can be reduced by preventative measures which cost little and have little impact on one's lifestyle or a community's economic livelihood. Specifically, nutrients from septic tanks and lawn fertilization can be reduced. Education of lake-front owners is the first step, and might include: 1. 2. Importance of a maintenance schedule for all on-site sewage disposal systems, including specialized maintenance and clean-out schedules for all systems within the critical peripheral shoreline zone as determined by the local or state health departments. Careful use or non-use of lawn fertilizers to avoid excessive fertilizer passing through the lawn area and into the surface or groundwater. Recommendations on lawn fertilizing techniques and scheduling are available from several sources, including MSU/Manistee County Extension. Through a homeowner's use of soil testing (through Michigan State University Extension), one can identify the exact amount of fertilizer needed. To place more fertilizer on a lawn simply means the nutrients are not used by turf, and start to travel to the water where it becomes nutrient pollution in the water. A second preventative measure is the requirement of a greenbelt along the edges of surface water. Lawn fertilization and septic nutrients travel relatively close to the surface toward a water body. Woody plant material (trees, bushes, and other plants with a wood trunk or leader) are most effective at growing roots into the nutrient's zone of travel and using those nutrients by removing them from the soil before they reach the water. Norman Township Master Plan Chapter 5 Page 5-4 November 2014 �The term "Riparian Buffer" has many definitions in the literature. A theme common to the majority of definitions is that it represents an area adjacent and connected to the shoreline of a lake, stream, river, or wetland that separates the water body from development, and acts to mitigate the potential negative impacts of the adjacent land use, however, not all buffers have the same positive benefits. A highly manicured grassed area that is mowed short and fertilized will not have the same benefits as an area of native vegetation, an area of tall grass, or an area with trees and shrubs. Less disturbed areas will provide greater reduction in Non-point (NPS) pollution, and provide better habitat. Factors influencing the effectiveness of a riparian buffer include types of vegetation, soil type, width of buffer, and maintenance activities. Multiple benefits can be derived from riparian buffers. They reduce impacts of NPS pollution, create aquatic and terrestrial habitat, stabilize shoreline, and provide visual diversity. The benefit of a buffer is dependent upon slope, soils, and vegetation. Riparian buffers reduce NPS pollution by slowing runoff and associated pollutants thus allowing them to settle or be adsorbed prior to reaching the water body. Undisturbed riparian areas attract a vast diversity of species, including birds, fish, reptiles, invertebrates, and mammals for feeding, nesting, cover, and breeding. Riparian buffers also hold soil in place and stabilize shoreline areas. Scientific studies show that wider buffers are better at providing NPS pollution control and enhancing habitat, while narrow buffers are suitable for stabilizing shoreline. 1 The width of a riparian buffer is one factor that local planning and zoning commissions may have control over through a structure setback rule, or buffer ordinance. The literature suggests that wider buffers reduce NPS pollution and provide better and more habitat for wildlife. Studies of riparian buffers have shown that the optimal buffer width is dependent on its purpose (i.e. whether the buffer is for nitrogen, phosphorus, or sediment removal; habitat enhancement; bank stabilization; or shoreline aesthetics. The table below includes recommended buffer widths for each use. 1 Vegetated Buffers in the Coastal Zone A Summary Review and Bibliography by Alan Desbonnet, Pamela Pogue, Virginia Lee, and Nicholas Wolff of the Coastal Resource Center Rhode Island Sea Grant, University of Rhode Island (1994); A Review of the Scientific Literature on Riparian Buffer Width, Extent, and Vegetation by Seth Wegner of the University of Georgia (1999); Effectiveness ofShoreland Zoning Standards to Meet Statutory Objectives: A Literature Review with Policy Implications by Thomas W. Bemthal of the Wisconsin Department ofNatural Resources (1997); and Mitigating the Adverse Impacts of Urbanization on Streams: A Comprehensive Strategy for Local Government by Thomas R. Schueler of Metropolitan Council of Governments (1992). Norman Township Master Plan Chapter 5 Page 5-5 November 2014 �. seJect sc1en · tifi1c rt reoor ted m I era t ure. Buffer width ft) recommended b•, each source Wisconsin DNR University of University of (T. W. Bernthal) Rhode Island Georgia (Desbomzet et al.) (S. Wegner) Buffierw1 Pollutant/Purpose Shoreline Stabilization Sediment TSS Nitrogen Phosphorus 6.5 82 197 197 <30 30 Not addressed 50 279 50 ft- 100 ft for short term control; Jong-term control not provided by buffers 35 ft no-cutting buffer, and 75 ft structure adequate for water quality protection. 35 ft minimum for protecting physical habitat of water body, terrestrial 50 (wider is better) 50 (wider is better) habitat dependent on quality of buffer. No quantitative value provided. Habitat Aesthetics As the above table indicates, the minimum buffer width suitable for controlling NPS pollution is 30 feet. Greater buffer widths in excess of I 00 feet will increase NPS pollutant removal and are better for habitat considerations. Shorter buffers may be adequate for shoreline stabilization. The literature review by Desbonnet (1994) analyzed numerous scientific studies. The analysis resulted in buffer widths being related to percent removal of pollutants. Quantitative relationships between buffer width and nitrogen and phosphorus removal were created. The table below reports the results of these relationships at various buffer widths. As the table shows the relationship between width and percent removal is not linear. Percent removal as function of buffer width Buffer Width Percent Removal (m) (ft) Total Nitroeen Total Phosphorus 0 2 5 8 10 15 20 Nonnan Township Master Plan Chapter 5 0.0 0.6 1.5 2.4 3.0 4.6 6.1 0% 32% 42% 47% 49% 53% 56% 0% 29% 38% 43% 46% 50% 53% Page 5-6 November 2014 �25 30 40 50 60 70 80 100 300 7.6 9.1 12.2 15.2 18.3 21.3 24.4 30.5 91.5 59% 61% 64% 66% 68% 70% 71% 73% 85% 55% 57% 60% 62% 64% 66% 67% 69% 81% Buffer widths were not quantitatively linked to percent sediment removal in the same fashion as nitrogen and phosphorus. However, Wegner (1999) reported that there is "a positive correlation between a buffers width and ability to trap sediments." Buffers may provide improved habitat, depending on the vegetation present in the riparian setback area. Other benefits of buffers, such as, aesthetics, and nonpoint source control could be enhanced by certain vegetation; however, some benefit will be derived even with manicured turf grass. It also should be noted that buffers are just one method of controlling nonpoint source pollution. Other methods of treating stonnwater include infiltration basins, stormwater wetlands, rain gardens, and detention/retention basins. A third important consideration are various controls of runoff laden with pollutants including oil, grease, gasoline, etc. While it is evident people are aware of negative forces affecting lake water quality, the value of a public awareness program to educate the public on the dynamics of lake water quality is immeasurable in modifying the public's practices. Specific information to be included should cover, at a minimum, the following topics: 1. 2. 3. 4. 5. 6. How an efficient septic system operates and the results of a nonoperational system. Dynamics of weed and algae growth in relationship to nutrient loading. Relationship between lake water quality and real estate values. Escalating nature of poor water quality once initial pollutants are introduced. The value of water conservation in relation to septic tank operations. The effect of lawn fertilization and other chemicals upon lake water quality. There are areas in Nonnan Township, based on soil types, where it is not likely that homeowner sewage disposal systems -- septic tank with a drain field or dry well -- would be permitted, as they would not percolate or "perc." Areas shown as wetlands on maps presented in this report and areas where the health code required l 00 foot setback from water or wetlands, are also areas where septic systems would not be allowed. See Map # 7. Areas where soil maps also show a dominance of clay or clay loam soils are also suspected to be locations where a septic tank would be denied due to the area's failure to perc when tested. Such areas may be acceptable for low density development where there Norman Township Master Plan Chapter 5 Page 5-7 November 2014 �is room for special designs or larger drain fields (10 acres per living unit.) The remainders of Norman Township are areas where a drain field or drywell will 11 function 11 in that the effluent will drain away from the system. However because the dominate soil type in Norman Township is a porous sand, the probability for pollution of groundwater from a dry well and drain field is much higher than in other parts of Michigan --particularly southern Michigan. The Manistee County Health Code attempts to compensate for this by requiring a relatively larger drain field size. Drain fields are also permitted, but do not function to avoid pollution at all. Threats to Surface Water Resources The disturbance of trees, shrubs and other shoreline vegetation can increase the potential to for soil erosion and deposition in lakes and streams. Specifically, surface waters and shoreline areas can be degraded by: 1) soil and vegetation deposition from erosion; 2) algae growth enhanced by nutrients from leaching septic systems and/or from over appJication of fertilizers and pesticides; and 3) increased impervious or sealed surfaces, roof tops, driveways, parking areas, and/or manipulated landscapes. Threats to surface water should be addressed through Low Impact Development (LID) techniques. LID is a set of approaches to storm water management that are designed more like how nature handles storm water than highly engineered and constructed systems. LID approaches tend to be much less expensive for developers and public agencies, do more to purify stormwater, protect groundwater and surface sources of water for domestic use, reduce the temperature of stormwater to protect fisheries, and contribute to a natural or rural scenic quality than hard stormwater systems. LID approaches include the reduction of hard or impervious surfaces, the use of vegetation to filter runoff from developed or cleared areas, natural swales to convey and filter stormwater and simultaneously allow it to soak into the ground. Historically there have been relatively fewer year-round homes constructed along shorelines and waterfronts within Norman Township, and current trends indicate new home construction and the conversion of vacation homes to full-time residences on waterfront parcels within the Township. Homes being built today are generally larger than the seasonal cottages originally built in the area. Homes constructed in these areas must be properly designed and constructed to protect the Township's water resource base over the long-term. Geologic and Topographic Setting Topography refers to the elevations, relief features, and surface conditions of a geographic area. For the purpose of this chapter, subsurface "hydrogeology" is defined as the science of how water is distributed throughout the soil and rocks under the Earth's surface. The dynamics of these natural forces working together form sensitive natural systems along shoreline properties within Norman Township. Norman Township also has noteworthy topographic features, and Norman Township residents and visitors alike have experienced the exhilaration of the steep banks along the Norman Township Master Plan Chapter 5 Page 5-8 November 20 I 4 �Manistee/Pine River. These slopes contribute to the striking rolling rural character, pleasant rural views, and rich recreational opportunities. They are also sensitive features which can be damaged by development, unless good planning principles are undertaken and adhered to. The topography of the remainder of the Township rolls from hill to valley to hill and forest. Threats to Other Topographic Township Features Topographic features such as those found in Nonnan Township can often be restrictive to development. Generally speaking, level or moderately sloping sites are preferred for home sites and septic drain fields, as wel1 as agricultural uses. Commercial and industrial uses and their driveways and parking lots require flat or nearly level surfaces. Development that occurs on steeper slopes adds to construction costs due to requirements for storm water and erosion control measures, grading, and possible specialized engineering design. The following represent a summary of threats to natural, economic, and scenic resources when hillsides are developed without consideration of topographic features: ❖ ❖ ❖ Disturbance of hillsides can result in the loss of slope and soil stability, leading to increased erosion potential. Removal of vegetation from hillsides deprives the soil of the stabilizing function ofroots, as well as the moderating effects leaves and branches have on wind and water erosion. Erosion may impair surface water quality and wetlands as a result of subsequent siltation. Spring thaws and strong rains on bare or unstable slopes can produce mass movements, such as landslides, slumps, and flaws. Disturbance of hillsides can increase the rate of storm water runoff. Development may alter the natural drainage pattern of hillsides, changing runoff and causing erosion. Removal of vegetative cover and the construction of impervious surfaces, such as roads and building roofs, decrease the percolation of precipitation into the soil. Loss of the infiltration of precipitation in turn reduces the amount of groundwater recharge, and contributes additional runoff that would ordinarily be absorbed by trees and other vegetation. Accelerated runoff may also contribute to flooding hazards. Disturbance of hillsides can also impair a community's scenic resources. Denuded slopes; significant alteration of site topography; and damage to surface waters, ground waters, and wetlands can result in the loss of valued Township resources and rural character. Inactive sand and gravel mining operations can leave behind very steep, non-vegetated slopes susceptible to erosion and/or slumps. Nonnan Township encourages the restoration, re-contouring and replanting of inactive sand and gravel extraction sites in accordance with Township-approved site restoration plans to prevent erosion/sedimentation to adjoining properties, public roadways, and waterways, and to protect public safety. Man-made waterbodies from sand and gravel operations should be protected and/or utilized in such a manner as to protect public safety and the environment. Norman Township Master Plan Chapter 5 Page 5-9 November 2014 �Wetland Resources Norman Township possesses other important water resources, including wetlands. Michigan's Part 303: Wetland Protection Act, P.A. 451 of 1994, as amended, [MCL 324.30301 et. seq.] defines wetlands as "land characterized by the presence of water at a frequency and duration sufficient to support, and under normal conditions does support, wetland vegetation or aquatic life and is commonly referred to as a bog, swamp, or a marsh." There are seven large wetland areas located in Norman Township, some of which have intermittent streams running through them, and others comprise large wetlands within river corridors in Norman Township, often existing along creeks, streams and rivers as "riparian" wetlands. These important resources provide wildlife habitat, protect groundwater/drinking water, filter pollutants from surface water runoff, possess recreational value, and help in the prevention of flooding. Wetlands are biologically rich and diverse places to observe plants and animals in their natural habitat. Large wetland areas within Norman Township include:(* indicates wetlands of particular significance) *Hopper's Swamp (including Lake-of-the-Woods, Timmerman Lake and west/south Pine Lake areas) Wildcat Swamp Wellston/Pine Creek and feeders network of wetlands, pot-hole like features; Sections 19, 18, E. Norman; 13, 24, 25, 23, 26, 27, 22 W. Norman Township Sylvan Creek Cedar Swamp Lower Pine River Valley three pothole lakes in Section 3 E. Norman Township Pine Creek headwaters (Section 32 & 33 E. Norman Township) Other small, but extremely important wetlands exist throughout Norman Township. Hopper's Swamp is considered major because of several factors, including size, association with large or important surface water bodies, values for wildlife habitat, and surface water cleaning and protection. It is important to note that some of the wetlands in Norman Township are considered to be a high priority for protection on a countywide or statewide basis, and should be protected and receive special regulatory attention. There are many wetlands in Manistee County and in Michigan which are considered --rated by the Michigan Natural Features Inventory -- which merit more protection and attention than those in Norman Township. A number of wetlands or parts of wetlands in Norman Township are contained in the Michigan Natural Features Inventory. This is an inventory of areas which are still in a pre-European settlement condition or have significantly recovered that they are in a preEuropean settlement-like condition. Those areas include: Norman Township Master Plan Chapter 5 Page 5-10 November 2014 �--~---====--.. . . .---------------"------ Hopper's Swamp, west and north of Lake-of-the-Woods; mainly in Section 31 W. Norman Township. Timmerman Lake, west and north of the lake, Section 29 W. Norman Township. A wetland/pond (part of the larger Hopper's Swamp) along Nine Mile Bridge Road, Section 32 W. Norman Township. Wetland area west of Dorner Lake, Section 19 E. Norman Township. If it is Norman Township's desire to not allow development in wetlands, and to take special protective measures, then such protection should be in addition to --not instead of- state wetland regulatory protection measures. Wetlands are highly complex natural systems in the ecological balance of nature. Wetlands provide the most productive areas for breeding, nesting and rearing of birds, mammals, fish and reptiles. From that cycle of nature comes the wildlife for enjoyment, hunting, fishing and trapping, which in turn provides an important contribution to the tourist industry in Michigan. A traditional use of wetlands -- bogs -- is for the production of cash crops such as cranberries, blueberries and timber (though not currently found in Norman Township). Wetlands play an important role in sediment control and waste water treatment. Particularly with the wetlands in and around Wellston, the wetlands act as a major sediment filter. Also, the wetlands play an important role in maintaining, even improving the water quality of a lake. The wetlands provide an "oxygen factory" which replaces oxygen in the lake used in the process of material decaying on the lake bottom. The wetland also provides a natural system which uses, thus removes, nutrients from the lake water. This function of wetlands is particularly critical when on a lake with a large amount of homes depending on septic tanks near the lake and lawns (with no greenbelt) adjacent to a lake. All wetlands, regardless of location in Norman Township, provide the above positive attributes. Also, wetlands provide a storage, or buffer, for floodwater and other water runoff. A wetland area is able to absorb large quantities of water, in effect storing the water, and letting it drain slowly rather than having water draining all at once, resulting in floods or erosion from runoff. Wetlands are considered by many as rich areas of natural beauty, within otherwise rapidly changing landscapes within northern Michigan. Such wetland resources are sensitive habitats in which minor changes in water level or chemistry could dramatically alter plant communities and area hydrology. Threats to Wetland Resources Impacts from human activity and development can threaten complex wetland ecosystems. are must be taken to ensure an adequate balance of water inputs and natural buffers to wetland environments. Even subtle changes in water level or chemistry can irreversibly change wetland features. Development of land near wetlands should utilize best management practices, such as ensuring adequate groundwater and surface water supply and quality by encouraging on-site storm water treatment techniques utilizing green technologies such as vegetated storm water treatment and infiltration structures, etc. Norman Township Master Plan Chapter 5 Page 5-11 November 20 I4 �Groundwater Resources Groundwater refers to water below the surface of the Earth (called aquifers) trapped beneath layers of soil and bedrock. Importantly, groundwater is the sole source of drinking water for residents within Norman Township. Currently, there are no public water sources in the Township. Ground water is susceptible to contamination through human activities, including certain land use activities. There are many locations in Norman Township where the aquifers of choice that supply drinking water are very shallow to relatively deep, i.e. 30 to 220 feet below the ground surface. Groundwater wells with Norman Township possess static water levels or evidence a water table at about 20 feet below ground surface in shallower wells and at I 00 feet below ground surface in deeper wells. Shallower ground water wells in Norman Township likely extract ground water lying or "perched" above layers of sand and/or gravel above low permeability clays or till. Wells within these perched aquifers are especially susceptible to contamination from activities at the land surface. Threats to Ground Water Resources Septic systems at homes and businesses can be a source of contamination to groundwater, and must be sufficiently separated from drinking water sources. Furthermore, abandoned agricultural or residential wells should be plugged to prevent aquifer contamination. There are no estimates available of the number of abandoned water wells within Norman Township. Land uses such as auto repair, salvage yards, and wood treatment are examples of businesses that are potentially hazardous to groundwater because of the chemicals that are routinely used and potentially spilled to the ground surface and/or disposed of within septic systems. Special care must be taken to prevent accidental spills or the mishandling of chemicals at businesses that are serviced by private wells and septic systems. Golf courses, if to be constructed within Norman Township, can threaten groundwater due to the use of large quantities of chemical inputs. The over-application of fertilizers (especially during course construction), fungicides, pesticides, and herbicides represents the potential for groundwater and surface water pollution. Due to these facts and the hydrogeologic setting of Norman Township, integrated turf grass management, chemical storage and application management, wildlife management, and groundwater and surface water study and monitoring practices are strongly encouraged at golf courses within Norman Township. Significant tree removal, large areas of soil disturbance, and construction (including septic systems) on slopes are similarly discouraged in Norman Township. Individual homes can also be sources of groundwater contamination. Potential contaminants associated with these land uses include the use, storage, and disposal of garden chemicals, paints, solvents, lubricating fluids, and many household cleaners. Auto and equipment maintenance can also cause unnoticed pollution and groundwater contamination. Norman Township residents and others have the responsibility to properly handle products in accordance with labeling and to safely dispose of household hazardous products. Township residents are encouraged to utilize composting, water conservation, Norman Township Master Plan Chapter 5 Page 5-12 November 2014 �composting/manure fertilization, and integrated pest management, as well as non-toxic household products to prevent groundwater and surface water contamination problems before they occur. Residents may call Manistee County to find out when household hazardous waste collection days are scheduled, and for tips on proper disposal. While acknowledging that farmers have significant economic incentives to properly apply fertilizers, pesticides and other chemical inputs, farms may also be sources of groundwater contamination. Growers within the Township possess the responsibility to properly handle products in accordance with labeling, and to safely dispose of unused, unapproved, or outdated agricultural chemicals. Township farmers are encouraged to use Generally Accepted Management Practices (GAAMPs) as defined by the Michigan Department of Agriculture concerning irrigation/water conservation; manure management; and integrated pest management to prevent groundwater and surface water contamination problems before they occur. Increasingly communities within Michigan are facing groundwater disputes between landowners and/or proposals for large quantity groundwater extraction operations, e.g. irrigation systems, and/or mineral extraction. Norman Township planners believe that sufficient scientific study (i.e. hydrogeological and soils investigation, pump tests, irrigation plans, etc.) and comprehensive land use planning (i.e. special use permit, impact statement, site plan review, etc.) should be required prior to the approval oflarge quantity groundwater extraction or any subsurface injection proposals to protect nearby private properties (well water and future groundwater use), sensitive natural features (i.e. springs, wetlands, etc.), and waterbodies (i.e. rivers, creeks, ponds and lakes, etc.). Watersheds and Subwatersheds People usually identify the place they live based on political jurisdictions, such as villages, cities, or townships. Natural features, however, extend beyond political boundaries. Viewsheds, productive farmland, rivers, stream, lakes, and wetlands may cross many political jurisdictions. Planner and residents should consider such natural features and boundaries when making land use decisions in order to protect our natural resource base within Norman Township. A "watershed" consists of a defined land area within topographic highs such as ridgelines within which rain and snowmelt flows down to a common point such as a wetland, lake, river, or stream. Water quality protection is an essential planning element to be cooperatively undertaken within political jurisdictions sharing a common watershed. As the land area included in the Tittabawassee River watershed is comprised of thousands of acres across several counties and numerous townships, it is imperative to remember that land use practices we employ can affect the water resources used by many people, locally as well as far downstream. The cool, clear waters of lakes, rivers and streams within Norman Township contribute significantly to the economy of Norman Township and other nearby municipalities in Manistee County. Consequently, watershed protection is necessary not just for the health and environmental quality of Norman Township, but also for its economic well-being. Norman Township Master Plan Chapter 5 Page 5-13 November 2014 �Other Threats to Water Resources One of the greatest threats to groundwater and surface water is non-point source pollution. Unlike pollution point sources such as sewage treatment plants, and industrial discharges, etc., pollution from non-point sources is dispersed and includes runoff of agricultural fertilizer and pesticides; debris and contaminants that collect on impervious surfaces such as roads, rooftops, and parking lots; lawn chemicals; and soil erosion and sedimentation. Norman Township's surface and groundwater are susceptible to non-point pollution sources, and may be addressed as fol1ows: - - - - Lawn and garden chemicals should be applied strictly in accordance with label directions. Used oil, antifreeze, paints, and other household hazardous chemicals should be strictly used in accordance with labeling and disposed of properly at Manistee County household hazardous waste collection events. Soil erosion from construction sites should be appropriately controlled. Controls should be maintained in accordance with permits and best management practices. Greenbelts consisting of natural shrub and tree buffers, should be retained. Native groundcovers, trees, and shrubs should be retained wherever and whenever possible. Construction should avoid sensitive areas such as slopes, wetlands, seeps and springs, streams and creek corridors, and groundwater recharge areas. Fluids, including battery acid, etc., from vehicle and equipment maintenance should not be disposed of in septic systems, allowed to drain onto the ground, applied to roads or parking areas for dust control, or washed onto roads. Instead, such hazardous materials should be collected and taken to a recycling center. Norman Township expresses its ongoing interest in promoting, supporting, and participating in Manistee County's hazardous materials, solid waste, and recycling programs and initiatives. Erosion control practices should be encouraged throughout the construction, maintenance, and closure of logging roads and skid trails. Drinking water sources should be identified and integrated into land use decisionmaking to protect drinking water for the long-term in Norman Township. Nonpolluting alternative inputs and practices shall be explored, promoted, and supported by Norman Township, such as prescription fertilization and irrigation, integrated pest management, etc. Litter shall be prevented from washing into waterways from roads, home sites, beaches, boats, and recreational water activities. Nutrients from pet and other animal wastes, leaf and organic material composting and other debris, and storm water runoff shall be treated on-site, controlled and prevented from flowing directly into lakes, rivers, streams, wetlands, and groundwater recharge areas. Norman Township Master Plan Chapter 5 Page 5-14 November 2014 �Soils According to the Manistee County Soil Survey, there are a variety of soil associations within Norman Township. A soil association is a pattern of soils, normally consisting of a major and one or more minor soils type within an area, and is typically named for the major soil type. Each soil type has a characteristic slope, drainage characteristic, suitability for construction and septic disposal, water-holding and nutrient filtration capacity, and erosion potential, etc. The examination of soil characteristics is encouraged prior to development within Norman Township to provide information regarding soil suitability for various land uses. While many soil types are suitable for development, others limit development of various types, and others are best suited as conservation areas due to slope, wetness/ponding, flooding, high water table, and/or poor nutrient filtration capacity, etc. Soil data is an important factor in determining prime forestlands and timber productivity rates, in identifying nationally unique agricultural areas and locally essential farmlands, and soil characteristics play a role in determining septic tank feasibility, housing development suitability, industrial disposal limitations, and so on. See Map #6 Soils and Basement/Septic Limitations and Map #7 Soils and Septic/Hydric Limitations. Soils in this next section are divided into soil associations and labeled by a letter-number code. Discussion here, for summary purposes, will include the generalized categories with parentheses enclosing soil association codes. The following discussion will give a generalization as to where soil types are found in the Township. Sandy soils including Grayling (sub-irrigated) (A-ls), Graycalm (sub-irrigated) (A-2s), Rubicon (B-1), Rubicon with unique characteristics 3-4 feet below the surface (B-2), and Rubicon (sub-irrigated) (B-2s) are found throughout Norman Township. These soils are the most prevalent in the Township, and are common in "poorer" soil glacial moraine areas, or kames, such as the southern extent of the Marilla Hills and the Udell Hills in the west part of the Township as well as other hill areas in Norman Township (B-1) and outwash plains (A-2). These soils are characterized as infertile and not well suited for agricultural purposes. The sandy texture contributes to the draughty, well-drained nature of the area. Water seldom forms in puddles, but soaks into the soil rapidly. Irrigation efforts must be extensive, and these soils tend to be stable in that they do not heave or shift upon freezing. This characteristic allows for excellent building sites, road beds, etc. which may not require as large a foundation or base as would be required in other soil types. The rapid permeability of the soil also allows pollution, mainly in the form of septic nutrients, to move relatively rapidly through the soil. While a septic tank will "work" in that it does not plug up, concern comes with the rapid movement of effluent and poor filtration ability of the soil. This can be countered by requiring larger drain fields, relatively large parcels, and discouraging use of drywells (use a drain field instead). Norman Township Master Plan Chapter 5 Page 5-15 November 2014 �SUMMARY OF SOIL GROUPS NORMAN TOWNSHIP Soil Description Soil Type Acres Square miles Excessively drained sandy soils Excessively to somewhat excessively drained sandy soils Somewhat excessively drained sandv soils Somewhat excessively to well drained sandy soils Somewhat excessively to moderately well drained sandy soils Well drained sandy soils AI 490 0.761 Percent of Norman Township 1% A2 22,129 34.5 48% Bl 11,272 17.6 24.4% B-2 881.5 1.4 2% B-2s 47.5 0.074 0.1% C-8 218.9 0.32 0.47% D-2 1,096.6 1.73 2.37% D-3 116 0.181 0.25% E-4 1,429.2 2.23 3.0% E-6 1,271.3 1.9 2.75% E-7 813.8 1.27 1.76% F-2 491.8 0.77 1% F-4 3,749.7 5.85 8.1% G-1 770.2 1.2 1.67% G-2 189.6 0.3 0.4% H-7 22.4 0.035 0.05% Moderately well drained sandy soils Moderately well drained and somewhat excessively drained sandy soils Somewhat poorly drained sandy soils Somewhat poorly and moderately well drained sandy soils Somewhat poorly and poorly drained sandy soils Poorly drained mineral soils Poorly drained mineral and very poorly drained organic soils Very poorly drained organic soils Very poorly drained organic soils without trees Gravel pits Norman Township Master Plan Chapter 5 Page 5-16 November 2014 �Soil Limitations Soils within Norman Township with slopes of 18% (~8°) and higher are considered relatively susceptible to erosion. If vegetative cover is removed, erosion may result in the deposition of soil and debris within waterways and/or onto adjacent lands. Soil erosion and sedimentation to waterways is a violation of Michigan's Part 91: Soil Erosion and Sedimentation Control Act, P.A. 451 of 1994, as amended. Appropriate care and engineering measures must be utilized and maintained to avoid degradation of steep slopes within the Township as development occurs. The Grayling, Graycalm, Rubicon, Croswell, Kalkaska, and Montcalm soil series are generally suited for recreation and development, as well as pastureland. These are also highly productive soils for growing hardwood forests. Only soils with associated slopes of 18% (~8°) or greater present some limitations for development. Soils of the AuGres, Finch, Begland, Roscommon sand, Tawas, Loxley and Lupton wetland soil series are likely unsuitable for development, due to high organic content, low permeability, and excessively wetness. These soils are most appropriately managed as conservation areas, woodlands, and wildlife habitat. Fish and Wildlife Fish and wildlife are abundant within Nonnan Township. It is common to see whitetail deer, wild turkeys, fox, grouse, raccoons, striped skunk, beaver, partridge, woodcock, red fox, snowshoe hare, squirrels, opossum, cottontail, porcupines, mink, and weasels in the Township. Residents also express interest in viewing and preserving habitat for elusive species such as badger, bobcat, pine marten, gray fox, bobcat, and the black bear. The lawful hunting, trapping, and the viewing of wildlife are important components of the quality of life in Nonnan Township. There are several protected species within Manistee County, and current federal and state status follows:2 lum Brown walker Wild rice Dwarf bulrush Animals/Fish S ecial Concern Threatened Threatened S ecial Concern Threatened Listed Threatened Threatened S ecial Concern County Elements List- Manistee County, Michigan Natural Features Inventory, Michigan State University Extension, November 26, 2013. 2 Norman Township Master Plan Chapter 5 Page 5-17 November 2014 �Lake sturgeon Spotted turtle Lake herring or Cisco Shortjaw cisco Blandinp;'s turtle Wood turtle Woodland vole Indiana bat Pmmose shiner Eastern massasauga Eastern box turtle Kiyi (freshwater whitefish) Bigmouth shiner Threatened Threatened Threatened Threatened Special Concern Special Concern Special Concern Endangered Endangered Special Concern Special Concern Special Concern Special Concern Listed Endanj!;ered Listed of Concern Birds Northern goshawk Grasshopper sparrow American bittern Red-shouldered hawk Piping plover Northern harrier Marsh wren Trumpeter swan Cerulean warbler Common loon Bald eagle Least bittern Migrant loe:e:erhead shrike Osprey Special Concern Special Concern Special Concern Threatened Endangered Special Concern Special Concern Threatened Threatened Threatened Special Concern Threatened Endangered Threatened Listed Endangered Insects Lake Huron locust Threatened Endangered species are in danger of extinction throughout all or a significant part of their range (excluding insects that would, according to the Michigan Department ofNatural Resources or Secretary of Department oflnterior, represent an overwhelming or overriding risk to humans). Threatened species are deemed likely to become an endangered species within the foreseeable future throughout all or in a significant portion of its range. Special Concern species, while not afforded legal protection under the Michigan or federal Endangered Species Acts, are declining or relict populations in Michigan. This category includes rare species. Protection now is prudent before they reach dangerously low population levels, and to prevent listing as Threatened or Endangered. Threats to Fish and Wildlife The biggest threat to fish and wildlife within Norman Township is the loss and fractionalization of habitat. As rural areas of Norman Township are converted to residential and other uses, habitat loss and fractionalization are inevitable. Conservation planning must include inventorying and mapping of existing natural resources, including wildlife habitat. Retaining large and connected tracts of contiguous open spaces and forests will help to retain wildlife habitat as Norman Township continues to grow. Norman Township Master Plan Chapter 5 Page 5-18 November 2014 �Forests Intact forestlands provide the potential for sustainable timber development, soil erosion and flood control, groundwater recharge, surface water quality improvement and maintenance, wetland and wildlife habitat, scenic values and community character, yearround recreational opportunities, noise buffering, climate moderation, and the reduction of air pollution. According to the 1993 Norman Township Land Use/Land Cover Analysis, more than 90% of Norman Township's land base is forested. It is also noted that more than 50% of the Township's total land base is owned by the federal government and these forested lands are managed for multiple uses (e.g. timber, recreation, wildlife habitat, resource extraction, recreation, etc.) by the U.S. Forest Service. Threats to Forests The continued parcelization of private forestlands from large parent parcels to smaller and smaller parcels limits forestland potential for sustainable forest development and other values. Private landowners are encouraged to enter into forest management plans to foster sustainable forestry practices and environmental protection. Poorly planned or executed forest resource development can also lead to soil erosion and sedimentation to neighboring lands, streams and wetlands; fragmentation of wildlife habitat and migration corridors; flooding of adjacent parcels and public ways; a decrease in nearby land values; and negative scenic impacts. All of which can result in public and private expenditures to prevent and/or remediate damage from poorly planned or indiscriminate forest cutting. Sustainable forest management and conservation planning must include inventorying and mapping of existing forest resources. Conserving large and connected tracts of contiguous forestland will help to retain economic, environmental and scenic values as Norman Township continues to grow. Farmland The agricultural lands map, draws its conclusions from two sources. First, the nationally unique fruit sites are delineated in the Red Tart Cherry Site Inventory3 for Benzie and Manistee Counties, Michigan. Second, locally essential farmlands are those areas in which clay, loamy-clay, and loamy soils are found. The map is not intended to indicate where farming takes place; it is attempting to present a general idea what areas of the Township are best suited for a particular type of agricultural activity. Manistee County does not have any prime farmland. Soils and climate simply do not provide the combination of factors which create the conditions for top of the line farm areas. Norman Township does not have any federally designated Unique Farmland. Geoclimatic conditions for favorable fruit growing sites also do not exist in the Township. Those conditions are rolling, hilly terrain, proximity to the climate moderating effect of Lake Michigan and sandy soils allowing nutrients to travel (soak into the 3Red Tart Cherry Site Inventory for Benzie and Manistee Counties, Michigan, U.S. Department of Agriculture, Soil Conservation Service 1975. Norman Township Master Plan Chapter 5 Page 5-19 November 2014 �ground) more effectively to reach root zones of woody plant material (trees). For purposes of this Plan, the following definition is used for locally exceptional farmlands: "Locally exceptional farmlands" - Areas which are not nationally prime farmland or unique farmland, but which have Nester, Kent, clayey soils; Emmet, McBride, Menominee, Newaygo or Ubly loamy soils; above clayey or loamy soils in complex with Blue Lake, East Lake, Kalkaska, Karlin, Leelanau, Mancelona or Montcalm sandy soils, or in complex with Emmet, Menominee and Newaygo loamy soils as shown and coded in the Manistee County Third Level Soil Association Report as C-1, C-2, C-3 and C-5. Further, such areas are relatively flat, few rocks, free from urban development, not excessively eroded, not saturated with water, available irrigation water, all in such a manner to accommodate common farming practices in Manistee County. Preservation of farmland is a widely endorsed concept, being endorsed by The Regional Science Research Institute (working for the U.S. Department of Agriculture)4, Michigan Farm Bureau 5, MSU Extension 6, MSU Center for Rural Manpower and Public Affairs 7, Division of Land Resource Programs of the Michigan Department of Natural Resources 8, Rockefeller Brothers Fund 9, Manistee County Planning Commission 10, American Planning Association 11 , Michigan Planning Association 12, formal United States 4Coughlin, Robert E. et al.; National Agricultural Lands Study, The Protection of Farmlands: A Reference Guidebook for State and Local Government. Regional Science Research Institute. U.S. Government Printing Office, p. 13+. 5Use ofZoning to Retain Essemial Agricultural Lands, Michigan Farm Bureau, MSU Cooperative Extension, MSU Center for Rural Manpower and Public Affairs, Division of Land Resource Programs Michigan Department of Natural Resources. 1976; and various position papers and various lobbying statements presented to the Michigan Legislature. 6Use ofZoning to Retain Essential Agricultural Lands, Michigan Farm Bureau, MSU Cooperative Extension, MSU Center for Rural Manpower and Public Affairs, Division of Land Resource Programs Michigan Department of Natural Resources. 1976; and various Ex1ension Service bulletins. 7Use ofZoning to Retain Essential Agricultural Lands, Michigan Farm Bureau, MSU Cooperative Extension, MSU Center for Rural Manpower and Public Affairs, Division of Land Resource Programs Michigan Department of Natural Resources. 1976. 8Use ofZoning to Retain Essential Agricultural La11ds, Michigan Farm Bureau, MSU Cooperative Extension, MSU Center for Rural Manpower and Public Affairs, Division of Land Resource Programs Michigan Department of Natural Resources. 1976. 9Crowell, Thomas Y. The Use ofLand: A Citizens Policy Guide to Urban Growth: Task Force Report. 1l1e Rockefeller Brothers Fund. 1973. 10Manistee County Planning Commission. Manistee County Land Use Plan, 1984. 11 Toner, William; "Zoning Alone won't Save our Farmland", Planning, January 1979, p 13+. and Aradas, Steve et al.; "Farmland Protection: Knowing What to Protect" PAS Memo, June 1982, 82-6. and several other pamphlets and position papers. Nonnan Township Master Plan Chapter 5 Page 5-20 November 2014 �Government policy 13 , Natural Resources Conservation Service 14, fonnal State of Michigan policy 15 , and American Farmland Trust 16 • While current literature and political thinking is that agricultural related business is a potential for Michigan economic expansion and diversification, this move is not likely to increase the need for additional farmland. Farmland exists either in use or laying fallow. The issue in Manistee County tends to be retention of unique and locally exceptional farmlands for agricultural purposes, as once reverted out of that use (developed), they can virtually never be returned to agricultural purposes. Discussion by Onekama Township in the issue of farmland preservation has resulted in quite a lot of study on the subject. Onekama Planning Commission concluded 17 the best thing to accomplish agricultural land preservation is a strong and healthy agricultural economy. The second thing centers on land management, and seemingly is contradictory: 1. Do not limit the farmer in terms of what he can do with his land. This is both in terms of not limiting the type of farm operation, farm practices or types of crops (i.e. a broad definition of what is a farm), and for what uses the land may be sold for. 2. Protect the farmer, so incompatible land uses do not start up next to him and so land development in the agricultural area does not drive up the value of land. It is noted that the better farm sites in Norman Township are not located advantageously to farm economically, i.e. Peter's Farm Road area is not near other agriculture activities, infrastructure, markets, and not located where economies of scale might allow multiple parcel farm operation~. For purposes of agriculture zoning Norman Township should use as broad a definition of 11 fann 11 or "agriculture" as possible. The idea is to allow the fullest scope of activities possible while still being a farm or agricultural operation. The definition, or qualification, of a farm under the administrative rules promulgated under the Michigan Farmland and Open Space Preservation Act 18 is an example. 1211MSPO 13 Title Adopts Farmland Policy", Michigan Planner; Summer,1986; Vol. 6 No. 3 Pg. 10. 7 - Agriculture Chapter 73, Section 4201 et.seq. (United States Code). 1411 Fannland Preservation" position paper, July 11, 1983, East Lansing 4574B. 1511 Govemor Blanchard Signs Farmland Protection Policy", Pla11ni11g and Zoning News, October 1986, p. 6. 16American Farmland Trust; Planning & Zoning for Farmland Protection: A Community Based Approach 1987. 17 Onekama Township Planning Commission; Onekama Township Comprehensive Plan; 1990. 18 P.A. 116 of 1974, as amended, being MCL 554.701 et seq. Norman Township Master Plan Chapter 5 Page 5-21 November 2014 �If farm preservation is desired the area should only have fanns/agricultural and forestry uses in an Agriculture District. Things such as the farmer's home, fann labor's housing, barns, tool and repair shops, storage, should be considered accessory uses to the principle farm use. There are certain uses which are okay, in terms of compatible and not resulting in being detrimental to the agricultural economy (land values). Those uses should be allowed only under certain conditions. Thus, uses like a single family home on a parcel, a small neighborhood retail enterprise, sawmill, and some manufacturing enterprises should be acceptable. Such uses would be subject to conditions or standards including: 1. 2. 3. 4. From a single parcel of farm land, a maximum of four new parcels can be created. This is to coincide with the state Subdivision Control Act requirement that only four parcels, which are 10 acres or smaller in size, may be created without making a subdivision. (The idea is not to allow residential subdivisions in agricultural areas.) That a special use permit is only issued with the proviso the applicant sign a statement they understand agricultural uses and practices will continue in the area even though they may be inconvenient or a nuisance. That the proposed use utilizes land which is the poorer (in tenns of agricultural suitability) areas of a farm, such as a sand blowout, ditches, gullies, dips, etc., or existing buildings. That the proposed use is found to be compatible as a neighbor to agricultural uses. Concerns the above principles are trying to deal with include mainly compatibility to avoid uses which are going to experience problems being located next to a farm, or which will be a problem for the fann that may be next door. Examples include: (1) an industry (warehousing, retailer) which handles hazardous, toxic or other liquid wastes which may result in groundwater contamination, air pollution which reduces or eliminates crop growth. Such a situation is not compatible to a farm dependent on groundwater. (2) A housing development (i.e. more than a single family home that is only allowed with the above proviso) will not be compatible with farm operations running large equipment at night, manure smell, crop spray blowing onto or into a house, etc. and drives neighboring farm land values up. (3) A large or major retail or service enterprise (i.e. more than a small neighborhood retailer who is only allowed with the above proviso) will not be compatible with farm operations where spray coats merchandise, customers' cars, or where there is high volume traffic on a road, also used by large slow farm equipment, and drives neighboring farm land values up. Finally, a concern expressed is farm preservation should not be a zoning district which encompasses any more area than justified. Such a district should include only those areas which are both recognized as nationally unique or locally exceptional farmlands and areas which currently and historically have an agriculture land use. The areas which do not qualify under the conditions given here should be considered rural residential. Norman Township Master Plan Chapter 5 Page 5-22 November 2014 �Threats to Farmlands Empirical study in Michigan and elsewhere in the Midwest has documented the significant increase in local tax burdens to support rising costs of services associated with rapid conversion of farmland to residential uses. "Farming of the fringe" of residential development is often wrought with conflict between generally accepted farming practices (noise, dust, chemical use, odors, hours of operation, etc.) and the typical expectations of residential landowners. The gradual loss of farm operations within any locale can lead to the loss of nearby farm support businesses and result in the on-set of an "impermanence syndrome." Within such an environment, farmers are reluctant to reinvest in farm operations - especially in the face of likely increasing land fragmentation and conflict with encroaching non-farm land uses. This trend has been observed throughout the U.S. as leading to the permanent loss/conversion of farmland to residential, commercial, institutional, and other land uses. In the short run, farm fields may be taken out of production or left fallow, and eventually sold for their highest market value - typically residential development. Farms with views and/or intact forestlands face additional development pressure. Moreover, the average age of Michigan farmers has never been higher, new farm starts have never been fewer, and the price for farm products has never been lower within the State. Finally, Michigan remains the only state in the U.S. that taxes agricultural land at its development value. Needed change in Michigan's tax structure regarding farmland will require a new State constitutional amendment, and therefore is unlikely to change in the foreseeable future. Meanwhile, Edwards Township supports the exploration and establishment of voluntary farmland preservation tools in Ogemaw County, and regionally, such as the purchase of development rights, transfer and leasing of development rights, farmland conservation easements, well-connected conservation/farmland conservation developments, and improved local markets for locally-grown agricultural products. Special/Unique Environments & Historic Resources Special and unique environments were identified on a county-wide basis by conducting a survey of known natural, unique and significant features and areas that might warrant special attention in the county. Much of that survey material is not reiterated here, nor a matter of public record. Sites, such as those for endangered species, or archaeological sites, are intentionally omitted from specific listing in order to protect the areas from the curious, vandals, and so on. The survey included archaeological sites, historical sites, historical structures, scenic overlooks, scenic roads, scenic areas, rare geological features, glacial or other geological fonnations, areas of endangered, threatened or special concern species, unique forestlands, unique non-forested lands, and unique water features, wetlands and other areas. After conducting an inventory of the above, the location(s) of each was plotted on a map. The locations of the plots provided evidence that most locations tended to congregate along some land feature. Thus, areas in Norman Township, each with attributes listed above, can be defined with a boundary. Obviously, all items inventoried are not included within areas of special and unique environments. Norman Township Master Plan Chapter 5 Page 5-23 November 2014 �It is not the intent to list each feature. Rather, the intent is to designate special and unique environments. This is taken to imply "areas" where several attributes are found, rather than "points" representing a feature. Manistee River (including Pine River) Archeological sites Historical sites Bayous and wetlands associated with the river Dominant public land ownership Limited motor vehicle access Scenic area "U" valley glacial geological formation Habitat for rare, endangered and threatened species of plant and animal life Unique water features (springs, bayous, old meanders, oxbows, waterfalls) Nominated as a Federal Wild and Scenic River Udell Hills (part) Hills of disputed origin (part of a moraine or a kame) likely three associated kames Public ownership block U.S. Forest Service Experimental Forest First downhill ski area in the county - good ski terrain Better than "normal" soils within the Manistee National Forest Few roads and utilities Scenic overlooks, area Historic U.S.F.S. Fire Tower Lowlands, bog and kettle hole swamps Huff Road Scenic roads Aesthetic bridge crossing Pine Creek Hopper's Swamp (Lake-of-the-Woods, Timmerman and Pine Lake Wetlands.) Public ownership block Limited motor vehicle access Unique wetlands Arboretum, U.S. Forest Service Unique forestlands (planted) Scenic area Chittenden Fonner C.C.C. camp and historical buildings Former U.S. Forest Service nursery infrastructure Historic site Norman Township Master Plan Chapter 5 Page 5-24 November 2014 �Threats to Cultural & Historic Resources Historic structures and locations such as cemeteries, schoolhouses, and other historically significant properties, structures, and features can be lost or irreparably altered by private-ownership uninformed of or uninterested in preserving or enhancing cultural or historic values. Norman Township supports the exploration and establishment of voluntary historic preservation tools in the Township, Manistee County, and regionally, such as historic preservation and conservation easements; the public purchase of historic structures and culturally significant properties; conservation developments that set aside, protect and/or allow some public use of historic structures and culturally significant locales; and seeking private, foundation, and/or government funds to assist in historic structure and cultural preservation projects. Summary of Findings Norman Township is endowed with rich natural, scenic, and cultural resources. However, Norman Township residents are aware that, lacking voluntary protection, natural resources and historic structures within private ownership are vulnerable to significant alteration or destruction. Further, absent well-crafted, enforced, and fairly applied regulation, scenic resources are also at long-term risk. It is the position of Norman Township and its residents that the quality of life, economic welfare and environmental well-being of the Township are tied to the identification, use, and maintenance of public and voluntary private conservation and preservation tools to these important resources. Norman Township Master Plan Chapter 5 Page 5-25 November 2014 �Chapter 6: PUBLIC FACILITIES/INFRASTRUCTURE Introduction Inventorying existing public facilities and lands is an important step in the planning process. Public facilities within Norman Township include state, county, and townshipowned facilities. Public Properties/Recreation Facilities Norman Township presently owns twenty-five (25) parcels. These public parcels include: the Norman Township Community Center (3.2 acres); the Femwood Cemetery (a.k.a. Dublin Cemetery 4 acres); the Restful Forest Cemetery (a.k.a. Chalker Cemetery 1 acre); the Wellston Cemetery and 1964 addition (2.4 acres); Little Crystal Lake Park 1 (22.7 acres); Norman Township Fire Station (approximately 0.5 acres); and the Norman Township Solid Waste Transfer Station (approximately 1 acre). Please refer to the table below for locations of public lands and recreational facilities within Norman Township. NORMAN TOWNSHIP LANDS Norman Township Public Land/ Facility Public Land Acres Township Community Center Fernwood Cemetery Restful Forest Cemetery Wellston Cemetery Little Crystal Lake Park Fire Station Transfer Station Vacant Parcels 3.2 Total 4.0 1.0 2.4 22.7 0.5 1.0 16.3 51.1 The Norman Township Hall/Community Center is located on S. Seaman Road, just south of its intersection with M-55 Highway (i.e., Caberfae Highway). The Manistee County Branch Library is also located within the Community Center. The Norman Township Hall is a large modem structure with kitchen, office, restroom and large meeting and elections facilities. The Norman Township Community Center was constructed in 1999. 1 Little Crystal Lake Park is a year-round public park known as the "central park" ofNorman Township. Little Crystal Lake Park was identified by Township residents during a July 25, 2013 community visioning session as being exemplary of the place known as Norman Township, and identified the most important resource in the Township to protect, maintain and improve. Norman Township Master Plan Revision 2015 Chapter 6 Page 6 - I August 2015 �The Township Hall's parking lot is paved and designed to accommodate up to 96 cars. The Norman Township Fire Station is located south of the Norman Township Community Center on Seaman Road in Wellston. The existing Norman Township Fire Station was built in 1974, and is planned for replacement in 2014. The Wellston Cemetery is located at the corner of Baker Road and Sixth Street in Wellston. Based on sales and not "occupancy," 90% of the plots within the Wellston Cemetery have been sold. Norman Township purchased an additional approximately 0.4 acres, located immediately west of the Township Cemetery in 1964. The Fernwood Cemetery is located on the northside ofHoxeyville Road west of the Dublin Store, approximately three miles south of M-55 Highway. Based on sales only, the Fernwood Cemetery at this time is 75% sold. The Restful Forest Cemetery is on Chalker Road in the southeastern portion of Norman Township. 'Based on sales only, the Chalker cemetery at this time is 90% sold. Township residents are allowed to purchase cemetery plots at $200/lot, and non-residents are able to purchase them at $400/lot. Recreational Facilities in Norman Township The table below summarizes existing recreational facilities within Norman Township. EXISTING RECREATIONAL FACILITIES NORMAN TOWNSHIP Facility Little Crystal Lake Park Description Inland lake with beach, picnic area with shelter, lighted swim area, 25 picnic tables, 7 cooking facilities, 1/3 mile accessible for shoreline fishing/access,carry-in boat launching, men's' and women's' pit toilets, two water wells, playground, volleyball court, tennis court, basketball court/ice rink, fishing pier, and a gazebo. Location Little Crystal Lake, Section 13, T21N, R14W, Sixth, Main, Second and Oak Streets. Randell Tennis Courts Two regulation public tennis courts Located on Spring St. in Wellston, between Elm St. and Stronach Dam Rd. Robinson Backwater public access Township owned public access to the Tippy Dam pond/impoundment with Tippy Dam Pond, Section 5, T21N, R13W, 19040 Norman Township Master Plan Revision 2015 Chapter 6 Page 6 - 2 August 2015 �U.S. Forest Service Sand Lake Recreation Area U.S. Forest Service Pine Lake Campground U.S. Forest Service Domer Lake Campground M.D.O.T. Cooley Bridge Roadside Park U.S. Forest Service Aboretum Kaleva Nonnan Dickson School District picnic area, boat launch/parking and pit toilets. Open to public, federallyowned, operated by private franchisee under supervision of U.S. Forest Service. Use fee for 45 site campground, swim beach, paved boat launch with 30 parking spaces, carry-in boat launch, shoreline fishing, picnic area, and sanitary facilities Open to public, federallyowned. Use fee for 12 rustic site campground, gravel boat launch with 6 parking spaces, shoreline fishing, picnic area, and pit toilets Open to public for day use only, federally-owned. Use fee for gravel boat launch with 6 parking spaces, lake, shoreline fishing, picnic area, and pit toilets Open to public, federallyowned Manistee County Road Commission maintained. Trails/stairs to Pine River, picnic area, parking and pit toilets Forestland, open to public. Winter snowshoeing. Vacant/forest land Nonnan Township Master Plan Revision 2015 Chapter 6 Robinson Road off of S. Tower Line Road. 4 acres Sand Lake, Section 31, T21N, R13W, Sand Lake and 12 Mile Roads one-mile south of Dublin. 62 acres. Pine Lake, Sections 22, 27and 28, T21N, Rl4W, Pine Lake and 9 Mile Bridge Roads three-miles southwest of Wellston. 168 acres. Domer Lake, Section 19, T21N, R13W, Snyder Road one and one-half miles southeast of Wellston. 20 acres. Pine River at M-55 Highway southeast of the crossing, Section 8, T21N, R13W, three-miles east of Wellston. 13 acres. Section 23, T21N, R 14W, Pine Lake and Bosschem Roads. One-half mile west, southwest of Wellston. 25.7 acres in Section 30, T21N, R13W, two miles southeast of Wellston. 25.7 acres. Page 6 -3 August 2015 �Manistee National Forest Forestland and associated features open year-round to the public for recreation, managed by U.S. Forest Service with multiple use goals. 11,426 acres are located in East and 13,470 acres in West Norman Township, i.e. T2IN, R13W and T21N, R14W, respectively. 24,896 total acres. Recreational facilities not located within Norman Township, but nearby and used by Township residents and visitors include: Tunk-Hole Manistee River Access; Udell Hills Cross-country Ski and Mountain Bike Trails; Tippy Dam Pond/Manistee River access owned by Consumers Power Company); Blacksmith Bayou, U.S. Forest Service owned campground with access/boat launch to the Manistee River; High Bridge access to the Big Manistee River; and the Peterson Bridge Campground on M-37 Highway just south of M-55 Highway. Educational Facilities There are no public or private school facilities within the political boundaries of Norman Township. School age children within Norman Township are included within the Kaleva Norman Dickson (KND) School District. The Wellston Elementary School facility (grades K through 5) was closed during the fall of 2009 to consolidate KND elementary, middle and high schools within a central school campus in Brethren. School-aged children within Norman Township take KND District school buses to public schools located within the Village of Brethren approximately five miles to the north of Norman Township's northern boundary. KND Schools is a K-12 school district covering 350 square miles, serving 625 students located in the eastern half of Manistee County, and is approximately 25 miles east of the City of Manistee and 35 miles west of Cadillac. The Brethren High School received a bronze rating by the U.S. News in 2013 with a 20 to 1 student to teacher ratio. The KND Elementary serves 280 students in K-5 grades and the Brethren Middle/High School serves 135/210 students, respectively, in grades 6-12, all within one school campus at 4400 North High Bridge Road within the incorporated limits of the Village of Brethren. The KND School's Brethren campus possesses an auditorium, library, playgrounds, three ball fields, two gymnasiums, bus garage/transportation facility, and a nature trail. The 4-STAR Preschool is located at the KND campus in Brethren, and serves the KND and Bear Lake School Districts. 4-Star offers preschool instruction for income eligible 4 year old · students Monday through Thursday. All 4-Star pupils must be at least four years old by December 1 of the current year. Nonnan Township Master Plan Revision 2015 Chapter 6 Page 6-4 August 2015 �Emergency Services Norman Township is covered by Manistee County's 911 services and its central dispatch unit contacts appropriate agencies to respond to emergency calls. Emergency medical services are provided by the Norman Township Volunteer Fire Department, West Shore Medical Center, Manistee County ambulance service, federal-county cooperative emergency services planning for the event of natural disaster or war, and the surrounding Township fire departments. Norman Township receives police protection from three agencies, all headquartered outside Norman Township and about 15 miles (20 to 35 minutes) from the Township's western border. The Manistee County Sheriffs Department provides police, jail, civil service, animal control, detective, marine patrol, canine and other court services. The Michigan State Police Post (Post #77) provides police, specialized investigation and canine services, and the Michigan Department of Natural Resources (MDNR) Conservation Officers are dispatched from the state police post. Norman Township operates a volunteer fire department. It is staffed by twenty (20) members. The department currently has the following equipment: 1995 GMC Tanker 2006 Ford 450 Ambulance 1980 Mac Tanker Truck 1967 Diamond REO DNR Truck 2000 Argo Multipurpose Rescue Truck 2003 International 4400 Fire Truck 1992 Ford F350 JAWS Rescue Neoteric Hover Craft The maximum height the above equipment is capable of fire fighting is 40 feet. A depreciation schedule for each piece of equipment which is intended to be replaced should have an anticipated life assigned to it. The purpose is to also set aside a sinking fund, where general fund and/or fire department fees are placed to build up a cash reserve to have to be able to pay for large capital purchases. This system should be used for all major items of equipment, not just fire trucks. Norman Township also participates in a county-wide mutual aid agreement which provides backup and multiple alarm assistance to Norman Township in return for the Township providing the same services to other municipalities. Norman Township also provides a volunteer ambulance service in conjunction with the fire department. Nine (9) volunteers are qualified as Emergency Medical Technicians {EMT). The Township employs one part-time caretaker to maintain cemeteries, parks, buildings, and other Township property from April through September, and then part time from October through March. Norman Township owns a 1995 Ford F150 Pickup truck for caretaker use. The caretakers also use a 1991 Chevy ¾ ton pick-up truck for plowing snow, and other maintenance equipment includes a John Deer 210 Tractor with Nonnan Township Master Plan Revision 2015 Chapter 6 Page 6- 5 August 2015 �plow and front loader, a snow blower and lawn tractors. Solid Waste Disposal and Recycling Norman Township does not provide any door-to-door solid waste services. Residents that desire door-to-door pickup of garbage contract with a private hauler, usually Republic/Harland's Trucking (affiliated with Republic's/Harland's Landfill, Manistee.) Door-to-door service can be provided on a bill-back basis or by purchasing specially marked garbage bags which collection and disposal costs included in the price of the bag. Norman Township provides a central solid waste collection point at a site south of the Community Building on Seaman Road in Wellston. Each Saturday a compactor garbage truck parks for a given number of hours, usually from 9:00 am to noon, where residents can bring solid waste for disposal. Spring and Fall clean-up is provided by the Township each year at which time residents can dispose of out-of-the ordinary refuse such as old appliances, etc. Solid waste is hauled to and disposed at Republic Waste Services/Harland's Landfill in compliance with the Manistee County Solid Waste Management Plan. Every Saturday the Township provides a mobile recycling collection station at the same time solid waste is collected. Norman Township brings it to Republic Waste Services/Harland's for processing. Any resident of Manistee County can bring presorted recycled materials to the mobile recycling collection center. Harland's processes the material, sends to a processing center (Quinn's Trucking in Scottville) or markets the material direct to an industrial user. The recycling service, for Norman Township, is part of a contractual obligation Harland's Landfill, Inc. has with the County of Manistee to provide a minimum level of recycling throughout the county. An annual waste cleanup day is also held in Norman Township. Solid Waste generated in Norman Township breaks to 4.2 pounds of solid waste generated by each person in the Township each day, and more than 6 pounds per person per day during the Summer months accounting for seasonal population variation. Roads and Transportation The main emphasis of transportation planning in Norman Township is road construction and maintenance. Manistee County Transportation, Inc. (Dial-A-Ride bus services) also provides transportation services within the Township. Road construction is one of the most powerful tools government has to influence the development, or lack thereof, in a given area. Planning and routing of roads has more social impact than most other planning activities. New homes, businesses, etc. tend to be built along existing roads. Land speculators tend to develop property in areas which already have roads, or have a short distance to existing roads. Consequently, a clear statement of transportation and land development policy at the township level is important. Equally important is that this policy indicates new roads that will be built, and new roads will not be built in areas where development is not encouraged. Norman Township Master Plan Revision 2015 Chapter 6 Page 6-6 August 2015 �Currently there are five (5) types of roads in Norman Township. First is the state/federal highway which is maintained by the Michigan Department of Transportation MDOT). 2 Driveway, sign and drainage regulation is handled by the MDOT's Cadillac office. Caberfae Highway (M-55) is the only MDOT road in Norman Township, and is the primary east-west artery through Norman Township and along the south edge of Manistee County. The highway supports commercial development in Norman Township in the Wellston area. Strip development along the highway has occurred, mainly east of Wellston, but has not progressed to the point where it cannot be controlled. From a transportation point-of-view allowing commercial development throughout the length of a highway is poor land use planning, a counter-productive economic development strategy (encouraging sprawling out of commercial activity instead of the economically advantageous consolidation into a defmed trade area), and adversely affects a highway's traffic carrying capacity as well as increasing incidence of traffic accidents. Potential solutions being explored by Norman Township planners include carefully guiding highway corridor commercial development through zoning changes; planning for a potential future commercial town center with a shared access south from M-55 Highway in Wellston; and working closely with MDOT to calm traffic and establish a sense of place in Wellston along the M-55 Highway corridor. The second type of road in Norman Township is the county primary road. These countyowned roads are under the jurisdiction of the Manistee County Road Commission and their construction/maintenance is funded entirely by state and federal gasoline taxes. Primary roads are main arteries, or through-fares and High Bridge Road, Bosschem Road (County Route 669); Udell Hills Road; Seaman Road (south of M-55); Tippy Dam Road (north of M-55); Warfield Road (north of M-55); and Hoxeyville Road are the Manistee County primary roads located within Norman Township. The major through-routes in the Township are predominantly north-south except for Caberfae Highway and Hoxeyville Roads. The third type of road that exists in Norman Township is the county local road. County local roads (formerly known as township roads) are also under the jurisdiction of the Manistee County Road Commission, and their construction is financed by state gasoline tax and Township general funds. Maintenance of county local roads is financed by state and federal gasoline tax revenues, and are generally considered neighborhood service roads of varying degrees. Some have a seasonal status and do not receive year-round maintenance (i.e., no snow removal). Road surfaces vary from paved, gravel, graded sand or two-track. The fourth type of road is the recognized private road. Private roads generally are built, maintained, and the responsibility of a land developer or the landowners. Private roads can be constructed in conjunction with a subdivision of land, an easement across private property to otherwise landlocked land, or private land roads. A major concern to Norman Township is that private roads have and will continue to become candidates to be made Day-to-day maintenance is contracted out to the Manistee County Road Commission in Norman Township. Norman Township Master Plan Revision 2015 Page 6 - 7 Chapter 6 August 2015 2 �into public roads. This does not happen until the roads are constructed to county-public road standards. This reconstruction of a private road is expensive or impossible if inadequate right-of-way has been reserved. Norman Township has adopted a land division ordinance which includes road access standards to avoid this issue in the future, however many existing private roads are still in existence from past development practices. One approach the Township can use is to adopt a policy when landowners in a past development wish their road upgraded to a public road, it be done by use of a special tax assessment to pay the cost of upgrading, if upgrading is possible A map showing number of addresses per road segment can be useful to plan for and prioritize road maintenance and upgrading. This map, in conjunction with known average daily traffic data, should be used remembering that while road segments with a high number of potential resident users (i.e., addresses) may need improvement/upgrading, connecting roads to equal value roads or county primary roads are also important. Road improvements must accommodate traffic to/from the high resident segments. No pending projects or work order listings are currently listed by the Manistee County Road Commission in Norman Township for 2013-2014. The Norman Township Planning Commission has established the following categories and priorities or road improvement over the next ten years. I. Upgraded (i.e., additional gravel, grading, etc.) A. Cedar Creek Road B. Airport Road East of Fawn Crest Road, and Fawn Crest Road C. Michigan A venue IL Resurfaced with new pavement A. Hoxeyville Road B. Snyder Road C. Wellston Streets (especially Oak Street between Pine Lake Rd. and Second Street; Maple Street (south); Second Street (west); Fifth Street; Fourth Stre~t; Third Street; and Sixth Street) ill. Upgraded and paved with asphalt A. 8th Street between Seaman and Spruce Streets B. Pine Lake Road (Seaman Road to Bosschem Road) C. Snyder Road (north) D. Baker Road (south) and Stronach Dam Road (from M-55 to Snyder Road) E. Baker Road (north & south) (north of M-55) F. Old House Road (Baker Road to Snyder Road) G. Moss Road An objective system of ranking roads for improvement and/or maintenance can also be established using one or more of the following factors: Norman Township Master Plan Revision 2015 Chapter6 Page 6 - 8 August 2015 �* Number of addresses along a road segment * Average daily traffic count * Existing surface condition * Citizen financial support (e.g., special assessment district) * Whether the road is a through-route * Zoning district it is located in (e.g. residential, commercial, industrial) * Last time construction work was completed on the road. The following is a ranking of roads with priority based upon number of addresses along the road: 1. Highest rank, first priority. A. Baker Road (Caberfae Highway to Cedar Creek Road) B. Snyder Road C. Airport Road east of Fawn Crest Road and Fawn Crest Road D. Warfield Road (Caberfae Highway to one mile north) E. Moss Road and east Moss Road F. Hoxeyville Road (Seaman Road to Snyder Road) G. Tippy Dam Road (north ofCaberfae Highway 2. Next rank, second priority. A. Pine Lake Road (west ofBosschem Road B. Hoxeyville Road (Snyder Road to Chalker Road) C. Seaman Road (Hoxeyville Road to Twelve Mile Road) 3. Third Rank, priority. A. Michigan Avenue B. Jacobson Road C. Twelve Mile Road (Chalker Road to one mile west) D. Snyder Road E. Prunksi Road 4. Fourth rank, priority. A. Steinberg Road (Udell Rd. to High Bridge Rd.) B. Baker Road (north of Cedar Creek Rd.) C. Husier Road (west of Moss Road) and Oak Road D. Husier Road (Warfield Road to½ mile west) E. Twelve Mile Road (Bosschem Road east) F. Stronach Dam Road (Baker Road to¼ mile east of Snyder Road) Complete Streets Norman Township embraces the application and implementation of the complete streets concept in the planning, construction, maintenance and use of the public road infrastructure within the Township. Complete streets are designed and operated to enable safe access for all users, including pedestrians, bicyclists, Nonnan Township Master Plan Revision 2015 Chapter 6 Page 6- 9 August2015 �motorists and transit riders of all ages and abilities. Complete streets make it easy to cross the street, walk to shops, and bicycle to work. They allow buses to run on time and make it safe for people to walk to and from train stations. Creating complete streets means transportation agencies adopt a complete streets policy, direct their transportation planners and engineers and fund road projects to routinely design and operate the entire right of way to enable safe access for all users, regardless of age, ability, or mode of transportation. This means that every transportation project makes the street network better and safer for drivers, transit users, pedestrians, and bicyclists - making Norman Township a better place to live. Bus Transit Manistee County Transportation is a federal/state subsidized public transportation system which services all of Norman Township. Service includes handicapped and senior citizen transportation, dial-a-ride (i.e., door-to-door or demand response) service, bus route in and around Manistee City and worker commuter service from Norman Township to employment locations in the Manistee Lake area and for community college students going to West Shore Community College. The bus transit system also provides door-todoor pick up during scheduled rural service times in Norman Township. Transportation Trends Many Township roads are unpaved and seasonal. Development trends are currently increasing the demands for road improvements, potentially ultimately changing the character of rural areas of Norman Township and using up limited state and local highway dollars. At the same time an increase in private roads, driveways and other access points along Norman Township roads has the potential for increasing the number of hazardous stops and turning patterns. Unregulated private road development and road access can lead to dangerous conditions and increased stop and go traffic, which in turn leads to congestion and the reduces the carrying capacity of roads and public safety. Utilities Electricity in Norman Township is provided by a private company and a public utility: Consumers Power Company of Jackson, Michigan and a rural cooperative, Great Lakes Energy of Scottville, Michigan. Consumers Power provides multiple phase · service to most of its service area. The Wellston area of the Township already has an electrical distribution system in place to accommodate large-demand users. Great Lakes Energy services an area about 2 miles wide along the south border of the Township. Norman Township is serviced by Kaleva Telephone Company, via the Wellston 848- and Dublin 859- exchanges and Michigan Bell Telephone Company via the Manistee 723exchange and Ace Telephone Company, via the Hoxeyville 862- exchange. Placing a call between each of these exchanges are subject to long distance tolls. Calls between Kaleva, Wellston and Irons are local calls, while calls to Hoxeyville, Irons, Manistee are long distance tolls. Norman Township Master P Ian Revision 2015 Chapter 6 Page 6 - 10 August 2015 �The more densely populated areas near Wellston are serviced by Charter Communications Cable Television. A central CATV reception tower is located on Seaman Road just south of Pine Lake Road to service cable TV systems in the Wellston area. There are two cell phone towers located in Norman Township, one on the northside ofM55 Highway 0.4 mile west of N. Warfield Road, and another on the northside of M-55 Highway just west of its intersection with Seaman Road. Summary of Findings It is anticipated that future residential and commercial development within Norman Township will necessarily translate into more vehicle trips on primary roads in Norman Township resulting in requests to resurface, straighten curves, build deceleration and passing lanes, erecting more signage or even traffic lights at some locations, etc. Norman Township is committed to the concept of complete streets and working closing with Manistee County Road Commission and staff, MDOT personnel and Township residents to address future transportation needs. Nonnan Township Master Plan Revision 2015 Chapter 6 Page 6 -11 August 2015 �--------- -- --- Chapter 7: LOCAL PLANS AND REGULATIONS Local Master Plans In planning for the future of Nonnan Township, it is important to consider the plans of adjacent areas. The development of adjacent municipalities will impact Norman Township, and vice versa. Norman Township prepared and adopted a Master Plan in May of2008 (as amended through June 9, 2009) and a Comprehensive Plan Revision Fact Book, dated September 2007, pursuant to the Michigan Planning Enabling Act, P.A. 33 of 2008, as amended (formerly known as the Michigan Township Planning Act, P.A. 168 of 1959, as amended) [MCL 125.3801, et seq.]. Norman Township undertakes its own zoning regulation in accordance with the Michigan Zoning Enabling Act, P.A. 110 of 2006, as amended (formerly known as the Michigan Township Zoning Act, P.A. 184 of 1943) [MCL 125.3101, et seq.]. 1 This 'updated Norman Township Master Plan was prepared and adopted pursuant to the Michigan Planning Enabling Act, P.A. 33 of 2008, as amended [MCL 125.3801, et seq.]. Manistee County lacks zoning regulations, but adopted a county-wide master plan on January 20, 2009, utilizing recent and ongoing research and surveys. Of all its neighboring townships, N onnan Township is recognized as a county-wide and regional leader in the implementation of planning, zoning and other local measures to protect property values, natural resources, and the public health, safety and general welfare. Norman Township abuts Dickson Township, Manistee County along its entire northern boundary; Stronach Township, Manistee County to the east; Lake County's Elk and portions of Eden Townships to the south; and Wexford County's South Branch Township to the east. The following is a review of the planning and/or zoning in place within these neighboring jurisdictions to examine similarities and differences, especially along Norman Township's boundaries, and to explore opportunities for increased coordination and cooperation between adjoining jurisdictions facing similar land use challenges and visions for the future. Summary of Plans and Regulations All townships, villages and cities within Manistee County are planned and zoned with the exception of Springdale Township and the Village of Bear Lake. Dickson Township is located directly north and Stronach is Township is located directly west of Norman Township. Both of these communities are currently planned and zoned at the Township level. The Dickson County Planning Commission meets quarterly, and the Stronach Township Planning Commission meets the first Tuesday of each month. The area along Dickson Township's boundary with Norman Township is entirely designated by zoning as Agricultural/Residential (AIR) and Forest Preservation (FP). The 1 Norman Township Zoning Ordinance, Norman Township Master Plan Update 2014 Chapter 7 Page 7-1 November 2014 �AIR zoning category is designed to "provide for neighborhoods of rural character with a mix of forestry practices, agriculture, residential uses, resort-residential uses, small retail and service businesses in a ... manner that will at the same time discouraging manufacturing; wholesale; major retail and service businesses, etc., and other major institutional or community services."2 The AIR district intends to accommodate agriculture, forestry, construction, lumber & wood products, hotels/lodging, beauty/barber shops, single and two family dwellings, public parks and other recreational uses, home occupations, sign, licensed day care and adulated extended care facilities, and associated accessory buildings as uses by right. Special land uses within the AIR district requiring additional review for approval include agricultural services, fishing/hunting/trapping, communication towers, mining, oil and gas central production and sweeting facilities, trucking/warehousing, retail, laundries, clothing/shoe repair, funeral services/crematories, miscellaneous personal and other services, motion pictures, amusement and recreational services, health services, legal services, educational services, social services, membership organizations, apartments, mobile home parks, campgrounds, groceries and related product retail, whole sale farm products/raw materials, and licensed group day care. The AIR requires an allowable maximum density of one unit per 60,000 square feet or approximately 1.5 acre. The AIR district also requires a 45 foot front yard setback, 50 foot rear yard setback and 30 foot side yard setback; and a minimum lot width of 150 feet. The Dickson Township Forest Preservation (FP) zoning category is designed to "preserve large areas of forest for recreation and forestry purposes, to prevent spot development within these areas, to prevent the need to construct or upgrade roads, to encourage landowners to retain large acreage parcels of land ... to preserve special and unique environment of the Marilla Hills ...to provide a natural resource for forestry industry, recreation, and compatibility with land management programs of the U.S. Forest Service." 3 The FP district intends to accommodate single family dwellings, forestry, agriculture, lumber & wood products, fishing/hunting/trapping, public parks and other recreational uses, home occupations, and associated accessory buildings as uses by right. Special land uses within the FP district requiring additional review for approval include campgrounds, and associated accessory buildings. The FP requires an allowable maximum density of one unit per 10 acres and minimum 15,000 square foot buildable area (excluding wetlands, soils unsuited for on-site septic, existing public utility easements, and public right of ways). The FP district also requires a 45 foot front yard setback, 50 foot rear yard setback and 25 foot side yard setback; and a minimum lot width of 330 feet. Stronach Township bounds the entirety of Norman Township's western border. Stronach Township's 2013 Master Plan emphasizes the concentration of future residential development in existing unincorporated communities including Stronach, Star Comers, and Udell; supporting only minor service businesses within each; and directing future industry to Manistee Lake, north of Stronach. The balance of the Township is planned to remain low density residential and forestry and related uses. Portions of Stronach Dickson Township Zoning Ordinance, adopted March 1987, as amended through June 13, 2007, p. 38. Dickson Township Zoning Ordinance, adopted March 1987, as amended through June 13, 2007, p. 38. Norman Township Master Plan Update 2014 Page 7-2 Chapter 7 November 2014 2 3 �Township abutting Norman Township are zoned Forest Preservation (FP) along the majority of the boundary with the southwestern portion of Norman Township and along both sides ofM-55 Highway. The northern portion of this boundary is zoned Residential Forest (RF) within the Stronach Township Zoning Ordinance. Stronach Township's Forest Preservation (FP) district purpose is "to preserve large areas of forest for recreation and forestry purposes, to prevent spot development within these areas, to prevent the need to construct or upgrade roads, to encourage landowners to retain large acreage parcels of land for cost effective forest management purposes, to preserve special and unique environment of the Udell Hills, to preserve the special and unique environment of large blocks of undeveloped land in the Udell Hills and the area of predominant public ownership of land on both sides of the Little Manistee River Corridor District, while at the same time providing for limited residential use of land along existing public roads, to provide a natural resource for forest industry, recreation and compatibility with land management programs of the United States Forest Service (USFS). " 4 The FP district intends to allow for a rural or low and medium density single family land use in harmony with the National Forest Service and/or Michigan Department of natural Resources. Single family dwellings with frontage on an existing year-round road, forestry, fishing/hunting/trapping, home occupations, and animals/livestock, and associated accessory buildings as uses by right. Special land uses within the FP district requiring additional review for approval include agricultural production, outdoor recreation parks, single family dwelling not fronting an existing year-round road, and associated accessory buildings. The FP requires an allowable maximum density of one unit per 40 acres in low density areas and 20 acres in medium density areas, and minimum 600 building floor area, and 500 feet minimum parcel width (low density areas) and 250 feet minimum parcel width (medium density areas). The FP district does not specify front, rear or side yard setbacks. The intent of Stronach Township's Residential Forest District (RF) is to "provide for neighborhoods of a rural character with a mix of forestry practices, agricultural practices, residential uses, resort-residential uses in a homogeneous manner while at the same time discouraging retail, manufacturing, wholesale, service, business, etc. and other major industrial or community services." 5 The RF district intends to provide a rural mediumdensity zoning district accommodating mixed uses, including forestry, agricultural and residential uses. Uses by right and special land uses within the RF district are not specified. The RF district requires an allowable maximum density of one unit per 5 acres, minimum lot width of 300 feet, and dwellings of not less than 600 square feet. The RF district does not specify front, rear, and side yard setbacks. Notably, the 2012 Stronach Township Future Land Use Map plan wetland conservation within an extensive wetland area immediate southeast of the Udell Hills area and along the southwest boundary with Norman Township. 2013 Stronach Township Master Plan and 5-year Park and Recreation Plan, adopted January 9, 2013, pp. 80-81. Refer to Stronach Township Zoning Ordinance, as amended and effective October 8, 2001. s Ibid., p. 81. Norman Township Master Plan Update 2014 Page 7-3 Chapter 7 November 2014 4 �South Branch Township is located directly east of Norman Township within Wexford County. South Branch Township currently relies upon Wexford County planning and zoning. The Wexford County Master Plan envisions the western portion of the county to develop in a very low density residential uses, areas of natural resources protection and low intensity tourism at the Hodenpyl Dam Backwater, and along tributaries to the Manistee and Pine Rivers. 6 The Wexford County Master Plan specifically envisions rural residential development with environmental protection along the Pine River at its border with Norman Township. The Wexford County Zoning Ordinance7 designates most of the area north immediately east of Norman Township and south ofM-55 Highway as Resort Residential (RR), with an allowable maximum density of one dwelling unit per 20,000 square feet or approximately ½ acre. The RR district also requires a 40 foot front yard setback, 35 foot rear yard setback and 15 foot side yard setback; maximum height of 35 feet; and a minimum lot width of 100 feet. Permitted uses within the RR district include single family residential, parks and playgrounds, family day care, and associated accessory structures. Special land uses within the RR district include home occupations, duplexes and multifamily dwellings, assisted living, recreational facilities, motels/resorts, restaurants, new merchandise retail/dealerships, boat/canoe rental, bait/tackle shops, and the additional of one single family dwelling unit on any existing parcel. An area at the intersection ofM-55 and M-37 Highways is designated as Light Commercial (C-1) at the location of the Corner Express gas station and convenience store at 11252 W. M-55 Highway, Wellston. The C-1 requires an allowable maximum density of one dwelling unit per 25,000 square feet or approximately½ acre. The C-1 district also requires a 30 foot front yard setback, 60 foot rear yard setback and 20 foot side yard setback; maximum height of 35 feet; and a minimum lot width of 150 feet. This C-1 district allows a wide variety of retail and merchandise; restaurants of less than 2,000 square feet floor space; offices; and mini storage facilities as uses by right. Special land uses within the C-1 include restaurants greater than 2,000 square feet floor space; lodging/motels; hospitals; commercial recreational facilities; and auto service stations. This area also represents the closest adjoining commercial area to Norman Township. A third area immediately south of M-55 Highway and adjacent to Norman Township includes a Forest Recreation zoning district (FR). FR requires an allowable maximum density of one dwelling unit per acre. The FR district also requires a 50 foot front yard setback, 50 foot rear yard setback and 30 foot side yard setback; maximum height of 35 feet; and a minimum lot width of 165 feet. Permitted uses within the FR district include single family residential, hobby farms, parks and playgrounds, and associated accessory structures. Special land uses within the FR district include home occupations, day care, duplexes, motels, restaurants, new merchandise retail, boat/canoe liveries, outdoor recreational facilities, saw mills, campgrounds/cabins, greenhouses, riding stables, private landing strips, kennels, convenience stores/gas stations, public buildings, and sand and gravel extraction/mining. Elk and Eden Townships within Lake County are located directly to the south of Norman Township. Both Townships and Lake County itself remain un-zoned. However Lake Wexford County 2004 Master Plan, adopted May 19, 2004. Wexford County Zoning Ordinance #5, adopted February 15, 1995 and amended through September 12, 2013. Nonnan Township Master Plan Update 2014 Page7-4 Chapter 7 November 2014 6 7 �County updated its 1998 Land Use Plan through the enactment of an updated Master Plan in 20128 The portions of Elk and Eden Townships bordering Norman Township are therefore currently un-zoned, and according to the 2012 Lake County Master Plan, currently unplanned. Land ownership alone is recognized within the 2012 Lake County Future Land Use Map as "private" and "U.S Forest Service" along Lake County's boundary with Norman Township. The 2103 future land use plan for Lake County merely plans for future medium and high density development surrounding the unincorporated villages and population density areas of Luther and Baldwin. Manistee County Master Plan The Manistee County Master Plan 2008 9 summarizes demographics, natural resources, and trends related to economics, physical characteristics/natural resource base, recreation, education, housing, and transportation resources within Manistee County. The 2008 Manistee County Master Plan designates future land uses within Norman Township a "Low Density Residential, Agriculture & Forestry" with the exception of an approximately one-mile radius surrounding the community as Wellston which is designated as "Medium & High Density Urban Development, Commercial & lndustrial." 10 Low Density Residential, Agricultural & Forestry is not specifically defined in the Manistee County Master Plan, but is stated as being "intended to give local governments the flexibility to prepare more detailed natural resource protection and management programs." Similarly, "Medium & High Density Urban Development, Commercial & Industrial" is not specifically defined, but is described as "having been carefully crafted to respect the current plans of local government within the county, which is generally to direct future growth to areas already experiencing development." Zoning Regulations Land use within Norman Township is regulated under Norman Township's Zoning Ordinance. 11 The Developed Residential zoning district, comprising less than 1% of the Township's land base, seeks to guide future residential development within areas that have historically developed with small lots and road frontages. The Developed Residential zoning district is intended to provide for more densely developed neighborhoods that have already been subdivided in the unincorporated hamlets of Wellston and Dublin for residential and neighborhood scale retail and services, to promote the compatible arrangement of land uses for residences and neighborhoods. Permitted uses include for single-family dwellings (including home occupations); duplexes; apartments; parks and associated accessory buildings and signs. Special uses in the Developed Residential District include construction, beauty and barber shops, education and social services, membership organizations, miscellaneous services, mobile home parks, and accessory buildings to these special uses. The Residential zoning district, comprising approximately 3% of the Township's land 8 9 Lake County Master Plan, adopted (undated) 2012. Manistee County Master Plan 2008, adopted by the Manistee County Board of Commissioners on January 20, 2009. 10 Manistee County Future Land Use Map, 2008. 11 Norman Township Zoning Ordinance, April 8, 1993, annotated and effective June 22, 2010; and Norman Township Zoning Map, May 13, 2008, as amend through June 9, 2009. Norman Township Master Plan Update 2014 Page 7-5 Chapter 7 November 2014 �base, seeks to guide future residential development within areas that have historically developed surrounding the existing Developed Residential area of Wellston. The Residential zoning district is intended to provide for more densely developed neighborhoods and controlled retail and services, to promote the compatible arrangement of land uses for residences and neighborhoods. Permitted uses include for single-family dwellings (including home occupations); duplexes; campgrounds; apartments; parks; tax preparation; and accessory buildings to the above. Special uses within the Residential District include tire repair, construction, retail trade, cabinet work, restaurant, gift shops, real estate, beauty and barber shops, auto repair shops, educational services, cottage industry, mobile home parks and accessory buildings associated with the above. The Rural Residential zoning district comprises 63.5% of the Township's land base and is established to provide neighborhoods of a rural character with a mix of forestry, agricultural practices, resort/residential uses, etc. while discouraging retail, manufacturing, wholesale, service businesses, and the like. Permitted uses within the Rural Residential include single-family dwellings (including home occupations); parks and playgrounds; riding stables (commercial and private); agriculture, forestry and fishing (and associated farm housing, warehousing, storage and markets); custom cabinet work; restaurants; gift shops; real estate; hotels and lodging; beauty and barber shops; tax preparation; small engine repair; health and educational services; membership organizations and clubs; golf courses; and associated signs and accessory buildings to the above. Special uses within the Rural Residential District include communication towers; campgrounds; anemometer towers over 125 feet high; commercial WECS; and noncommercial WECS over 125 feet high; mobile home parks; tire repair; agricultural services; mining; special trade contractors; preserved fruit and vegetable manufacturing; saw and planing mills; farm product warehousing/storage; communication services; refuse systems; wholesale grocery and farm products; farm markets; auto repair; cottage industries; and accessory buildings associated with the above. A small Commercial zoning district comprising less than 0.5% of the Township is designated along the east side of Seaman Road, south ofM-55 Highway and north of the Norman Township Hall. The Commercial district is intended to accommodate wholesale businesses (i.e. scrap and waste materials, farm-product raw materials, and chemical and allied products); retail; finance, insurance and real estate services; other services; public administration; commercial on-site cleaning, refurbishing/sand blasting and powder coatings; signs and accessory buildings associated with the above. Special uses within the Commercial District include single-family dwellings (including home occupations); ice cream and frozen dessert manufacturing; bread and bakeries; ice manufacturing; and accessory buildings associated with the above. A small Highway Commercial zoning district comprising less than 1% of the Township is designated along the north side ofM-55 Highway, east and west of the intersection of M-55 Highway and Seaman Road. The Highway Commercial district zone is intended to accommodate general building contractors; special trade contractors; transportation and public utilities; wholesale trade; retail; saw mills and millwork; finance, insurance and real estate services; other services; public administration; commercial on-site cleaning, Norman Township Master Plan Update 2014 Chapter? Page 7-6 November 2014 �refurbishing/sand blasting and powder coatings; signs and accessory buildings associated with the above. Special uses within the Highway Commercial District include singlefamily dwellings (including home occupations); apartments; sexually oriented businesses; ice cream and frozen dessert manufacturing; bread and bakeries; and accessory buildings associated with the above. Notably, there is no land area within Norman Township designated as a Manufacturing/Industrial District, nor is language provided within the Norman Township Zoning ordinance to guide and regulate typical manufacturing and industrial land uses. The Big Manistee River Corridor District regulates land uses within parcels riparian to either side of the banks of the Big Manistee within Norman Township. The land area subject to these requirements is approximately 9% of the total Norman Township land base. Permitted uses within this district are forestry and outdoor recreation/parks. Special uses include campgrounds; single-family dwellings (including home occupations); and accessory buildings associated with the above. The Natural Area District regulates land uses within parcels riparian to either side of the banks of the Pine Creek within Norman Township, excluding areas within the Wetland Conservation District, and on either side of an unnamed creek east of Huff Road and north of Chicago A venue in the vicinity of Brown's Bayou. The land area subject to these requirements is approximately 1.5% of the total Norman Township land base. Permitted uses within this district are single-family dwellings (including home occupations) and parks. Special uses include forestry. The Wetland Conservation District regulates land uses within large area of Norman Township: a very large area within the southwest portion of the Township extending from south of Wellston to the Udell Hills area; at the headwaters of Pine Creek between Peacock and Kropel Roads; along portions of the Sylvan Creek in the northwestern portion of the Township; and a small area east of the Tippy Dam Pond. The land area subject to these requirements is approximately 17% of the total Nonnan Township land base. Permitted uses within this district are wetland/water dependant game operations; public game areas; open space and individual recreation areas. Special uses include parks, boat launches, and associate parking. The Forest Preservation zoning district, comprising approximately 3.5% of the Township's land base, seeks to preserve large areas of forest for recreation and forestry, and preserve special and unique environments such as at Udell Hills, and provide compatibility with US Forest Service lands. Pennitted uses include for single-family dwellings (including home occupations); forestry; lumber and wood products; fishing, hunting and trapping; parks/outdoor recreation; and accessory buildings to the above. Special uses within the Forest Preservation District include campgrounds; anemometer towers over 125 feet high; commercial WECS; and non-commercial WECS over 125 feet high; mining; and accessory buildings associated with the above. Nonnan Township Master Plan Update 2014 Chapter 7 Page 7-7 November 20 I 4 �Noise.junkyard and blight, and civil infraction ordinances have also been enacted by the Norman Township Board of Trustees. Summary of Findings The Nonnan Township Master Plan's future land use map generally matches well with plans and zoning regulations within Norman Township and surrounding municipalities as they currently exist. A review of Norman Township's existing zoning ordinance as a part of the Master Plan update process has revealed the following recommendations: • Consider the replacement of the use of Standard Industrial Code (SIC) numbers to describe regulated land uses with typical zoning descriptions of mixed, residential, commercial, industrial, agricultural/forestry, natural resource development/conservation and other land uses within zoning districts. This would simplify zoning language and clarify zoning ordinance applications to the many, many typical land uses associated with the above that are not described or wellspecified by SIC codes. • Norman Township's current zoning ordinance possesses three (3) residential districts. The majority of the Township's land base, i.e. 63.5%, is currently designed as being within the Rural Residential District. It is recommended that this the Township explore the simplifying, streamlining and/or combining District the Rural Residential with existing Big Manistee River Corridor, Natural Area, Wetland Conservation Districts to comprise a new Agriculture/Forestry District allowing among other uses low density residential development. • Consider combining the Big Manistee River Corridor, Natural Area and Wetland Conservation Districts and replace them with a waterfront/wetland overlay district. This would simplify and streamline zoning language, clarify the applicant of standards to within 100 feet or other acceptable distance on either side of these resources, and clarify the reliance on underlying zoning district regulations, i.e. Agriculture/Forestry District described above, for land uses and structure development with little or no impact to water quality and associated ecological values. • Consider combining and simplifying Commercial and Highway Commercial Zoning Districts. Plan for a new Commercial District based on planned future rather than existing or recent land uses. Both areas are very small in geographic size, and Highway Commercial varies little from the Commercial District, except for the a11owance of sexually oriented businesses as Special Land Uses. Importantly, more broadly define commercial activities in zoning by eliminating use of SIC codes. • Consider replacing Developed Residential with Village Business, and Residential with Village Residential Districts to encourage, enhance and preserve a small town character within We11ston and Dublin. Norman Township Master Plan Update 2014 Chapter 7 Page 7-8 November 2014 �• Discourage highway, strip commercial development through the consideration of developing a compact, rural town center with a unique identity and fostering a mix of neighborhood scale commercial, institutional, recreation and residential land uses. • Explore establishing a Manufacturing/Industrial District with accompanying language to encourage, guide and appropriately regulate light industrial and manufacturing operations in Norman Township. • Separate out minimum lot width and boats/docks per parcel standards from various district language in the Norman Township Zoning Ordinance and address these standards within the new Waterfront Overlay. • Consider applying a new Waterfront Overlay to creeks, streams, ponds, wetlands and lakes. Current approach regulates waterfront areas (and beyond) for the Big Manistee River, Pine River and Pine Creek only. • Move all federally-owned U.S Forest Service, State-owned, if any, and unique and special resource areas to the Forest Preservation Zoning District. • Encourage the establishment of small scale, non-commercial WECS throughout the Township. To protect and promote the rural, forested character of Norman Township and the wildlife and scenic resources within it, carefully review and consider the appropriateness of any future construction of large scale commercial WECS in the Township • Work with the U.S. Forest Service, Michigan Department of Natural Resources, tribes and local units of government to guide Off Road Vehicle (ORV) use of public roads and right of ways in the township. • Consider the removal any reference to "fishing, hunting and trapping" from the Norman Township zoning permitted uses language as those activities are regulated by state licensing and not typically considered a "land use." Hunt clubs, hunting preserve and/or put and take commercial hunting operations and similar operations and associated infrastructure/buildings are typically regulated by zoning. As is typical, an ongoing need exists to enhance and build meaningful coordination and opportunities for cooperation with surrounding townships, counties, tribes and Manistee County. Of the tools available to Norman Township to guide future land use within its borders and along its boundaries with other communities, Norman Township encourages the use of combination of flexible methods including but not limited to voluntary farmland, forestland, and open space preservation. Norman Township Master Plan Update 2014 Chapter 7 Page 7-9 November 2014 �Chapter 8: FUTURE LAND USE PLAN, POLICIES, GOALS, and ACTIONS For the purposes of this Master Plan, goals, recommended actions, and policies have been identified by the Norman Township Planning Commission and other participants in the Master Planning process concerning a number of interest areas within the Township. "Policies" are guidelines to assist local decision-makers in implementing recommendations. "Goals" are defined here as broad-based statements of community policy interest and intent. "Actions" are stated means by which Norman Township may reach its goals. Future Land Use Map/Plan The fundamental purpose of this Master Plan (and the process which created it) is to gather wide ranging data and observed trends related to community economics, employment, demographics, natural resources, physical setting, public and private infrastructure, history, character, land cover/land use, community challenges, etc. to assist in the visioning of what Norman Township could be in the year 2033, i.e., twenty years from the completion of this planning process. An important part of this process is the creation of a future land use map that embodies the vision to guide future land use decision-making within Norman Township. Based on this Master Plan and the policy recommendations and goals detailed below, a Future Land Use Map is located in Appendix A. General Policy Statements Township planning is based upon and undertaken for the overall protection of the public health, safety, and welfare ofresidents of Norman Township. The Township will enforce the principles of this plan as codified within Norman Township zoning and other ordinance(s). The Township will seek to manage and guide growth to maintain and enhance the rural quality of life for Norman Township residents through the implementation of this Master Plan. Within Norman Township the long-term quality and conservation of natural resources, and the sustainability of the environment shall be considered of significant importance when making land use decisions. When considering land use decisions, Township decision-makers shall balance the public interest in sound land planning, as expressed by and embodied within in this Master Plan, with the rights and interests of private property owners. The Township will work with residents and others to promote and provide continuous Nonnan Township Master Plan Revision 2015 Chapter 8 Page 8 -1 August2015 �opportunity to inform residents and landowners, gather public opinion and foster meaningful public participation in the community planning process. General Goals In order to achieve the above policies, Norman Township shall: Retain rural character or "up north feel" by promoting the preservation of small communities, intact forests, high quality water resources, and recreational resources, as well as minimizing negative impacts from junk yards, improper waste management and unguided growth. Plan for and guide future growth consistent with this communitycreated Master Plan. Maintain a current Township Master Plan by reviewing this Master Plan every five years and updating when appropriate. Improve and maintain a website for the public to obtain copies of the Master Plan, Zoning Ordinance, application forms, post the final decisions, and meeting times and dates, and other community activities. Streamline and simplify the zoning process through the creation of explanatory pamphlets and checklists. Retain existing development densities, i.e., minimum lot sizes in Norman Township zoning districts. Explore the creation of light industrial or manufacturing district in zoning regulations. Explore and consider the creation of a planned, commercial town center with shared access from and parallel to M-55 Highway in the vicinity of Forester and Steinberg Roads in Wellston. Such a commercial center will be established in accordance to a communityderived plan promoting a unique community identity or "brand." Support the continued commercial development of Dublin and Wellston on a small-town, compact community scale. Use public input from this Master Plan when making land use decisions and/or promulgating Township regulations. Post and promote community events at the Norman Township Hall and other locations to encourage residents and others to engage in community activities and events. Post a map of Norman Township at such locations. Support the establishment of and/or efforts by government, land Norman Township Master Plan Revision 2015 Chapter 8 Page 8 -2 August 2015 �and/or historic preservation conservancies to protect historic buildings and places and important natural areas and significant farms in Norman Township. Adopt and implement the concepts of community "placemaking" and complete streets in future planning and development within Norman Township. Recognize the appropriate role of zoning in guiding the future development of Norman Township in compliance with the requirements of the federal Religious Land Use and Institutionalized Persons Act of 2000. ACTIONS 1) Forest and Farm To promote the maintenance and enhancement of productive farms and forests within Norman Township, the Township shall: a) Promote the establishment and operation of farm stands, farmers markets and small-scale farming operations and specialty farms in Norman Township. b) Support and promote voluntary efforts to preserve active farm and forestlands, such as conservation easements, the State of Michigan's purchase and leasing of development rights program (P.A. 116), etc. c) Maintain the Township's rural character by utilizing planning tools and techniques, including but not limited to the following: • • • • Working with landowners to voluntarily protect, enhance, and conserve farm, forest, wetlands, shorelines, and other recreation lands. Explore the use of the purchase of development rights, transfer of development rights, and explore the provision of providing density bonuses for development that voluntarily preserves natural and/or cultural resources. Use and promote conservation design and low impact development techniques that allow development to occur while protecting and linking resources. Explore, in conjunction with Manistee County and other Townships, the creation of a farmland conservation task force to guide township decisionmaking. d) Encourage farm operations within the Township to utilize Generally Accepted Agricultural Management Practices (GAAMPS), as defined by the Norman Township Master Plan Revision 2015 Chapter 8 Page 8 - 3 August2015 �Michigan Department of Agriculture, to legally protect fann operations from encroaching incompatible land use in accordance with the Michigan Right to Fann Act. e) Explore the use of innovative financing tools to facilitate voluntary farmland conservation, which may include, but are not limited to federal, state, and local grants; private and community foundations; and/or a local millage - if supported by resident opinion surveys and ballot measure(s). f) Support the exploration and establishment of voluntary farmland preservation tools in Manistee County and regionally, such as the purchase of development rights, transfer of development rights, agricultural overlay district, well-connected conservation/farmland conservation developments, the promotion of specialty/valued-added agriculture, and improved local markets for locally-grown agricultural products. g) Support a State constitutional amendment to tax farmland appropriately, i.e., not based on development market value. h) Partner with local, regional, and state governmental and nonprofit agencies and landowners to protect farm and forestlands. i) Recognize the importance of healthy, intact forests in providing wildlife habitat, erosion control, groundwater recharge, recreational uses such as hunting, recreational vehicle travel and other enjoyment. j) Encourage forestland owners to enter into sustainable forest management and conservation plans. k) Encourage reforestation on steep, sandy, wet, and other fragile soils. 2) Community To maintain and enhance community well-being within Norman Township, the Township shall: a) Promote the Township, new and existing community events (for all ages) and businesses through a variety of traditional and new media. Consider hiring a community events coordinator, and make such promotion a part of the way Norman Township "does business." b) Enhance and promote community identity through "branding" Norman Township, and establishing a presence along the M-55 Highway corridor through "welcome" signage, events promotion/posting, etc. Work with MDOT and other existing agencies and businesses to achieve the enhancement and promotion of community identity. Norman Township Master Plan Revision 2015 Chapter 8 Page8-4 August 2015 �c) Explore ways to reach out to and welcome new landowners, residents and businesses within the Township. d) Work closely with existing and re-invigorate past community organizations, especially for youths- and seniors, to undertake, complete and/or participate in community events and projects. Encourage inter-generational activities, events and projects within the Township. e) Make available existing and/or improve Township facilities for youth and senior activities. f) Organize and support a community watch program to protect properties within the Township. g) Encourage and support entertainment opportunities within the Township. h) Encourage landowners, mineral rights owners and developers; i.e. sand and gravel, wind electric generation, communication towers and infrastructure, and oil and gas exploration and production firms; to comply with state regulation and relevant local ordinances in the production and abandonment of mines, towers, wells, production facilities, and associated infrastructure, and site restoration. 3) Environment To maintain and enhance environmental quality within Norman Township, the Township shall: a) Promote the protection of sensitive environmental resources including but not limited to steep slopes, wetlands, wildlife habitat, springs/seeps, waterways and shorelines. b) Encourage mineral rights owners and developers, i.e. oil and gas exploration and production firms, to comply with state regulation and relevant local ordinances in the production and abandonment of oil and gas wells, production facility maintenance and testing, and site restoration. c) Encourage the restoration, re-contouring, replanting and require the establishment of safe conditions at inactive or abandoned sand and gravel extraction sites. d) Utilize best management practices, including but not limited to promoting the use of native plants, on-site treatment and disposal of storm water, soil conservation, sustainable forest yields, and the restoration of damaged lands. e) Identify and preserve important wildlife habitat, migration corridors and natural buffer areas within the Township. Nonnan Township Master Plan Revision 2015 Chapter 8 Page 8 - 5 August 2015 �f) Utilize an inventory of the Township's natural resource base for on-going development and land conservation decisions g) Protect groundwater, representing 100% of the Township's drinking water source, and surface waters from contamination, depletion and/or degradation. h) Recognize the importance of and promote the protection of wetlands in maintaining and improving water quality and sustaining diverse wildlife populations, and thereby recreation/tourism, within the Township. i) Promote the protection of wetlands, springs, and ground water recharge areas by requiring efficient water use and septic treatment/disposal, and promote water resource protection in any plans. j) Recognize and protect quiet and air quality as essential components of the protection of public health, safety and general welfare, and to minimize the potential for public or private nuisance. 4) Economy The Township recognizes that its rural/forested character and natural environment are among its most important economic assets. These assets provide economic opportunities, recreational enjoyment, wildlife habitat, and together create a desirable place to live, work and play. To promote and sustain appropriate economic development within Norman Township, the Township shall: a) Balance residential, commercial and industrial development, and promote the voluntary protection of natural resources, including productive forest and active farmland. b) Assist willing landowners in the voluntary conservation of active farms, forest lands and farmland. c) Encourage growers' diversification of products, including increasing valueadded agriculture, farin stands, agriculture-based tourism, etc. d) Encourage improved local markets for agricultural products for growers to sell directly to customers. e) Explore and promote opportunities for agricultural tourism within Norman Township. f) Support and guide home occupations and cottage industries as increasingly important and viable economic activities within the Township. Nonnan Township Master Plan Revision 2015 Chapter 8 Page 8 - 6 August 2015 �g) Protect and enhance existing natural and cultural resources within the Township. 5) Public Facilities, Infrastructure & Utilities To promote and maintain the rural character within Nonnan Township, the Township shall: a) Consider the establishment of appropriate public infrastructure and municipal services that keep pace with the Township's needs. b) Continue to pursue and support the construction of a new fire barn. c) Maintain and promote existing EMS and fire protection services within the Township. d) Encourage the location of future electric power, communication, oil and gas development, and utility infrastructure in a manner that will not negatively impact rural character or fragment farmland or natural ecosystems. e) Encourage the underground installation of all utilities at future housing developments, and strongly encourage underground utility placement at single parcel residential developments. f) Encourage appropriate sewage/manure treatment, fertilizer use management, and water protection techniques for planned unit developments, animal feed lots, golf courses, etc. g) Encourage the clustering of utilities such as electrical substations, transmitter towers, cell phone or other towers, etc. h) Co-location on existing and future communication towers will be required. Co-location of emergency service communications on existing structures shall also be strongly encouraged. i) Require private road development in conformance with Township and County regulations. j) Work closely with the Manistee County Road Commission, MDOT and private developers to implement complete streets. 6) Residential Development To promote the maintenance and enhancement of the rural character of Norman Township, while balancing the need for new residential development, the Norman Township Master Plan Revision 2015 Chapter8 Page 8 - 7 August 2015 �Township shall: a) Consider the housing needs of all income levels and ages, including first time home buyers, elder housing and/or assisted care facilities. b) Encourage and provide incentives for the construction of conventionallybuilt single family homes and cottages. Welcome but guide the placement of campers or temporary dwellings and manufactured homes or trailers. c) Encourage and provide incentives for the use of conservation design and low impact development standards for all new housing developments. Promote new housing developments having a minimum of 50% open space after excluding non-buildable areas. Non-buildable areas include but are not limited to slopes over 25%, wetlands, roadways, streams, and seeps/springs. Explore density bonuses for conservation developments that exceed these requirements and permanently protect natural and/or cultural resources. d) Guide the appropriate development of future special land uses such as mobile home parks and other multi-family housing, if any, within the Township. The Township seeks to ensure that such development adequately provides infrastructure (water, sewer, utilities, roads, etc.) to residents, and are appropriate in location, scale, density, design, screening, lighting, traffic patterns, etc. e) Require the appropriate construction and maintenance of private roads and support the efficient layout of public facilities within housing developments. f) Support programs to encourage home renovation and rehabilitation through obtaining grants for old water well abandonment, alternative energy, water conservation, home exterior upgrades, the demolition and removal of abandoned structures, blight control, and home insulation, etc. g) Seek to protect existing natural resources, especially productive forest and active farmland. 7) Waterfront Areas To promote the maintenance and enhancement of water quality and property values within Norman Township, the Township shall promote the following actions: a) Protect the water quality and near shore environment of lakes, ponds, streams, creeks, wetlands, etc. from degradation, siltation, pollution, and other human impacts. Norman Township Master Plan Revision 2015 Chapter 8 Page 8 - 8 August 2015 �b) Protect existing native vegetation, water resources, fisheries, wildlife habitat, and unbroken forest canopy on shorelines and banks. c) Support the enforcement of existing federal, state, and local laws that protect waterfront resources and the environment. d) Support the distribution of existing brochures and other materials to educate property owners on waterfront properties. Distribute these materials through MSU Extension, county and township agencies and departments, real estate offices, code enforcement officials, lake and property owners associations, etc. Explore and apply for grants from state, federal agencies and other sources to implement this effort. 8) Commercial Town Center/Commercial Development To guide the future commercial development of Norman Township, the Township shall: a) Foster the future development of Wellston and Dublin as attractive, diverse and compact communities. b) Explore the creation of light industrial or manufacturing district in zoning regulations. c) Explore and consider the creation of a planned, commercial town center with shared access from and parallel to M-55 Highway in the vicinity of Forester and Steinberg Roads in Wellston. Such a commercial center will be established in accordance to a community-derived plan promoting a unique community identity or "brand." d) Support the continued commercial development of Dublin and Wellston on a small-town, compact community scale. e) Encourage mixed land uses, such as residential and commercial developments that are connected by walk ways, use shared parking and accesses, possess well-defined and slowed traffic flow, are safe for pedestrians including children, utilize signage appropriate with community character, are well-screened, and support and advance park maintenance and improvement at Crystal Lake. f) Encourage conventionally-built residential dwellings and of diverse price ranges, when constructed in the Township, especially in the existing community centers of Dublin or Wellston. g) Study the feasibility of sewer and water services for these areas. Nonnan Township Master Plan Revision 2015 Chapter 8 Page 8 - 9 August 2015 �h) Consider design concepts and architectural styles that reflect community history, image, vision, and values. i) Encourage the participation and contribution of landowners, business owners, and residents of Norman Township and adjacent communities in planning for a commercial town center. j) Incorporate best management practices and low impact development techniques to reduce amounts of impermeable surfaces, storm water runoff, and require on-site natural treatment of storm water. k) Discourage low density and strip development along M-55 Highway and County roads to minimize potential public costs. 9) Recreation To promote recreational resource development, the Township shall: a) Recognize that recreation within the Township relies very heavily upon public lands (i.e., national forest and State lands within the Township), and plan for a variety of recreational needs and preferences. b) Support and promote the State or local acquisition/development of unique natural and/or cultural resources as public recreation lands (i.e., lake accesses, unique natural features, wildlife and fish habitat, etc.) c) Manage land within the Township for the conservation of natural resources as balanced with recreational uses, including Townshipowned lands. d) Encourage communication and cooperate with the Michigan Department of Natural Resources to restock fish in Township ponds and lakes, improve/maintain deer and other game populations, and guide hunting policy as it affects the Township. e) Cooperate with the County in considering allowing off road vehicle (ORV) use of public roads, and enhancing four season ORV recreational opportunities within the Township. f) Consider the development and linkage of non-motorized pedestrian trail(s), especially along but separated from State or County road right of ways. Nonnan Township Master Plan Revision 2015 Chapter 8 Page 8 -10 August 2015 �g) Consider the goals of the Manistee County Recreation Plan. h) Consider the development of a Norman Township Recreation Plan, to be reviewed and approved by the lvIDNR to enable the Township to apply for and access State funds, i.e., Michigan Natural Resources Trust Fund, to acquire, develop and maintain recreational resources within the Township. 10) Transportation To promote the maintenance and enhancement of transportation infrastructure within Norman Township, the Township shall: a) Adopt and apply the concepts and procedures of "complete streets" in future transportation planning within Norman Township. b) Engage the Michigan Department of Transportation to explore methods and resources to slow and calm traffic on M-55 Highway through Wellston, enhance the sense of place, and promote Wellston and Dublin businesses and community events through appropriate signage. Retain and enhance the M-55 Highway corridor as the major east-west traffic route within the Township, and inform State and County transportation decision-makers of Township plans to promote and enhance community character and events .. c) Guide the flexible design and development of private roads within the Township to enhance road safety, visibility, lighting, maintenance, and efficiency in traffic flow, and ensure future development in accordance with this Master Plan. d) Encourage the County-wide formulation of an access management plan for roads and highways. e) Minimize congestion on roads and highways by using well-designed access points and intersections, and by minimizing accesses along county and state thoroughfares. f) Establish and maintain good communication with the Michigan Department of Transportation and Manistee County Road Commission to ensure efficient transportation policy, and future transportation improvement projects in accordance with the vision of this Master Plan. g) Address parking needs by facilitating shared parking when appropriate. h) Maintain a local road network that is safe (especially with paved roadways, without obstructed vision, with sufficient pedestrian/vehicle separation, and appropriately lighted) for vehicles, pedestrians (including children), and bicyclists. Norman Township Master Plan Revision 2015 Chapter 8 Page 8 - 11 August 2015 �i) The Township is committed to work closely with the Manistee County Road Commission, MDOT and private developers to implement complete streets. 11) Regional Planning To support regional planning, the Township shall: a) Recognize that Norman Township's natural resources and community are connected to and an important part of much larger systems, and that both often cross other boundaries and can impact other natural and human communities. b) Be aware that decisions in one community may affect other nearby communities, encourage and promote cooperation among local governments on development decisions that affect more than one community. c) Enhance communication and cooperate with adjacent Townships and Counties on planning and other shared issues. d) Engage and fully utilize planning resources and assistance provided by the Manistee County Planning Department and regionally planning agency, the Northwest Michigan Council of Governments (NWMCOG) e) Support regional strategies to better protect and preserve forestlands, waterways, active farmland, and other natural features along Township boundaries. t) Support and promote consistency between this Master Plan, the 2008 Manistee County Master Plan and adjacent townships' Master Plans. g) Encourage county-wide and regional transportation and access management planning, and coordinate with adjacent counties as well as state and federal agencies on transportation planning and implementation. h) Encourage county-wide trails planning, and coordinate with adjacent counties as well as state and federal agencies on recreational resource planning and implementation. i) Direct future appropriate commercial uses to established, commercially zoned areas within the Township (i.e., compact, rural town centers of Wellston and Dublin). j) Cooperate with regional, state and federal agencies to facilitate a range of housing choices. N onnan Township Master Plan Revision 2015 Chapter 8 Page 8-12 August2015 �k) Enhance and support regional efforts to develop public and pedestrianoriented transportation choices and facilities. 12)Zoning To promote the community vision embodied within this Master Plan, the Township shall: a) Retain existing development densities, i.e., minimum lot sizes in Norman Township zoning districts. b) Explore the creation of light industrial or manufacturing district in zoning regulations. c) Continue to plan and zone at the Township level, in accordance with Township residents' opinions. d) Review, identify and eliminate significant regulatory obstacles, if any, for new business start-ups and/or business retention within the present day economy of the Township. e) Encourage and support continual, consistent and fairly applied zoning enforcement. f) Consider the role of Township zonings in enhancing and encouraging economic activity within the new information-based economy. g) Retain rural roadside image by encouraging: • • • • • • • Maintenance of building setbacks; Increased natural buffers; Increased shared access drives; Increased rear parking; and the Placement of large loading doors and general construction staging areas to the side or rear yards, Placement of earthen berms with native vegetation and other effective visual screening; and Placement of scrap metal, junk vehicles, etc. in rear yards and/or otherwise effectively screened from public thoroughfares and right of ways. h) Explore and consider form-based zoning approaches, i.e. as an overlay within commercial district, to streamline local land use review for new and growing businesses within the Township. Norman Township Master Plan Revision 2015 Chapter 8 Page 8 -13 August 2015 �i) Encourage the use of zoning incentives to promote conservation design/low impact development and facilitate resource protection by methods including but not limited to: 1) streamlining the review process for conservation development; and 2) displaying design-based zoning regulations in a pictorial fashion to better illustrate development goals for this purpose. j) Consider and evaluate the use of density bonus incentives for future planned unit or site condominium housing projects to implement a conservation design and low impact development approach. k) Evaluate and potentially revise the Township's Blight, Noise & Nuisance Ordinance in conjunction with the Township's municipal civil infractions ordinance. l) Comply with the coordinated planning requirements of the Michigan Planning Enabling Act to enhance coordination with Manistee County and adjacent communities to advance the vision and goals stated in this Master Plan. 13) Future Land Use To promote the Township's vision for future land uses, the Township shall: a) Encourage landowners to recognize the rural character and natural resource base of Norman Township, and work with them to fit future development within the Township's existing character. b) Explore the creation of light industrial or manufacturing district(s) in appropriate portion(s) of the Township. c) Explore and consider the creation of a planned, commercial town center with shared access from and parallel to M-55 Highway in the vicinity of Forester and Steinberg Roads in Wellston. Such a commercial center will be established in accordance to a community-derived plan promoting a unique community identity or "brand." d) Support the continued, appropriate-scale commercial development of Dublin and Wellston on a small-town, compact community scale. e) Direct residential and commercial development to existing community centers and away from narrow strip lots along roadways. f) Encourage new mixed-use construction and the redevelopment of the existing compact community centers of Wellston and\ Dublin, and Norman Township Master Plan Revision 2015 Chapter 8 Page 8-14 August 2015 �encourage new clustered rural residential development. g) Foster the retention and future development of compact rural community centers with distinct identities within Wellston and Dublin areas. h) Consider and implement Complete Streets planning processes and design concepts in guiding future growth, especially within the community centers of Wellston and Dublin. i) Identify large contiguous parcels currently in active forest and/or farm use, and work with landowners to encourage conservation, sustainable development, and the retention of rural character if divided or developed. j) Direct growth in such a manner as to discourage sprawling land uses. k) Preserve the high environmental quality, quiet and dark night sky through land use regulation and Township planning and zoning procedures. 1) Work toward the improvement, enhancement and maintenance of the Crystal Lake Park within Norman Township. Refer to Appendix B for a copy of the Norman Township 2014 Future Land Use map. Norman Township Master Plan Revision 2015 Chapter 8 Page 8 - 15 August 2015 �Appendix A: Plants Native to Manistee County Scientific Name Common Name Evergreens Abies balsamea Balsam Fir Picea glauca White Spruce Picea mariana Black Soruce Pinus resinosa Red Pine Pinus strobus White Pine Tsuga canadensis Hemlock Juniperus Narrow Evergreens horizontalis Creeping Juniper Thuja occidentalis White cedar Lan:ie Deciduous Trees Acer rubrum Acer saccharum Betula alleghaniensis Betula nigra Betula papyrifera Fagus grandifolia Populus balsamifera Populus deltoides Populus orandidentata Populus tremuloides Quercus rubra Tilia americana Ulmus americana Ulmus rubra Small Deciduous Trees Amelanchier arborea Ostrva virginiana Prunus oensvlvanica Prunus serotina Large Evergreen Shrubs Small Evergreen Shrubs Larae Deciduous Shrubs Red Maole SuqerMaple Yellow Birch River Birch White Birch Beech Balsam Poplar; Hackmatack Cottonwood Largetooth or Bigtooth Aspen Quaking Aspen Red Oak Linden American or White Elm Red Elm Service berry Ironwood: Hophornbeam Pin or Fire Cherry Cherrv: Plum Taxus canadensis Larix laricina Ground-hemlock; Yew Tamarack Juniperus communis Common or Ground Juniper Acer soicatum Betula pumila Mountain Maole Dwarf Birch Alternate-leaved Camus altemiforlia Doi::iwood Silky Dogwood Comusamomum Camus racemosa Panicled Dogwood �Comus stolonifera Comus stolonifera var. Bailevi flex verticillata Lonicera canadensis Physocarpus opulifolius Prunus virginiana Rhamnus alnifolia Rhus typhina Sambucus canadensis Sambucus racemosa Viburnum aceifolium Viburnum cassinoides Small Deciduous Shrubs Alnus ruQosa Aronia prunifolia Caulophyllum thalictroides Corylus comuta Hamamelis virginana Myrica gale Nemopanthus mucronata Red-oiser Dogwood Bailev's Doowood Winterberrv Fly Honeysuckle Ninebark Choke Cherry Alder-leaved Buckthom Staghorn Sumac Common Elder Red-berried Elder Maple-leaved Viburnum Wild Raisin Speckled Alder Red Chokeberry Blue Cohosh Beaked Hazelnut Witch Hazel Bayberry Mountain Holly Flowering Polygala paucifolia Wintergreen Potentilla anserina Silverweed Potentilla argentea Silvery Cinquefoil Potentilla fruitcosa Shrubby Cinouefoil Potentilla norveQica RouQh Cinauefoil Potentilla palustris Marsh Cinouefoil Ground Cover Potentilla simplex Prunus pumila Salix Cordata Common Cinquefoil Sand Cherry Sand Dune Willow Pyrola elliptica Pyrola chlorantha Pvrola rotundifolia Pvrola asarifolia Chimaphllia Shinleaf Shlnleaf Shinleaf Shinleaf Wintergreen Arctostaphylos uvaursi Bearberry �Asarum canadense Wild Ginger Juniperus Creepin!l Juniper horizontalis Vaccinium oxvcoccos Small Cranberrv Vaccinium Low Sweet Blueberry anQustifolium Ammophila breviligulata Beach Grass Eriophorum Tawny Cotton-grass vir!linicum Vines Lonicera dioica Parthenocissus inserta Honeysuckle Virginia Creeper 0 �- Norman Twp: Future Land Use Map 0 ( 0.5 1 2 Miles - County Roads Streams [:::=J Lakes [fC.-=:il] Township Boundary c:=J Property Lines D sections w,$-, s Source: Manistee County Equalization and Planning Departments Michigan Center for Geographic Information, Dept of Information Technology. Map Prepared by Land Information Access Association, August 2014. 31 1 State Highway 1 , I , 1: Commercial Forest Production Manufacturing/Light Industrial Residential Rural Residential Rural Town Center Special and Unique 2 . ..;. . ~ ·! ·•d . . •• -12 c l~li ' []11\ 16 -' .JJ.A Gjs I ,,s~~~r I EzPW I~ z -c ' ~~ ~~ .. . . . 1611 ~ ~~~ ~ 114 . I a:: , :J 4l 0 C I" 13" 0 E ::, z 25 341 C I 36 .. :, "i\ IL_ Rd Future Land Use Map u ~ 0ci 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 Norman-Twp_Master-Plan_2015 Date A point or period of time associated with an event in the lifecycle of the resource 2015-08 Title A name given to the resource Norman Township Master Plan Revision 2015 Description An account of the resource The Norman Township Master Plan Revision 2015 is based upon the 2008 Master Plan and 2014 update. Subject The topic of the resource Master plan reports Norman Township (Mich.) Manistee 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/c03526c61dff6e46d26ac65e83841a75.pdf bf36df52636fe5ec3abf7cb827f14407 PDF Text Text �'✓ T A B L E I 0 F C O N T E N T S I PAGE I ARTICLE I ARTICLE II ARTICLE III I I I I I • ··1 • f: ·-;; t SHORT TITLE . . . . . . RULES AND DEFINITIONS. DISTRICTS, INTERPRETATIONS OF BOUNDARIES, AND APPLICATION . . . . Section l. Establishment of Districts Section 2. Rules For Interpretation of District Boundaries . . . . . . . Section 3. Application of Regulations Section 4. Annexation Zoning Procedure ARTICLE IV RESIDENTIAL USE . . . . . . Section l. R-lA Oni-Family Residential District Section 2. R-lB One-Family and Multiple-Family Residential District . . . . Section 3. R-2 Two-Family and Multiple-Family Residential District . . ARTICLE V BUSINESS USE . . . . . Section l . L-B Local Business District Section 2. G-B General Business District . Section 3. H-B Highway Business District ARTICLE VI INDUSTRIAL USE . . . . . Section l. I-Industrial District . . . . ARTICLE VII SUPPLEMENTARY REGULATIONS . . . . . . Section 1. ft"Exceptions, Additions or Modifications Section 2. Transition Requirements . Section 3. Off-Street Parking . . . Sect-ion 4 . Off-Street Loading Section 5. Fences and Screening Section 6. .Signs . . Section 7. Non-Conforming Uses . Section 8. Planned Unit Development ARTICLE VIII ENFORCEMENT . Sect1.on l . Permits and Certificates THE ZONING BOARD OF APPEALS ARTICLE IX Section 1. Creation Section 2. Rules, Powers and Duties Section J. Action of the Board . Section 4 . Authority . Section 5. Appeals for Variations, How Taken Section 6. Special Uses Petitions for Special Use, How Taken Section 7. AMENDMENT, VIOLATION AND PENALTY, ARTICLE X VALIDITY . Section l. Amendment V1.olation and Penalty Section 2. Validity Section J. Repeal of Conflicting Ordinances Sect1.on 4. Adopt 1.on Sect1.on 5. *~~-~~ 1 1 19 19 19 20 20 21 21 25 25 29 29 31 33 35 JS 43 43 46 47 49 49 50 54 55 57 57 59 59 59 59 60 60 62 62 65 65 65 66 GG 66 f>~4Co �I I ! I I I i I I ORDINANCE NO. 224 AN ORDINANCE REGULATING AND RESTRICTING THE SIZE OF BUILDINGS; THE SIZE OF YARDS, COURTS, AND OTHER OPEN SPACES; THE DENSITY OF POPULATION; THE LOCATION AND USE OF BUILDINGS AND LAND FOR TRADE, INDUSTRIAL, RESIDENTIAL, AND OTHER PURPOSES; CREATING DISTRICTS FOR SAID PURPOSES AND ESTABLISHING THE BOUNbARIES THEREOF; PROVIDING FOR CHANGES IN THE REGULATIONS, RESTRICTIONS, AND BOUNDARIES OF SUCH DISTRICTS; ESTABLISHING A BOARD OF APPEALS; IMPOSING PENALTIES FOR ITS VIOLATION, ANO REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES I~ CONFLICT HEREWITH; NOW, THEREFORE: BE IT ORDAINED BY THE CITY OF NILES: ARTICLE I - SHORT TITLE This ordinance shall be known, cited, and referred to as "THE ZONING ORDINANCE OF NILES, MICHIGAN". ARTICLE II - RULES AND .DEFINITIONS . In the construction of this ordinance, the rules and definitions cont~ined in this section shall b~ observed and applied, except when the context clearly indicates otherwise: A. i: ~ B . Word~ used in the present tense shall include the future tense; and words used in the singular number shall include the plural number, and the plural the singular. The word "shall" is mandatory, not discretionary. C. The word "may" is permissive. D. The word "lot" shall include the . words "tract" and "parcel"; the word "building" includes ·all other structures of ·every kind regardless of similarity tQ buildings; and the phrase "used for" shall include the phrase "arranged for", "designed for", "intended for", "maintained for", and "occupied for", E. The word "person" includes a corporation, firm partnership, or similar, as well as an individual. F. All measured distances shall be to the nearest integral foot. (If a fraction is one-half foot or less, the· ·1~E~~~~l - foot next below shall be taken). - 1 - �·/ , G. Parenthetical words or state~ents are integral parts of the definitions in which they are located. I H. Any words not defined as follows shall be construed in their general accepted meanings as defined by Webster's Dictionary. I Accessory BuiZding or Use ' I I An accessory building or use is one which: fI a. is subordinate to and serves a principal building or principal use; II b. is subordinate in area, extent, or purpose to the principal building or principal use served; c. contributes to the com~ort, convenience, or necessity of occupants of the principal building or principal use served; d. is located on the same lot as the principal building or principal use served, with the single exception of such accessory off-street parking facilities as are permitted to locate elsewhere than on the same lot with the building or use served. I ! ,,. I I Advertising Device An advertising sign, billboard, or poster panel which directs attention to a business, commodity, service, or entertainment not exclusively related to the premises where such sign is located or to which it is affixed; but does not include those advertising signs, billboards, or poster panels which direct attention to the business on the premises or to a brand name of a product or commodity with which the business is specifically identified and which is sold on the premises. A ZZey public right-of-way which normally affords a secondary means of access to abutting property. A AZteration A change in size, shape, character, occupancy, or use of a building or structure. AZteration, Structural, • Any change in the supporting me mbers of a building such as bearing walls, columns, beams or girders . Animal, Hospital, A building or portion thereo f designed or used for the care, observation, or treatment of domestic animals. - 2 - �/1!,l()f110h/i .. i. :;11 .1: .... ., II A building, or portion thereof, containing fa~ilitics for washing more than two (2) automobiles, using production line methods with a chain conveyor, blower, steam cleaning device, or other mechanical devices. [ I A building or portion thereof or premises used for dispensing, or offering for sale at retail, gasoline when stored only in underground tanks, kerosene, lubricating oil or grease, for operation of automobiles, and where tires, batteries, and similar automobile accessories may be offered for sale on the premises at retail, including minor services and installations customarily incidental thereto; and facilities other than an automobile laundry, for washing cars, only if enclosed in a building. Automobile service stations do not include open sales lots as defined herein. r I I I Automobile Wreckino Yard • An area of land where three or more motor vehicles, or vehicles, machinery, or equipment drawn or operated by attaching to motor vehicles or mechanical unit - not in running or operable condition, or parts thereof, are stored in the open; and any land, building or structure used for wrecking or storing of such motor vehicles, vehicles, machinery, or equipment or parts thereof . 0wnin£) A rooflike mechanism, retractable in operation, and covered with flexible, material, which projects from the wall of a building. Basement . ...,. :· A story partly underground but having more than one-half of its clear height below finished grade. (see grade) Block A tract of land bounded by _ streets, or by a street or streets and any combination of boundar'y 1 ines or public or ins ti tu tionallyowned lands, railroads rights-of-way, rivers and lakes and other lines of demarcation. Board THE ZONING BOARD OF APPEJ\LS, • NILES, MICHIGAN. !3uildir;g A structure built for th e support, enclosure, shelter, or protection of persons, animals, chattels, or movable property of any kind, and which is permanently affixed to the land. - 3 - �1 :1 .. '. ~ :i ,......-.._, /, II A building, or portion thereof, co11taining f~cilitics for washing more than two (2) automobiles, using production line methods with a chain conveyor, blower, steam cleaning device, or other mechanical devices. Il [I I I I .' A building or portion thereof or premises used for dispensing, or offering for sale at retail, gasoline when stored only in underground tanks, kerosene, lubricating oil or grease, for operation of automobiles, and where tires, batteries, and similar automobile accessories may bG offered for sale on the premises at retail, including minor services and installations customarily incidental thereto; and facilities other than an automobile laundry, for washing cars, only if enclosed in a building. Automobile service stations do not include open sales lots as defined herein . Automobile Wreckina Yari An area of land where three or more motor vehicles, or vehicles, machinery, or equipment drawn or operated by attaching to motor vehicles or mechanical unit - not in running or operable condition, or parts thereof, are stored in the open; and any land, building or structure used for wrecking or storing of such motor vehicles, vehicles, machinery, or equipment or parts thereof. Cnin0 A rooflike mechanism, retractable in operation, and covered with flexible, material, which projects from the wall of a building. Basement A story partly underground but having more than one-half of its clear height below finished grade. (see grade) Block A tract of land bounded by streets, or by a street or streets and any combination of boundary lines or public or institutionallyowned lands, railroads rights-of-way, rivers and lakes and other lines of demarcation. Board THE ZONING BOARD OF APPEALS, N l.LI.::S, MlCIIIGAN. !Juildir.g structure built for the support, enclosure, shelter, or protection of persons, animals, chattels, or movable property of any kind, and which is permanently affixed to the land. A '- 3 - �11 •· · b. two-family dwellings; c. single-family or two-family attached and semi-detached dwellings developed initially under single ownership or unified co0tr~l; d. multiple-family dwellings. The cubic content of a building 1.n relation to toe area of the building site. An occupation, employment, or enterprise which occupies time, attention, labor, and materials; or wherein merchandise is exhibited or sold, or where services are offered. CarDo rl An open-sided roofed automobile shelter, formed by extension of the roof from the side of a building. !I I Certificate of Oceupancy A certificate stating that the occupancy and the use of land or a building or structure referred to therein complies with the provisions of this ordinance. Clinic, Medical or Dental A building or portion thereof, the principal use of which is for offices of an organization of physicians or dentists or both. Cl ub I. o r Lo,::.' g e , Pr i v a t e A non-profit association of persons, who are bonafide members paying annual dues, which owns, hires, or leases a building, or portion thereof; the use of such premises being restricted to members and their guests. The affairs and management of such "private cluo or lodge" are conducted by a board of directors, executive commit tee, or sim-. i,lar body chosen by the members. It shall be permissible to serve food on such premises. The sale of alcoholic beverages to members and their guests shall be permitted provided it is secondary and incidental to the promotion of some other common objective of the organization. Commissinn THE CITY PLANNING COMMISSION OF NILES, MICHIGAN. ComDacl Home A portable structure, designed for permanent occupancy, twenty (20) feet or more wide and forty-five (45) feet or more long, with the four (4) outside walls supported by a permanent foundation. - 5 - �- Any building or structure which: I I a. complies with all the regulations of this ordinance or of any amendment hereto governing the zoning district in which such building or structure is located; b. is designed or intended for a conforming use. [ I r I f, I I I I Controlled Access Highway A trafficway, including freeways, expressways, and other arterial streets, in respect to which owners or occupants of abutting property or lands and other persons have no legal right of access to or from the same, except at such points only and in such manner as may be determined by the public authority having jurisdiction over such traffic way. '· Court I 'e I .I I An open unoccupied space bounded on two or more sides by the exterior walls of a building or exterior walls and lot lines. Curb Leve"i., The level of the established curb in front of such building measured at the center of such front. (Where no curb level has been established, the pavement elevation at the street center line similarly measured, or the mean elevation of the finished lot grade immediately adjacent to a building shall be considered the "curb level") . District A geographical area within which certain uniform regulations and requirements or various combinations thereof apply under the provisions of this ordinance. Drive-in Establishment An establishment which offers merchandise, service or entertainment to persons in motor vehicles. Dwelling A permanent building, or portion thereof, designed or used exclusively for residential occupancy, including single-family dwellings, two-family dwellings, and multiple-family dwellings, but not including hotels, mot e ls, or lodging houses. Dwelling (Attached) A dwelling which is joined to another dwelling by party walls. - 6 - �Dwelling lln_i_f:_ II II One or more rooms which are arranged, designed, or used as living quarters for one family only, and having a kitchen. Dwelling, Singl e -Far::il_1, A building containing one dwelling unit only. Dwelling, Two-Family A building containing two dwellings units only. Dwelling, Multipl e - Fam i ly A building containing three or more dwelling units. Efficiency Unit A dwelling unit consisting of one principal room exclusive of bathroom, hallway, closets, or kitchen and dining alcove directly off the principal room. Eleemosynary Institution A building or group of buildings devoted to public service and supported by a not-for-profit organization. Es tab l is hm en t, 8 us in es s A place qf business carrying or operations, the ownership and management of which are separate and distinct from those of any other place of business located on the same lot. Direct access to each "business establishment" shall be separate and distinct access to any other business establishment, and in no case shall there be access to one such establishment from within another such establishment. Family One or more persons each related to the otner or adoption, or a group of not more than four so related, maintaining a common household in family may include not more than two roomers, manent guests - whether or not gratuitous. by blood, marriage, (4) persons not all a dwelling unit. A boarders, or per- Farm An area used for agricultural operations including truck gardening, forestry, tree or plant nursery but exclusive of the production of livestock and poultry. - 7 - �Floor· Area I I I I I I The sum of the gross horizontal areas of the several floors of the building measured from the exterior faces of the exterior walls or from the center line of walls separating two buildings. The "floor area of a building" shall include the basement floor area when more than one-half of the basement height is above the established curb level; elevator shafts, and stairwells at each floor, floor space used for mechanical equipment, (except equipment, open or enclosed, located on the roof), penthouses, attic space having headroom of seven .feet, ten inches (7' 10") or more, interior balconies and mezzanines, enclosed porches, and floor area devoted to accessory uses. The "floor area" of structures devoted to bulk storage of materialsincluding, but not limited to, grain elevators and petroleum storage tanks - shall be determined on the basis of the height of such structure in feet; ten· (10) feet in height shall be deemed to be equal to one floor (if a structure measures more than five (5) feet over such floor equivalent, it shall be construed to have an additional floor). Floor Area of a Building (For determining off-street parking and loading requirements) The sum of the gross horizontal areas of the several floors of the building, or portion thereof, devoted to a specific use; including accessory storage areas located within selling or working space such as counters, racks or closets; and any basement floor area devoted to retailing activities, to the production Dr processing of goods, or to business or professional offices. Frontage (of a block) All of the property fronting on one side of a street. Fr o ntage (of a lot) All the property of such lot fronting on a street, as measured between side lot lines. Garage, Private An accessory building or an accessory portion of the principal building, including a carport, which is intended for or used for storing the private passenger vehicles of the family or families resident upon the premises, and in which no business, service, or industry connected directly or indirectly with the automotive vehicles is carried on, provided that not more than one-half of the space may--·be rented for-- the -private passenger vehicles of persons not resident on the premises, except that all the space in a garage of one or two-car capacity may be so rented. - 8 - �Garage, !'u.l•lic Any building where automotive vehicles are pointed, repaired, rebuilt, reconstructed, or stored for compensation. Garage, Storage A building or premises used for housing only of motor vehicles pursuant to previous arrangements and not by transients; and where no equipment or parts are sold, and vehicles are not rebuilt, serviced, repaired, hired, or sold, except that fuel, grease, or oil may be dispensed within the building to vehicles stored therein. Grade The average level of the '. ~inished surface of the ground adjacent to the exterior walls of the building or structure. ~ ·;¥;,,iie~.Occura ti~·,; . Any occupation or profession carried on by a member of the immediate family residing on the premises, in connection with which: a. there is used no sign or display except as permitted by this ordinance that will indicate from the exterior that the building is being utilized in whole or in part for any purpose other than that of a dwelling; · b. there is no commodity sold upon the premises which is not produced on the premises, c. and no person is employed other than members of the immediate family residing on the premises. (Beauty and barber shops, tea rooms, tourist home, or boarding house shall not be considered home occupations) Motel A building or a group of quildings containing rooms intended or designed to be used or which are used, rented, or leased to be occupied or which are occupied for sleeping purposes and which is open to transient guests, in contradistinction to a boarding or lodging house. Hotel, Apartment A hotel in which at least sixty ( 60) percent of .the hotel accom-_. modations are occupied by permanent guests. �Incompatible lf.<;e I I I I ( I I I i I I A use or service which is incapable of direct,association with certain other uses because it is contradictory, incongruous, or discordant. Junk Yard An open area where waste or scrap materials are bought, sold, exchanged, stored, baled, packed, disassembled, or handled, including but not limited to scrap iron and other metals, paper, rags, rubber tires, and bottles. A "junk yard" includes an auto wrecking yard, but does not include uses established entirely within enclosed buildings, nor does it include an establishment engaged only in the processing of scrap iron or other metals to be sold specifically for the manufacture of steel or metal alloys. Kennel Any premises or portions thereof on which more than four (4) dogs, cats, or other household domestic animals over four (4) months of age are kept, or on which more than two (2) such animals are maintained, boarded, bred, or cared for, in return for remuneration, or are kept for the purpose of sale. Lodging House . I I I A residential building, or portion thereof - other than a motel, apartment hotel, or hotel - containing lodging rooms for accommodation of five (5) or more persons who are not members of the keeper's family and where lodging or meals or both are provided by prearrangement and for definite periods. Lodging Room A room rented as sleeping and living quarters, but without cooking facilities and with or without an individual bathroom. (In a suite of rooms without cooking facilities, each -room which provides sleeping accommodations shall be counted as one (1) "lodging room" for the purposes of this ordinance). Lot Any tract, parcel or other land however designated held under separate ownership but not including farms. Lot of Record A lot which is part of a subdivision, the plat of which has been recorded in the office of the Co unty Recorder, or a parcel of land, the deed to which was rec o rded in the office of said Recorder prior to the adoption of this ordinance. - 10 - �' lot, '/,unir:g A single tract of land located within a singl~ block, which (at the time of filing for a building permit) is designated by its owner or developer as a tract to be used, developed, or built upon as a unit, under single ownership or unified control. (A "zoning lot" may or may not coincide with a "lot of record".) lol, Corner A lot situated at the intersection of two streets, the interior angle of such intersection not exceeding 135 degrees. (The narrowest part of a lot having frontage on a street is the front of the lot.) lot Coverage '· The percentage of the lot area covered by the building area. lot, Reversed Corner A corner lot where the side lot line adjoining a street is substantially a continuation of the front lot line of an adjacent interior lot. ,,,. Lot) Through A lot having a frontage on two non-intersecting streets as distinguished from a corner lot. (Both street lines shall be deemed front lot lines) Lot Area~ ,.;... Gross The area of a horizontal plane bounded by the front, side, and rear lot lines, but not including any area occupied by the waters of a lake, river, or flood plain area. Lot Depth The average distance between the front lot line and the rear lot line of a lot. Lot Width The distance between the side lot lines of a lot measured at the building line. Lot Line, Front That boundary · of a lot which is along an existing or dedicated public street, or where no public street exists, is along a public way; where such public way is not a dedicated street the rightof-way of such public way shall be deemed to be sixty (60) feet, unless otherwise provided. l - 11 - �1 That boundaq, of a l(J~- ·.v'.11 '--· !: is ::-.o s·_ :i1s !:: <1 :1:.. :ror:1, c1r.c 1s, or 1s most nearly, parallel to, the front lo!:: line. L i nc , Lo l .'; i ,: c Any boundary of a lot which 1s ~o!:: a front o r rear lot line . .'-tar :1uec or Ca,;o:. ;, r I I A roof-like structure of c1 ?ermc1nent nature \~·!1ich projects from the wall of a building and may ove~hang into a required yard. A portable structure ten (10) feet or more wide anJ thirty (30) fe~t or more long and desiijned for permanent occupancy as a residence. A lot, parcel, or tract of land d9v~lo~ed wi!::h facilities for accommodating two or :nore mobile homes - j)rovided each .mobile home contains a kitchen, flush toilet, and shower or bath. Such park shall be used only by non-trar.sient dwellers remaining continuously for more than one month, whether or not a charge is made. (It shall not include a sales lo!:: in which automobiles or unoccupied trailers or mobile homes are ?arked for the purpose of inspection or sale) 1•1o t:.. o r Vei-..1:clr:: A passenger vehicle, truck, truck-trailer, ~r semi-trailer propelled or drawn by mechanical power. Nameplate Non-illuminated sign flush with the front of the building indicating the name or address of a building, or the name of an occupant thereof and the practice~~ a permitted occupation therein. A building or structure which: a. does not comply with all of the regulations of this ordinance or of any amendment hereto governing bul k for the zoning district in which such building o r structure is located; b. is designed or intended for a non-conforminy use. - 12 - �A use of land, builc.lings, or structures whichI docs not comply with , all of the regulations of this ord1nuncc or of any amendment hereto governing use for the zoning district in which such use is located. I That which is ca?ablc of causing injury to living organisms by chemical reaction or is capable of causing detrimental effects upon the physical or c=onomic well-being of individuals. I Odorous Matter Matter or material that yields an odor which is offensive in any way. Open Sale:, l.,ct /~~ Land used or occupied for the purpose of buying or selling merchandise stored or displayed out-of-doors. (Such merchandise includes, but is not limited to, passenger cars, trucks, motor scooters, motorcycles, boats, and monuments). ✓.J ~ ,~~O Particulate ~atter Dust, smoke, or any other form of air-borne pollution in the form of minute separate particles. Planned Unit Development I A tract of land developed under single ownership or control, the development of which is unique and of a substantially different character than that of surrounding areas. Property Lines Those bounding a lot. Reservoir Parking Those off-street parking spaces allocated to automobiles awaiting entrance to a particular establish~ent. Rest Home (or nursing home) A private home for the care of children or the aged or infirm, or a place of rest for those suffering bodily disorders. Ringelmann Ch~rt One which is described in the U.S. Bureau of Mines Information Circular 6888, and on which are illustrated graduated shades of gray for use in estimating the light-obscuring capacity of smoke and smoke density. - 13 - �Ii 5 ii"' F I: "' . Ringelmann Hum~er Designation of the area on the Ringelmann Chart that coincides most nearly with ~he visual density of emission or the lightobscuring capacity of the smoke. Setback The minimum horiz : ntal distance between the front line of a building or structure and the front property line. A name, identification, description, display, or illustration which is affixed to, or represented directly or indirectly upon a building, structure, or piece of land and which directs attention to an object, product, place, activity, person, institution, organization, or business. A "sign" shall not include: a. the display of official court or public office notices; b. the flag, emblem, or insignia of a nation, political unit, school, or religious group; nor c. one located completely within an enclosed building, except signs located behind window areas intended to be viewed from outside the building. Sign, Advertising A sign which directs attention to a business, commodity, service, or entertainment not exclusively related to the premises where such sign is located or to which it is affixed. Sign, Business ::. it; : ~ A sign which directs attention to a business or profession or to a commodity, service, or entertainment sold or offered upon the premises where such sign is located or to which it is affixed. Sign, Flashing An illuminated sign on which the artificial light is not maintained stationary or constant in intensity and color at all times when such sign is in use. (A revolving, illuminated sign shall be considered to be a "flashing sign'') . Sign, Gross Area Of The entire area within a single continuous perimeter encl·osing the extreme limits of such sign a nd in no case passing through or between any adjacent elements of same. (Such , perirneter shall not include any structural elements lying outside the limits of such sign and not forming an inte g r a l part of the ~display) - 14 - l , j j j J 1 �Smoke Ur:i: The number obtained when the smoke t.lensity in 1 Ringclmann Number is multiplied by the time of emission in minutes. (For the purpose of this calculation: a. a Rihgelmann density reading shall be made at least once a minute during the period of observation; b. each reading is then multiplied by the time ir. minutes during which it is observed; c. the various products are then added together to sive the total number of smoke units observed during the entire observation period). Sound Level Me ter An instrument standardized by the American Standards Association for measurement of the intensity of sound. Sp e cial Exception A use not classifiable in the customary zoning districts; or a use which may not under circumstances be inharmonious in zoning d±stricts where not normally permitted; or a use requiring special consideration of its probable effect upon property and uses in its vicinity, which nevertheless may be permitted in specific controlled situations in accordance with the terms of this ordinance. Stable, Private A building or structure which is located on a lot on which a dwelling is located, and which is designed, arranged, used, or intended to be used for housing not more than two (2) saddle horses or ponies primarily for the use of occupants of the dwelling, but in no event for hire . _, . Story That portion of a building.included between the surface of any floor and the surface of the floor next above or if there is no floor above, the space betw·e en the floor and the ceiling next above. (A basement having more than one-half the clear floor-toceiling height above grade shal _l be considered a "story". St o ry, Half A space uncier a sloping roof which has the line of intersection of a ~oof decking and wall, not more than three (3) feet above the t op level of the story below. ( In such space, not more than sixty (60) percent of the floor a re a is completed for a principal o r accessory use). - 15 - �-A----- -- - - r •·· • •• --•• ~ _._ - • ... • I Street I I I A partially or fully improved public right-of~way which requires more oi less permanent location on the ground or attached to something having a permanent location on the ground, except public utility communication and electrical transmission lines and equipment and facilities supporting the same and/or incidental thereto. I Structure structure means a combination of materials other than a building to form a construction that is safe and stable and includes among other things stadiums, platforms, radio towers, sheds, storage bins, fences, and display signs. A Structural Alteration A change, other than incidental repairs, which would prolong the life of the supporting members of a building, such as the addition, removal, or alteration of bearing walls, columns, beams, girders, or foundations. Tourist Camp A parcel or tract of land containing facilities for locating three (3) or more trailers or mobile homes, and for use only be transients remaining less than one month, whether or not a charge is made. (Not including an open sales lot in which automobiles or unoccupied trailers are parked for the purposes of inspection or sale). Tourist Home A dwelling in which sleeping rooms are provided or offered to transient guests for compensation. (Not including a hotel, apartment hotel, or motel). Trailer A vehicle, house car, camp car, or any portable or mobile vehicle on wheels, skids, rollers, or blocks, either self-propelled or propelled by any other means, which is used or designed to be used for dwelling, lodging,·· commercial, or agricultural purposes. Use (of property) The purpose or activity for which the land or building thereon is designed, arranged, or intended, or for which it is occupied or maintained. (Includes any manner of performance of activity of operation with respect to the preformance standards of this ordinance). Use, Principal The main use of land or buildings as distinguished from a subordina t e or a cc es so r y use . ( May be e i th e r p e rm i t t e d or spec i a 1 II II II 11 ) - 16 - • �Use Permitted A use which may be lawfully established in a particular district or districts (provided it conforms with all requirements, regulations, and performance standards, if any, of such district). II Use, Special A use (either public or private) which, because of its unique characteristics, cannot be properly classified as a permitted use in any particular district or districts. ! I Variance A minimum departure from the strict application of the specific requirements of this ordinance granted by the Board in accordance with the terms of this ordinance for the purpose of assuring that no property, because of special circumstances applicable to it, shall be deprived of privileges commonly enjoyed by other properti~s in the same vicinity or district. Wholesale Establishment A business establishment engaged in selling to retailers or jobbers rather than consumers. Yard An open space on the same lot with a building or structure, unoccupied and unobstructed from its lowest level to the sky, except as otherwise permitted. (A "yard" extends along a lot line, and to a depth or width specified in the yard requirements for the zoning district in which such lot is located). Yard, Front A yard extending along the full length of the front lot line between the side lot lines. Yard, Rear A yard extending along the full length of the rear lot line between the side lot lines. Yard, Side A yard extending along a side lot line from the front yard to the rear yard. Yard, A Corner Side side yard which adjoins a public street, road or highway. - 17 - �. , Yard i Interior Sid e A side yard ~hich is located immediately adjacent to another lot or to an alley separating such side yard from another lot. I Yard Transitional A yard which must be provided on a lot in a Business District which adjoins a lot in a Residential District, or a yard which must be provided on a lot in a Industrial District which adjoins a lot in either a Residential or Business District. Zoning District or District A section or sections of the territory of THE CITY OF NILES for which the regulations and requirements governing use, lot, and bulk of buildings and prem~ses are uniform. I i - - 18 - �I ARTICLE I I l I DISTRICTS, INTERPRETATIONS OF BOUNDARIES, and APPLICATION I I I. j I ' Section 1. ESTABLISHMENT OF DISTRICTS For the purpose of promoting the public health, safety, and general welfare of the community, the CITY OF NILES is hereby divided into the following districfs: R-lA Single-Family Residential District R-lB Single-Family Residential District R-2 Two-Family and Multiple-Family Residential District L-B Local Business District G-B General Business District H-B Highway Business District I Industrial District Said districts are bounded and defined as shown on a map entitled "ZONING MAP - CITY OF NILES, MICHIGAN" which, with all explanatory matter thereon, is hereby made a part of this ordinance. Section 2. RULES FOR INTERPRETATION OF DISTRICT BOUNOARIES Where uncertainty exists with respect to the boundaries of any of the aforesaid districts as shown on the zoning map, the following rules shall apply: 1. Where district boundaries are so indicated that they approximately follow lot lines, such lot lines shall be construed to be said boundaries. 2. Where district boun~aries are so mately parallel the street lines lines of highways, such d1str1ct as being parallel thereto and at indicated on the zoning map. If dimension shall be determined by on said zoning map. 3. Where the boundary of a d1str1ct follO\-JS a railroad . r1ghtof-way, such boundary shall be deemed to be located midway between the main tracks of sa1d railroad right-of-way. - 19 - indicated that they approxiof streets, or right-of-way boundaries shall be construed such distance therefrom as no distance is given, such the use of the scale shown �4. Where the boundary of a district follows a stream, said boundary line shall be at the center of the stream. Section 3. APPLICATION OF REGULATIONS Except as herein provided: 1. No building or lan_d shall hereafter be used or occupied and no building or part thereof shall be erected, moved or altered unless in conformity with the regulations herein specified for the district in which it is located. 2. No building shall hereafter be erected or altered: a. to exceed the height; b. to accommodate or house a greater number of families; c. to occupy a greater percentage of lot area; d. to have narrower or smaller rear yards, front yards, side yards or outer courts, than are specified herein for the district in which such building is located. 3. No part of a yard or other open space required about any building for the purpose of complying with the provisions of this ordinance shall be included as a part of a yard or other open space similarly required for another building. 4. Every building hereafter erected shall be located on a lot as herein defined. In UQ_£a§e shall there be _mo_~-~ -- :th~.!l...QD-~ res.i_-:dential buildin~9--~.t: -~.....9.~~es~1?u~~9ings on a __lot. Multiple dwellings or group housing may be considered as one main residential building . Section 4. ANNEXATION ZONING PROCEDURE Land annexed to the- c~ty shall be appropriately zoned coincident with the approval of the annexation. In event the zoning classification has not been determined at the time of the annexation, the zoning district or districts shall be established within 90 days of the date of annexation by ordinance. No construction shall be permitted within the 90 day period. - 20 - �ARTICLE IV - RESIDENTIAL USE R-lA Section 1. A. ONE-FAMILY RESIDENTIAL DISTRICT Purpose This district is to consist of single detached dwellings set on large building lots. Non-residential uses would be restricted to those community facilities serving the recreational, religious and educational needs of the residents. B. Uses Permitted The following regulations shall apply in all R-lA Districts: :· l l. One-family dwellings 2. Churches or similar places of worship, parish- house, convent 3. Elementary schools, high schools, and institutions for higher education, not conducted for profit. 4. Public and educational uses 5. Parking area where the area adjoins a business or industrial zone, provided that such transitional use does not extend more than sixty (60) feet from the boundary of such zones. 6. Golf courses and country clubs I :. • 7 . Farms 8 . 9ustomary home occupations provided that there shall be no · external evidence of such occupations, except an announcement or sign not exceeding one square foot in area, flush with the front of the building, provided that no such sign shall be illuminated. 9. 10. Customary accessory uses and buildings including private garages provided such uses do not include any activity commonly conducted for gain. Any accessory building shall be located on the same lot with the principal building. The following special use if the location and number of animals 1 to be housed is first recommended by the Board and approved by the Council: a. Private stables located no closer than 50 feet from the property line. - 21 - �·--- C. -- --·- - -- -Building Height Limit Two and one-half (2-1/2) stories but not exceeding thirtyfive (35) feet. I I D. Required Lot Area and Width Residential lots shall have a minimum width at the building line of one hundred (1001 feet and a minimum area of fifteen thousand (15,000) square feet. I I E. :i. Yards Required Each lot shall have front, side and rear yards, not less than the following depths or widths: 1. 2. Front Yard Depth a. On existing federal or state highways, a distance of sixty (601 feet. b. On other streets, a distance of forty (40) feet. Side Yard Width Not less than ten (101 feet; but the sum of two side yards shall be not less than twenty (20) percent of the width of the lot or twenty (201 feet, whichever is greater provided that the total of the two side yards need not be greater than thirty (30) feet. 3. Rear Yard Depth Twenty (20) percent of lot depth, but such yard need not exceed forty (40) feet. F. Percentage of Lot Coverage All buildings including accessory buildings shall cover not more than twenty-five <25) percent of the area of lot. G. Building Size No one story area of less feet, and no ground floor H. dwelling shall be erected having a ground floor than one thousand two hundred (1,200) square two-story dwelling shall be erected having a area of less than nine hundred (900) square feet. Off-Street Parking Off-street parking requirements shall be in accordance with the provisions 1set forth in Article VI I, Section J of this ordinance. - 22 - �Section 2. A. R-1 I3 ONE-FAMILY RESIDENTIAL DISTRICT Purpose This district is to consist of single-family detached dwellings set on medium-sized lots. Non-r e sidential uses in this district would be similar to those permitted in the R-lA District. B. Uses Permitted The following regulations sh a ll apply in all R-18 Districts: C. l. One-family dwellings 2. All uses permitt e d Building Height Limit . Two and one-half five (35) feet. D. in the R-lA District. ( 2-1/ 2) stories but not exceeding thirty- Required Lot Area and Width Residential lots shall have a minimum width at the building line of sixty (60) feet and a minimum area of seven thousand five hundred (7,500) square feet. E. • I Yards Required l. 2. Front Yard Depth a. On existing federal or state highways, a distance of fifty (50) feet. b. On other streets, a distance of thirty (30) feet. Side Yard Width Not less than six (6) feet; but the sum of two side yards shall be not less than twenty (20) percent of the width of the lot or tw~lve (12) feet, whichever is greater, provided that the total of the two side yards need not be greater than eighteen (18) feet. 3. Rear Yard Depth Twenty (201 -~ercent of lot depth, exceed thirty (JO) feet. F. but such yard need not Percentage of Lot Coverag e All buildings including accessor y buildings shall cover not more than thirty (JO) percent of the a rea of lot. - 23 - �G. No one story ·ctwelling shall be erected having a ground floor area of less than nine hundred (900) square feet, and no two story dwelling shall be erected having a ground floor area of less than seven hundred twenty (720) square feet. I I i l I Building Size H. Off-Street Parking Off-street parking requirements shall be in accordance with the provisions set forth in ArticleVII, Section 3 of this ordinance. ·I •, • . '1 ·•,•· ·' \ \ - 24 - �- ...,.:... - • Section 3. A. R-2 :: •'-.· . . - .. . -:.. ........... -. - ---- TWO-FAMILY ANO MULTIPLE-FN~ILY RESIDENTIAL DISTRICT Purpose This district is to consist of single-family, two-family and multiple-family dwellings set in a medium density living environment. In addition to the uses allowed in the previous single-family district, tourist homes, clubs and lodges can be located in the district. If first permitted by the Board, doctor's offices, hospitals, nursing and convalescent homes and mobile home parks are also allowable in R-2 Districts. B. Uses Permitted The following regulations shall apply in all R-2 Districts: r \ 1. All uses permitte,d in the R-18 District 2. Two-family and multiple-family dwellings 3. Tourist homes 4. Clubs and lodges 5. The following special uses if their location is first approved by the Board: a. Hospital or sanitarium for the treatment of human ailments b. Doctor's offices c. Nursing and convalescent homes d. Mobile Home Parks Mobile home parks on a lot not less than five (5) acres in area and each mobile home site not less than 3,000 square feet in area with an average of all sites being not less than forty (40) feet in width, and accessory uses, buildings or structures such as a community center, and buildings for laundry and office facilities provided that they are located, designed and intended to serve primarily residents of the park, such buildings shall not occupy more than ten (10) percent of the total area of the park and present no visible evidence of their commercial nature to areas outside the park. There shall be a park or playground area equal to at least eight (8) percent of the park area. T~e park shall provide front, side an~ rear yards having a depth or width of rioc less than forty (40) feet, and containing no obstruction except trees and shrubs. The minimum distance between the mobile homes shall be twenty (20) feet. Sanitary sewage, storm sewer, and water systems, service drives, I I \ - 25 - �_,_. r~ - ~ ' ::_ off-street parking equal to at least one and one-half (1-1/2) spaces for each mobile home, grading and landscaping, buildings, and other improvements, shall be constructed in accordance with development plans and specifications approved by the Board. No mobile home shall be nearer than seventy-five (75) feet to the right-of-way of a numbered highway nor nearer than fifty (50) feet to a city street. Each mobile home site shall be provided with a stand of either a solid concrete slab or two concrete ribbons of a thickness and size adequate to support maximum anticipated loads. If ribbons are used, the area between them shall be filled with a layer of cxushed rock or similar material. Enclosed storage facilit1es shall be provided and available to all residents. All exterior lights shall be located and shielded to prevent direct illumination outside the park. All refuse containers shall be screened from view. A dense green belt of evergreen trees not less :~han si x (6) feet in height after two (2) growing seasons, shall be located and maintained along all park boundaries. Streets shall be paved with an all weather, hard surface material, being concrete or macadam, and satisfactorily maintained. I \. C. Building Height Limit Two and one-half (2-1/2) stories but not exceeding thirty-five (35) feet for single and two-family dwellings and three (3) stories but not exceeding forty-five (45) feet for multiplefamily dwellings. Subject to the approval of the Board, the height may exceed the forty-five (45) foot limitation by increasing the front and side yard depth one (1) foot for each additional three (3) feet of height. .,,·· l D. Required Lot Area and Width No dwelling shall be established on a lot having a width of less than fifty (50) feet and an area of not less than six thousand (6,000} square feet. Lot area requirements shall be six thousand (6,000) square feet for all one-family dwellings, three thousand (3,000) square feet per family for two-family dwellings and one thousand (1,000) square feet per family for multiplefamily dwellings. E. Yards Required 1. Front Yard Depth A distance of not less than twenty l_ l· l ~;·;; 2. ( 20) feet. Side Yard Width Not less than five (5) feet; but the sum of two side yards shall be not less than twenty (20) percent of the width of the lot or ten (10) feet, whichever is greater, provided that the total of the two side yards need not be greater than twenty (20) feet. - 26 - �3. Rear Yard Depth Twenty (20) percent of lot depth, but such yard need not exceed twenty-five (25) feet. F. Percentage of Lot Coverage Lot coverage by all buildings including accessory buildings shall not exceed thirty (30) percent of the lot area for single and two-family dwellings and forty (40) percent of the lot area for multiple-family dwellings and non-residential structures. G. Building Size No building shall be erected for two-family or multiplefamily purposes having a ground floor area of less than specified by the CITY . OF NILES Uniform Building Code (current addition). H. Required Court Dimensions 1. Outer Courts The width of any outer court shall be not less than twothirds (2/3) the height of any opposing wall forming said court, but not less than thirty (30) feet, and the depth shall not be greater than one and one-half (1-1/2) times the width. f. 2. Inner Courts a. The least dimensions of any inner court shall be not less than two-thirds (2/3) the full height of the walls enclosing such court, but not less than thirty (30) feet. b. An open and unobstructed passageway s~all be provided at the grade level of each inner court, Such passageway shall have a cross section area anu sufficient headroom to permit the passage of fire fighting equipment and shall be continuous from the inner court to a yard or an unobstructed open area between buildings. I. Distance Between Buildings on Same Lot No principal building shall be closer to any other principal building than the average of the heights of said buildings, but not less than twenty (20) feet. J. Off-Street ~arking Off-street parking requirements shall be in accordance with the provisions set forth in Article VII, Section 3 of this ordinance. - 27 - �Michigan Dept. of Treasury Sales, Use & Withholding Div. Treasury Building Lansing, MI 48930 Kalamazoo ll (616) 382-2830 ARTICLE V - BUSINESS USE Section 1. A. L-B LOCAL BUSINESS DISTRICT Purpose This district is to consist of b~sincss and service establishments that provide for the everyday shopping needs of a residential neighborhood. Generally the permitted uses should be compatible with residences in terms of function, bulk, height and yard requirements. B. Uses Permitted The following regulations shall apply in all L-B Districts: I_· 1. All uses permitted in any residential district, provided, however, that no residential use shall occupy the ground floor level except a main or service entrance to the floor above. 2. Stores and shops, such as grocery, fruit and vegetable market, drug and pharmacy, newspaper and tobacco store and similar commercial uses. 3. Advertising signs provided they shall be affixed to or a part of the building, may not extend over any street line nor project above the roof line and shall pertain only to a use conducted within the building. The size shall be limited to three (3) square feet of area for each front foot of building displaying such sign. 4. Banks, offices, restaurants and similar community services. 5. fersonal service shops and studios, such as barber, shoe repair and beauty parlor. 6. Launderettes and dry cleaning establishments using not more than two clothes cleaning units, neither of which shall have a rated capacity of more than forty (40) pounds, using cleaning fluid which is non-explosive and non-flammable. 7. Greenhouse 8. Railway or bus passenger station, telegraph office, express office - 29 - �i . -- -- • 9. Bakery, millinery, dressmaking, tailoring and similar shops, provided that all goods made or processed arc sold at retail on the premises. 10. Commercial parking lots 11. Municipal building and governmental facilities 12. Mortuary 13. The following use if their location is first approved by the Board: a. Service Station In accordance with the most current rules and regulations of the State fire marshall regulating the use, handling, storage and sale of flammable liquids in the State of Michigan. 14. C. Accessory building and accessory uses ~uilding Height Limit No building shall be erected to a height in excess of thirtyfive (35) feet. D. Required Lot Area and Width 1. Front Yard Depth A distance of not less than twenty (20) 2. Side Yard Width No side yard except on each corner side yard abutting the street of a ten (10) feet. Where the district the side yard requirement of the R 3. lot, there shall be a ~idth of not less than abuts an R District, District shall apply. Rear Yard Depth A distance of not less than twenty (20) F. feet. feet. Percentage of Lot Coverage Lot coverage by all buildings shall not exceed fifty percent of the lot area. G. '. \ ::;: (50) Off-Street Parking Off-street pa~king requirements shall be in accordante with the provisions set forth in Article VII , Section 3 of this ordinance. ;·;:: - 30 - �Section 2. A. G-8 CLN[Ri\L i3l.JSIM:ss iJISTRICT Purpose This district is to consis::. of r~ta.il, service, financial and governmental facilities tnat serve the community or regional area. Highway orientec esta!.:>l~si1ments would not be permitted in this district. B. Uses Permitted The following regulations shall'_ a?ply in all G-8 Districts: l. All uses pcr~ittec in 2. Clothing or clothing accessor1 store J. Furniture and .:J.??i'ia.nce stores 4. Motel - Hotel 5. Department stores 6. Commercial recreational uses, including bowling alley, skating rink, night club, tavern and similar uses. 7. Variety store 8. 2 L-B u1s~rict _Public building and facilities I ,I 9. Job and newspaper printing plant 10. Office equipment store 11. Upholstery shop 12. Laundry, employing not more than five cleaning process. 13. Wholesale establishments with accessory storage limited to two thousand five hundred (2,500) square feet of floor area per establishment. 14. Theaters 15. Dry cleaning establishment employing not more than five (5) persons in the cleaning process. 16. Any use of similar character where ~uthorized as a special use by the Board. 17. Accessory buildings and accessory uses - 31 - (5) persons in �C. Building Height Limit No building shall be crecteJ to a height 1n excess of one hundred (100) feet. D. Required Lot Area and Width No limitation E. Requirement for: Front, Side and Rear Yards No front or side yards required. less than five (5) feet in depth. F. Rear yard shall not be Percentage of Lot Coverage Lot coverage by all buildings including access o ry buildin g s shall not exceed nine~y (90) percent of the lot area. G. Off-Street Parking Off-street parking requirements shall be in accordance w1tn the provisions set forth in ArticleVII, Section 3, of this ordinance. { ·: - 32 - �Section J. A. Purpose This district 1s to consist c f rct~1: and service establishments that arc (iC;J~ndcnt u~cn highway orientation, i.e. motels, drive-ir. resto.u;:-a;-,t::;, B. Uses Per:..i t teli The follcwing rc9ulatio,,s shall 5. Motels 6. Outdoor theaters 7. Usec car lots 8. Lumber yards 9. Farm machinery sales and repairs .:.n ail li-B uistricts: 10. Dairy and jot:.lins ~~rxs, cessing or e~aporation 11. Outdoor amusement establishments - minature golf courses, golf dri·v·ing ::-a;;.ge::. 2.rc:1er~· ::-a:-:?es anc similar recreation acti7ities. 12. Research and testing laboratories ~ithout danger of fire or explosion 13. Tire retreading, recapping er rebu.:.lding 14. Warehouse and storage buildings 15. Truck terminals and truck and trailer receiving 16. Auto laundry establishments i:7 accordance with the following storage requirements: a. it,•, .. •. d::::::~- - ~~t ~at ::-:eluding milk pro- Automatic auto laundry establishments: A mini~um cf twenty (2C) car storage spaces per wash line on t;)e entrance si ~jo, ,:rnd l)ne (1) car storage space f □ = each l~n~ on th e exit side. :.· \" - 33 - �b. Manual or coin operated auto laundry establishments: A minimum of four (4) car storage spaces for each stall on the entranc0 side, a~d nn e (1) storage space. for each stall on the exit side. C. 17. Drive-in restaurants 18. Any use of similar character when authorized as a special use by the Board. 19. Accessory buildings and accessory uses Building Height Limit No building shall be erected to a height in excess of three (3) stories or forty-five (45) feet. D. Required Lot Area anct ' width No limitation E. Yard Requirements 1. Front Yard Depth A distance of not less than twenty (20) 2. feet. Side Yard Width No side yard except on each corner lot, there shall be a side yard abutting the street of a width of not less than (10) feet. Where the district abuts an R District, the side yard requirements of the R District shall apply. 3. .I Rear Yard Depth A distance of not less than twenty (20) feet. I F. Percentage of Lot Coverage Lot coverage by all buildings including accessory buildings shall not exceed fifty (50) percent of the lot area. G. Off-Street Parking Off-street parking requirements shall be in accordance with the provisions set forth in ArticleVII, Section 3, of this ordinance. l. - 34 - �i I ARTICLE VI - I I Section 1. A. INDUSTRI~L LlSE I-INDUSTRIAL DIST RICT Purpose This district is to consist of industrial activities whose operations are nei-::her o:fensive·~or ir.jurious to the surrounding areas by reason of e~ission or creation of noise, vibrations, smoke, dust, or other particulate ~atter, toxic or noxious materials, odors, fire or ex?lasi~e hazards or glare or , heat. B. Uses Permitted 1. The followi~g uses provid~d where established within one hundred fifty (150) feet of a resicential zo~e boundary line, they s~all be conducted wholly within a building, except for off-street loading facilities. a. Wholesaling and wa=ehousing establishnents b. Creameries and bottling plants c. The manufacture, compouncing, ?recessing, packaging or treatment of sue~ p~ocucts as bakery goods, candy, cosmetics, drugs. phar~aceuticals. toiletries, and food procucts, except meat products, and the rendering or refining of fats aod oils. d. The manufacture, compouncing, assembling or treatment of articles, or merchandise fro ~ the following prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt fiber, fur, glass, hair, horn, leather, paper, plastics, precious or semi-precious metals or stones, shell textiles, tobacco, wood, yarns, and paint not employing a boiling process. e. The manufacture of pottery or similar ceramic products f. The manufacture or maintenance of electric or neon signs, billboards, commercial advertising structures, light sheet metal products, including heating or ventilating ducts or equipment, cornices, eaves and the like. g. The panufacture of musical instruments, clocks, watches, toys, novelties and rubber or metal stamps ; .I - JS - �2. 3. h. Automo~ilc µaint1n~. upholstering, rebuilding, reconditioning, truck repJiring or over.hauling, tire retreadi.:1q or rcca; :,,J1:1<J, butlt..'ry manufc1cturing and similar. i. Assembly of electrical uppliances, electronic instruments anJ devices, radios c:.tnu phono<Jraphs, including the manufacture of parts and simi.ldr. j. Manufacture of muchinc tools, manufacture of machinery including agricultural, electrical machinery or equipment, office or store machines, equipment or supplies and the like, machin~ shop excluding punch presses over one hundred tons rated capacity and drop hammers k. Foundry casting lightweight non-ferrous ~etal not causing noxious fumes or odor 1. Laboratory, experi~cnt31 and ~cstina m. Animal hospital or ~c.nnels The following uses provided, where thev are within one hundred fifty (150) feet of a residential ~one boundary line , they shall be conducted wholly 1,1ithin a building or within an area enclosed on all sides with a solid wall, compact evergreen screen or uniformly painted board fence, not less than eight (8) feet in height: a. Building material sales yard, including the sale of lumber, rock , sand and gravel as an incidental part of the main business b. Contractor's equipment storage yard or plant or rental of equipment commonly used by contractors c. Draying, freighting, d. Grain, e. Public utility service yard or electrical receiving or transforming station or trucking yard or terminal feed, or fuel yard and storage The following special uses, approved by the Board: if their location is first a. Bleaching or dyeing process b. Boiler works c. Brick, d. Chemical manufacture e. Concrete or cement products manufacture tile, terra cotta or cinder block manufacture - 36 - �--~ - - -• i --- r -- ·•- -- s s l u r . 1,ic f. C,1 g. Glass manufacture h. Feed mi 11 l. Paper or pulp manufacture J. Planing mill k. Sand or gravel - distribution or storage l. Stock pen rn. Stone cutting n. Salvage yard o. Any other manufactur e or industrial operation whose location is determined by the Board to be in keeping with the intent and spirit of this ordinance. I I l I I C. Performance Standards 1. Smoke a. Any use established in an Industrial District after the effective date of this ordinance shall be so operated as to comply with the performance standards governing smoke and particulate matter set forth herein for the area in which such use shall be located. No use already established on the effective date of this ordinance shall be so altered or modified as to conflict with the performance standards governing smoke and particulate matter established hereinafter. Any use already established on the effective date · of this ordinance shall be permitted to be altered, enlarged, expanded, or modified, provided that new sources of smoke and/or particulate matter conform to the performance standards established herein. The total emission weight of particulate matter from all sources within the boundaries of the lot shall not exceed the net amount permitted in the area in which the use is located after such alteration, enlargement, expansion, or modificati·o_i:1. b. In addition to the performance standards S?ecified herein, the emission of smoke or particulate matter in such manner or quantity as to be deterimental to or endanger the public health, safety, comfort, or welfare is hereby declared to be a public nuisance and shall henceforth be unlawful. c. For the purpose of grading the density of smoke, the Ringelmann Chart, published by the United States Bureau of Mines, shall be employed. The emission of smoke or particulat e matter of a density greater than No. 2 on the Ringelmann Chart is prohibited, except as otherwise provided herein. - 37 - . �c.1 • Tlic eniiss io:1, f rnm .tl parlil:tiL . 1:_, . ::1 .,: '"I p1:rc,.::;t ' ' ) :l i ,!m\'t. l'r L1r•1··r t ;,.11, ' tii.hited. ·~ o u n.: e s w i L h i. n a n y J o t .J r e .:1 , more t:lt.:111 Lt:11 (lO) : . l ·.. -; h.1 v i ny .J p.-i c I i.,: L, · - ' <,," r ( ~ I ) m i c r on~' 1 . : , ,r· o - 1Jt° .. :it.c1i!.11 :q I" ('. ; )LJ :; t d J 1t.1 (, l 1,1.: T t· I: [J<: I i I ; ,' ) l J l J t_ ; . J: J l ,, I ! . : : . frorn :~uc/1 :.;ourc<.::, ,!, "li, 1·,iq, · <.11·(:<1::;, 1 1H I :-: <J f () r l i . ., i t ll i n l , 1 :. i ,, , ~; r, ri d r 1 •. · · : : 1 1.i L l :.11· Ill i. 11 i. mu 11, ! , ·1 , q ; p r 1 >p r 1 .J t·. , · J,IJ11.!st:,li)lJ1(j, i,JdVJn1_1, 1/ I iI wir1d or ,. I : , ;. Jtl s , t l) d ••Jil:.-' f, CJt.llt~r· :11:r:"pt.:d>l• n;, .. .. l·:n1i);'.~io11 of p~ir: i.,·1:: ::..1.: rnattL'r from ~; ul:l1 :-; our•;c'.; t r. '-' x c t~ s s o f ti, c ·,: c· i 'I t 1 : l Lrn i t-.1lio:1s Spl~cif'1t•J n,.:r( :i.:. for c:1c c1t·(•.:1 i.n ·wh1.c: . ·:1·;:1 u.:::;, ·. ·; 1 1.1 l? ~)'• loc,1t0d L:·. ,n·c)i, 1 :Ji ~L:d. f. • -::11 :.;.; ttJr ·. :,,,,;1 : )(_·:· ,j,,;:~;4 :_•; , L mu r ,. :;i.=i ...:~: 1:1 lS .. ._ ! I .. . • ~ c.. : :: ::1cl p;~():---11: .: ~_ -_· ,· 1, t::,c_c·s~; of i<t. 1 1,!11,1._; :-~1~\rl: : Nr...,. 2.. lfo·~~.-r_,._. . r, ?Crt,;(i eacl, st ·...1,;,. :11.: / ;,:~ntt J:1;: ,, r:,:c dur1,1q ..Jny' six (r,i :1:_;ur ,:,nil up · to twenty (/0) ,;;:1-:.,i-:e units - not lo i:.::-:,:i.,,:,i Hinge lr.un:1 No. 2 - wltt n i.,low ing soot ot· c lt:an t:1') fires. Only clurinq firi..:-r;leaning pcr.ioJs, ilov.·\ ·V•.)r, shall s;nokc of Rinycl m11n,, ;-.Jo. 3 Ge pi..:rm i !: lt~d, .11w then for not. more ti;d:-, fo:u· (,!) minutes ;:i~r pL:riu,i. g. The rat<:: of cmiss1.0n o: pc1rL1cul.1te matt~~r f t ,,1;1 .:I. l sources ....,,ithi..n the: hou::Jaries of any lot slic.11 ! :,,;r. exceed a net f iqurc: of :Jn•:: ?Oun<J per ucre: of L .•l area during c1:1y one i10ur:, ...ifter -.lcuucting frurr, :..:,l: gross hourly emission ;.,l2r: acre t;,c correct.i.or. ~d•.::.or set forth in the following t~Llc: 1 (F'eei) .. --- ··- - - -·-- - ·- - i:'. ;_' (, . ., . ,. h. DeterminJtion of the tot ,11 net r.:i. Ll:! of emlSSlOI: ,.... F ..... '· particulate mc1tter within ~he boundari0s of oll'·.' l~~t: shall be mduc dS follows: (l l Determi.nc the= rnax1murn emission in pounds pt:!r hour from ec1ch sour,~e> of emission and div i\.h: this figure uy tile number of acres of lol arc,i - thereby obtair,i:iq t!!C· _g ros~ hourly i:atc of emission in pounds per ,icre; 38 - �( 2) From each such gross hourly rate of emission, deduct the correction factor (Interpolating as required) for height of emission set forth in the table, thereby obt~ininq the net rate of emission in pounds per acre ri~r hour from each source of emission; and (3) Add together the indiviaudl net rates of emission to obtain the total net rate~ emission from all sources of emission within the boundaries of the lot. Such total shall not exceed one (1) pound per acre of lot area during any one (1) hour. (4) Add together the individual net rates of emission to obtain the total net rate~ emission from all sources of emission within the boundaries of the lot. Such total shall not exceed eight (8) pounds per acre of lot area during any one hour. ,. I I 2. Fire and Explosive Hazards a. Any use established in an Industrial District after the effective date of this ordinance shall be so operated as to comply with the performance standards governing fire and explosive hazards set forth herein. b. No use already established on the effective date of this ordinance shall be so altered or modified as to conflict with, or further conflict with, the performance standards governing fire and explosive hazards established herein. c. The storage, utilization, or manufacture of solid materials or products ranging from incombustible to moderate burning is permitted, subject to compliance with all other performance standards. d. The storage, utilization, or manufacture of solid materials or products ranging from free or active burning to intense burning is permitted subject to compliance with all other performance standards provided the following condition is met: II ! I ( 1) e. Said materials or products shall be stored, utilized, or produced within completely enclosed buildings having incombustible exterior walls and protected throughout by an automatic fire extinguishing system. The storage, utilization, or manufacture of flammable liquids or materials which produce flammable or explosive vapors or gases shall be permitted in accordance with the following Table - exclusive of storage of finished products in original sealed containers, which shall be unrestricted. - 39 - �·-·- - - - - --·-· . ·- ·-· •- - · ··· · · - · - ff ' "'7 :.. ·- TOTAL, C/1/'IICl'l'Y OF Ff,IIMM/'./Jl,r,' l1A'f'r,'ft'Jllf,:; l'f:"!(!1JT'i'r.,'IJ, '--- I ! r.·1: f / o (1 , ·, :' in Storage Only r: round :;n,J er Ground /(iU, 000 400,000 j(),000 '!.00,000 20,000 100,000 Materials having a closed cup flash point over 187° F. ,~O , 000 400,000 From a n d i n c l u r.l i n g 1 J .', c: including 187° F. 1 0,00 0 200,000 S,000 100,000 -A ;,,n 1.1 " I Material:-; hrzving 11 c:lu.:eri flash po,:nt over 187 () F . I F r om an u' 1.. n c l u r. 11-. n g 1 fJ ,',· 0 !-' • and including 187° F. I r I n d 1/.c. t. r 1: r: :~ i';/1/,LON:;" !, () I Materials having a closed cup flash po 1:nt of lr.(;:; !..;1ar! Ji).'ir:: I Industries Engaged i~ Ut ili~at ion and ManufacturP. of Flaml"1abl e /1atcr·ial.~ c . tc Materials having a close i cu;· point of less than 1os 0 P. 1·'. '1 r: ..:; ,. .. ..J . las;; When flammable gases are sto1°ea', utilizeu., or manufactured and measured in cubic feet, th.? quantit'!:: in cubic feet (at S . T . P.) permitted shall not exceed 300 times the quantities as listed above where the factor 300 is the volume in cubic feet occupied by one gal lo~ o: most liquids. 3. Noise a. Any use established in an Industrial District after the effecitve date of this ordinance shall be so operated as to comply with the performance standards governing noise set forth herein. No use already established on the effective date of this ordinance shall be so altered or modified as to conflict with, or further conflict with, the performance standards governing noise established herein. b. Sound levels shall be measured with a sound level meter and associated octave bank filter manufactured according to standards prescribed by the American Standards Association. Measurements shall be made usina the flat network of the sound level meter . Impulsive type noises shall be subject to the performance standards hereinafter prescribed provided that such noises shall be capable of being accurately measured with such equipm ent . Noises capable of being so measured, for the purpose of this ordinance, shall be those noises which cause rapid fluctuations of the needle of the sound level meter with a vari- ,·· •· 1,•' - 40 - �ation of no more than plus or minus two decibels. Noises incapable of being so measured, such as those of an irregular and intermittent nature, shall be controlled so as not to become a nµisance to adjacent uses. c. l l I At no point on the boundary of a Residential or Business District shall the sound pressure level of any operation or plant (other than background noises produced by sources not under control of this ordinance, such as the operation of motor vehicles or other transportation facilities) exceed the decibel limits in the octave bands designated as follows: Octave Band Frequency (Cycles per Second) to to to to to to to above 0 75 150 300 600 1, 2 00 2,400 D. Along Residential District Boundaries Along i3u.cn:ness Oistrict Boundari es 72 67 59 52 46 40 34 32 75 150 300 600 1,200 2,400 4, 800 4,800 79 71 6G 59 53 47 41 .3 9 Building Height Limit No building shall be erected to a height in excess of sixty (60) feet. E. Required Lot Area and Width No limitation F. Requirements for: Front, Side and Rear Yards Except as required herein under regulations along zoning district boundary lines, and applicable performance standards, yards shall be provided in accordance with the following: l. Front Yards Not less than forty (40) feet in depth. Off-street parking shall not be permitted within the first twenty-five (25) feet of the front yard setback. 2. Side Yards a. Not less than forty street. b. Not less than ten (10) interior lot line. - (40) 41 - feet wide when adjoining a feet wide when adjoining an �3. Not less than twenty (20) feet in depth, except when ad..:. joining an alley or r-ailroad r-ighL-ofLway the r~ar yard may be measured from the center- line of the alley or railroad right-of-way. II ! I Rear- Yard 4. Transitional Yards I G. a. Where a side lot line coincides with a side or rear lot line in a Residential or Business District, a yard shall be provided along such side lot line. Such yard shall be not less than twenty (20) feet in width. b. Where a rear lot line coincides with a side lot line in an adjacent Residential or Business District, a yard shall be:- provided along such rear lot line. Such yard shall be not less than twenty (20) feet in depth. c. Where a rear lot line coincides with a rear lot line in an adjacent Residential or Business District, a yard shall be provided along such rear lot line. Such yard shall be not less than thirty (30) feet in depth. Percentage of Lot Coverage Lot coverage by all buildings including accessory buildings shall not exceed fifty (50) percent of the lot area. H. Off-Street Parking Off-street parking requirements shall be in accordance with the provisions set forth in Article VII , Section 3 , of this ordinance. - 42 - �It--·----- I ARTICLE VII - SUPPLEMENTARY REGULATIONS Section 1. EXCEPTIONS, ADDITIONS OR MODIFICATIONS The provisions of this ordinance shall be subject to such exceptions, additions or modifications as herein provided by the following supplementary regulations. A. General This ordinance is not intended to abrogate any easement, covenant, or any other private agreement, provided that where the regulations of this ordinance are more restrictive or impose higher standards or requirements than such easements, covenants, or other private agreements, the requirements of this ordinance shall govern. The provisions of this ordinance regulating the use of land, buildings and structures shall not apply to publicly owned lands, buildings and structures. ---:.:~•.- .-: -·- B. Uses 1. Public garages, filling stations, auto laundries, and parking areas Plans for the erection or structural alteration of any public garage for more than five motor vehicles, or of a filling station, or of an auto laundry, or of a parkirig area, shall be approved by the Zoning Board of Appeals. Said Board may require such change therein in relation to yards, landscape treatment, location of pumps, buildings, floodlights, surfacing and construction of buildings as it may deem best suited to insure safety, to minimize traffic difficulties and to safeguard adjacent properties. 2. Stripping of Top Soil No person, firm or cbrporation shall strip excavate or otherwise remove top s oi l fo r sale, or for use other than on the premises from wh i ch th e same shall be taken except in connection with a deve lopment project on such premises and the excav a tion or g r a d i ng inc i dental thereto. 3. Natural Prod u ction Uses There may be pe r mitt eu 1n any ui sc r1 ct , on approval of the Board, t he ex c avation and sa l e of s a nd, gravel, clay, - 43 - �shale or other natural mineral deposit or the quarrying of any kind of rock formation. As a condition of approval, the Board may impose some or all of the following conditions: 4. 5. a. In the case of any open excavation there shall be a substantial fence with suitable gates cbmpletely enclosing the portion of the property in which the excavation is located, and such fence shall be located at all points forty (40) feet or more distant from the edge of such excavation. b. The slope of the material in such sand, gravel, or other pit shall not exceed the normal angle of repose of such material, and the plane of such angle of repose shall not come nearer than forty (40) feet to any property line or street line. c. No rock crusher, cement plant or other crushing, grinding, polishing or cutting machinery or other physical, or chemical process for treating the product of such quarry shall be permitted. ..!~ailers or Mobile Homes shall not be permitted in any district as an accessory building nor shall they be occupied for dwelling or lodging purposes except in an approved mobile home park. They may be used, however, as temporary office or storage space incidental to construction, only during the general period of construction, and only if located on the construction site. Dwellings on Small Lots Notwithstanding the limitations imposed by any other provisions of this ordinance, a dwelling may be erected on any lot platted prior to the passage of this ordinance on an area or width smaller than that required for a onefamily dwelling, except that such lot shall not be less than forty (40) feet in width. The dwelling shall conform to the building height, yard widths, lot coverage, building size and off-street parking requirements of the district in which it is located. C. Height 1. Height Exceptions The height limitations of this ordinance shall not apply to church spires, belfries, cupolas, penthouses, domes, and grain elevators; nor to chimneys, radio and television antennae, ventilators, skylights, water tanks, bulkh e ad s , silos, windmills, similar features, and necessary mech an ical appurtenances usually carried abov~ the roof level. - 44 - lil �2. Ornamental Features The provisions of this ordinance shall not apply to pre~ vent the erection above the building height limit of a parapet wall or cornice for ornament, and without windows, extending above such height limit not more than five (5) feet. 3. Exceptions, Airport Districts Notwithstanding the regulations contained in any part of this ordinance, no exception to the height limit shall be permitted in any district which is combined with an airport district, as may now exist or hereafter be adopted, except to the extent that the maximum height limit specified in such airport district exceeds the height limit specified in the use district. D. Area 1. Reduced Lot Area No lot shall be so reduced in area that any required open space will be smaller than prescribed in the regulations for the district in which said lot is located. Whenever such reduction in lot area occurs, any building located on said lot shall not thereafter be used until such building is altered, reconstructed, or relocated so as to comply with the area and yard requirements applicable thereto. E. Yards 1. Terraces A paved unroofed, unenclosed terrace shall not be considered in the determination of yard sizes or lot coverage. 2. Unenclosed Porches An unenclosed, one-story porch, even though roofed, may project into a required fron~ side or rear yard area a distance not to ex~eed six (6) feet and shall not be considered in the determination of the size of yards or lot coverage; provided, however, that such a porch shall not be closer than five (5) feet at any point to any lot line, and that no building shall have such porches projecting into more than one required side yard. 3. Enclosed Porches An enclosed porch shali be considereJ a part of the building in the determination of the size of yard or lot coverage. - 45 - �. 4. ---- - -- - --- ------ ------ -- Projecting Architectural Features The space in any required yard shall be ~pen and unobstructed except for the ordinary projections of window sills, belt courses, cornices, eaves and other architectural features, provided, however, that such features shall not project more than two (2) feet into any requireed yard. 5. Front Yard Depth In any residential district each dwelling hereafter erected shall have a front yard equal to the average depth of the front yards of the lots immediately adjacent thereto on either side, but no front yard shall be less than ten (10) feet. Adjacent unimproved lots shall be considered as having a front yard depth as required for the district in which it is located. oft 6. Rear and Side Yards - Accessory Building Any accessory building closer than ten (10) fe~t from a main building shall be considered as part of the main building and shall be provided with the side and rear yards required for the main building. An accessory building more than ten (10) feet from a main building may be ~rected within two (2) feet of a side or rear lot line but must be located at least sixty (60) feet from the front street line. 7. Garage Where a garage is entered from an alley, it must be kept ten (10) feet from the alley line. Section 2. A. TRANSITION REQUIREMENTS Lots in Two Districts Where a district boundary line divides a lot in single or joint ownership of record · at the time such line is adopted, the regulations for the less restricted portion of such lot shall extend not more than thirty (30) feet into the more restricted portion, provided the lot has frontage on a street in the less restricted district. B. Corner Lot Transition On corner lots in . residential districts, there must be a front yard on both streets. On corner lots less than sixty (60) feet in width platted prior to the passage of this ordinance, side street yard requirement may be relaxed to not less than ten ( 10) feet. - 46 - �-- - . ·-- ··-·. - . __ ~ ..... -·. ,_,._ - ·-·-- .,. Section 3. - OFF-STREET PARKING The following off-street parking spaces shall I be provided and satisfactorily maintained, by the owner of the property, for each building which, after the effective date of this ordinance, is erected~ enlarged or altered for use for any of the following purposes: 1. Dwelling At least one and one-half parking spaces for each dwelling . unit in the building or buildings. 2. Auditorium, Stadium, Theater, Church or other places of public assemblage At least one parking space for each four (4) seats provided for its patrons, based on maximum seating capacity. 3. Hotel At least one parking space for each three (3) guest sleeping room. 4. Motel At least one parking space for each guest sleeping room. 5. Restaurant or other eating space Parking spaces in a number equal to one-third (l/3) of the total seating capacity, except when it is in a building which provides parking space, in which case the number of places already provided may be taken to be available for the restaurant or other eating place. 6. Hospital, Sanitarium or Nursing Horne At least one parking space for each five 7. (5) patients. Retail Stores, Service Establishments and Repair Shops At least one parking space for each one hundred and twenty (120) square feet of store floor area devoted to sales. 8. Offices, Office Buildings, Banks and other Financial Institutions At least one parking space for each three hundred (300) square feet of office floor ar ea . - 47 - �9. Industrial or Manufacturing Establishments I At least one parking space for each two employees of the maximum number of employees at any one time. 10. Bowling Alleys At least four 11. (4) parking spaces for each alley. Amusement Enterprises, Exhibition Halls, Auction Barns, and places of public assembly without fixed seats At least one parking space for each one hundred (100) square feet of floor area in public use. 12. Funeral Homes and Mortuaries At least one parking space for each fifty of floor area in service rooms. 13. (50) square feet Laundromats At least one parking space for each two (2) machines. 14. Auto Wash Establishments Auto wash establishments shall provide off-street parking as follows: a. Automatic auto wash establishments: A minimum of twenty (20) car storage spaces per wash line on the entrance side, and one (1) car storage space for each lane on the exit side. b. Manual or coin operated auto wash establishments: A minimum of four (4) car storage spaces for each stall on the entrance side, and one (1\ storage spaces for each stall on the exit side. c. Motor vehicles in any off-street parking area shall not park upon or overhang a public sidewalk, street or other right-of-way, or cross a public sidewalk, street or right-of-wa y , except at an authorized curbcut opening. All parking spaces provided pursuant to this section shall be on the same lot with the building, except that in Band I Districts the Board may permit the parking spaces to be on any lot within three hundred (300) feet of the building, which may . be provided jointly by two or more owners, if it determines that it is impractical to provide parking on th e same lot with the building. In R Districts and in B a nd I Di str i c t s within fifty (50) feet of an R Distri c t, no pa rk i ng space may 0e lo cated in a front yard - 48 - �_e_~f~P.!:._.!;;_tia ~. . P.M_}(i_ng__i,s__ ~;r_ m.i..t. t~Q __9.n_ an_~_s ta bl i shed.1_~u,r:_f~_g_ed , driveway nearer the front property line than the main building. · In R-2 Districts, parking may be provided in 1the front yard provided that the required "yard" be maintained between the parking space and the building line. Parking spaces may be provided in side and rear yards in R Districts and in any yard in Band I Districts provided that in Band I Districts the building be set~ back thirty (30) feet from the street. .:~~4 '· \ r For uses not specified above, parking spaces shall be provided in a number equal to the number required for the listed use which is most similar, as determined by the Board. For purposes of this ordinance, a parking space shall be an· area ten (10) feet wide and twenty (20) feet long, exclusive of driveways, and each parking space shall be accessible from a street without having to pass over another space. Each space _and access thereto shall be paved with either -concrete or macadam -.surfacing and satisfactorily maintained by the owner of the property. Regardless of the provisions of this section, the area bounded by Broadway Street on the south, The St. Joseph River on the west, Cass Street on the north and Fourth Street on the east shall be exempt from off-street parking requirements. Section 4. J~· T ' OFF-STREET LOADING On the same premises with every building or structure erected hereafter and occupied for manufacturing, storage, warehouse, goods display, department store, wholesale store or business, market, hotel, mortuary, laundry, dry cleaning or other uses involving the receipt or distribution of material by vehicle, there shall be provided and maintained on the lot adequate space for vehicles while standing, loading and unloading in order to avoid undue interference with public use of the street or alley. Such space, unless otherwise adequately provided for, shall include a twelve foot by thirty-five foot (12' x 35') loading space with a fourteen foot (14') height distance for every twenty thousand (20,000) square feet or fraction thereof in excess of three thousand (3,000) square feet of floor area or land areas used for the above mentioned purposes. These requirements may upon appeal be increased, modified or waived by the Board where the conditions or circumstances justify such action, provided it has obtained thereon recommendations from the Commission. ( /1 _---- - -- ---------·--·····-···· · Sec_tion 5. ' FENCES. AND SCREENING "-.J In R Districts or residential occupancy in Band I Districts, fences shall be located in accordance with the following rules: - 49 - �. _ ·--:;· A. - - :.. ....... Corner Lot Fences On corner lots where front or side yards are i;equired, no fence more than thirty ·(30) percent solid, or more than three and one-half (3-1/2) feet high, and no shrubbery, hedge, or other view-obstructing object more than three and one-half (3-1/21 feet high may be located within thirty (30) feet of a street intersection. No fence more than four (4) feet high or more than fifty (SO) percent solid and no view obstructing shrubbery or hedge more than four (4) feet high may be located nearer to the street line than the front wall of the main building in the area more than thirty (JO) feet of a street intersection. Interior Lot Fences B. On in·ter ior lots in R Districts no fence more than four ( 4) feet high or more than fifty (SO) percent solid, and no hedge or shrub row more than four (4) feet high may be located nearer to the street line than the front wall of · the main building. For any purpose of this ordinance, any wall of solid exterior on porches, entrances, and similar appendages, more than five (5) feet high shall be considered the wall of the building. Glass, plastics, or similar substances shall be considered as of solid exteriors. For the purposes of setbacks, side clearances, and area calculations concerning open carports, the edge of the roof shall be considered to be the wall. C. Other Fences Except as provided in A and B above, fences not over six (6) feet high may be erected on those parts of a lot that are as far or further back from the street than the main building. Commercial, manufacturing, ecclesiastical and institutional occupancies may install fences in excess of the height limits of the ordinance, providing they .3o not constitute a traffic or safety hazard. ,· Section 6. A. STGNS General Provisions 1. , '' I No sign shall be erected or maintained at any location II. .' where by reason of its position, working, size, shape, color or illumination it may obstruct, obscure, imeair, or interfere with the view o f , ~ confused with any authorized traffic control device, signal, or sign. - so - �2. No part of any sign attached to the exterior wall of a building shall be erected ~to a height in e~cess of six (6) feet above the roof line or parapet line of such I · building. 3. No illuminated sign shall be permitted within fifty (50) feet of any Residential District unless it is so designed that it does not reflect or shine light onto said district. 4. No part of any free-standing sign shall be erected to a '-,------.._, height greater than that specified for other structures \ in the district in which it is located; rooftop signs shall not extend more than twenty (20) feet above the roofline I nor shall such sign be located closer to an exterior wall I than a distance equal to the height such sign extends above / the roof. I 5. The minimum setback of free-standing signs from street rights-of-way shall not be less than: Minimum Setback Area of Sign 5 5 15 50 100 150 square feet to 14. 9 square 49.9 square to to 99.9 square to 149.9 square square or more 2 feet feet feet feet feet feet 10 20 30 60 100 feet feet feet feet feet 6. The area of a sign shall be determined by the smallest circle, triangle, or rectangle that can be used to enclose the sign, exclusive of supporting members that bear no message. 7. No pennants, banners, flags, spinners, or similar devises shall be permitted, and, except as specifically provided for . herein, no moveable signs shall be permitted. 8. Each permitted or required parking area that has a capacity of more than five (5) cars shall be permitted one sign, not more than two (2) square feet in area, designating each entrance or exit; · ~bd one sign, not more than twelve (12) square feet in area, identifying or designating the conditions of use of such parking area for each twenty-five (25) spaces. 9. One "For Sale" or "For Rent" sign not more than twelve (12) square feet in area for each dwelling unit, garage, or other quarters, buildings, structures or land. 10. One sign, not more than twenty (20) square feet in area, pertaining to the sale of agricultural products raised on the premises. - 51 - �11. Signs established by, or by order of, any governmental agency. 12. One sign, not more than twelve (12) square feet in area, for construction and development, giving the name of the contractors, engineers, or architects, shall be permitted but only during the time that construction or development is actively under way. 13. For an event of public interest such as a county fair, or church event, one sign, not over twenty-four (24) square feet in area and located upon the site of the event shall be permitted. Such sign shall not be erected more than thirty (301 days before the event in question and shall be removed immediately after such event. Also directional signs, not more than three (3) square feet in area, showing only a directional arrow and the name of the event of public interest. Such signs shall not be erected more than fourteen (14) days before the event in question and shall be removed immediately after such event. 14. B. For each real estate development that has been approved in accordance with the Subdivision Ordinance, one sign, not over three hundred (300) square feet in area, advertising the sale of property in such subdivision shall be permitted, but only when located on some portion of the subdivision being advertised for sale. Such sign may be illuminated, but no flashing, intermittent, or animated illumination is permitted. Such sign shall be maintained only during such time as some portion of the land advertised for sale remains unsold. Permits for such signs shall be issued for one (1) year periods and may be renewed for additional one year periods to allow time for reasonable display. 15. No sign which does not conform to the provision of this section shall be replaced, enlarged or structurally reinforced so as to extend its useful life. 16. All signs shall be installed in accordance with the Standards and requirements~specified by the "Sign Ordinance of the City of Niles". Residential Districts 1. A nameplate which shall not exceed one square foot in area is permitted for each dwelling unit of a singlefamily, or row house structure; such nameplate shall indicate nothing other than name and/or address of the occupant, and/or customary home occupation. No other sign shall be allowed. 2. Multiple-family residences a nd residential projects of all - 52 - .i �... ) types may display identification signs indicating nothing other than name and/or address of the premises and/or the name of the management. SuG.h .,, sign shall not exceed six (6) square feet in area. C. 3. For uses other than those listed in paragraphs land 2, above, bulletin boards or identification signs indicating nothing other than name and/or address of the premises, and schedule of services or other information relevant to the operation of the premises; such signs shall not exceed fifteen (15) square feet in area. These signs may be illuminated by well-shielded incandescent lighting. Open neon tubes are not permitted. 4. For each use of paragraphs 2 and 3 above, eligible to display a sign, only one sign per street frontage shall be permitted; except that uses occupying extended frontages shall be permitted one such sign per five hundred (500) feet of frontage or major fraction thereof. Local, General and Highway Business Districts 1. Residential uses shall be subject to the provisions of Section B. 2. Each public recreation, community facility, or clinic use, shall be permitted one bulletin board or identification ~ig~ not to exceed twelve sq)lare feet, except that uses occupying extended frontages shall be permitted one such sign per five hundred (500) feet of frontage or major fraction thereof. 3. Each primary use other than those listed in paragraphs land 2 signs shall be permitted according to the number and net area of signs set forth below: District Number of Signs L-B 7 G-8 2 2 H-B Net Area · each! 4 0 sqiiar e feet:· 60 square f e et SO squar e f ee t However, one additional sign shall be permitted for each fifty (50) lineal 'feet of store front in excess of fifty (50) feet. 4. No sign shall project over a lot line and no sign shall project into a required yard by more than two (2) feet, except in those blocks where twenty-five (25) percent of the frontage is already occupied by business uses and where overhanging signs are already established. Signs may project to within two (21 feet of an established curb line but in no event shall a sign extend more than six (6) feet beyond the face of the building. - SJ - �D. Industrial Each use shall be permitted identification signs on the lot only as incidental uses, not to exceed two signs and the total area of all signs shall not exceed th~ee hundred (300) square feet . Section 7. NON-CONFORMING USES The lawful use of any building, structure, or land existing at the time of the enactment of this ordinance may be continued, except as otherwise herein provided, although such use does not conform with the provisions of this ordinance. l. Unsafe Structures Any structure or portion thereof except a sign or advertising device, declared unsafe by proper authority may be restored to a safe condition. 2. Alterations A non-conforming building may not be reconstructed or structurally altered during its life to an extent exceeding in aggregate cost one hundred and fifty (1501 percent of the assessed value of the building unless such building is changed to a conforming use. 3. Extension An extension of a non-conforming use shall not exceed fifty (50) percent of the existing structure's floor area, but the extension of a lawful use to any portion of a non-conforming buildi~g which existed prior to the enactment of this ordinance shall not be deemed the extension of such non-conforming use. 4. Construction Approved Prior to Ordinance Nothing herein contained shall require any change in plans, construction or designated use of a building or structure for which a Building Permit has been heretofore issued c~d the construction of which shall have been diligently prosecuted and which entire.building shall be complet~d according to such plans as filed w1th1n one (ll year from da~~ of this ordinance. 5. Restoration A building damaged by fire, explosion, windstorm or simi lar causes to an extent of not more than sixty (60) percent of its fair market value may be reconstructed 1n the same locat~on, provided that reconstruction shall begin within one (ll year of the date of damage and shall be carried on without interruption. In event a building is damaged in excess of sixty (60) percent of its fair value the structure may be restoreu by special permission of the Council. - 54 - �6. Abandonment Whenever a non-conforming use hai be~n discontinued for a period of six (6) months or more, such use shall not thereafter be re-established, and any future use shall be in conformity with the provisions of this ordinance. (See Article IX) 7. Changes Once changed to a conforming use no building or land shall be permitted to revert to a non-conforming use. A non-conforming use may be changed to a use of the same or higher classification, and when so changed to a higher classification, such use thereafter shall not be changed to a lower classification. 8. Displacement No non-conforming use shall be extended to displace a conforming use. 9. Cessation Notwithstanding any other provisions of this ordinance, any automobile wrecking yard or other junk yard, or any billboard non-conforming sign or advertising device, in existence in any residential district at the date of enactment of this ordinance shall, at the expiration of two (2) years from such date, become a prohibited and unlawful use and shall be discontinued. 10. District Changes Whenever the boundaries of a district shall be changed so as to transfer an area from one district to another district, the foregoing provisions shall also apply to any non-conforming uses existing therein. 11. Temporary Permits The Board may authorize, by written permit, in a residential district for a period of not more than one (ll year from the date of such permit, a temporary building for commercial or industrial use incidental to the residential construction and development of said di~trict. Section 8. PLANNED UNIT DEVELOPMENT To establish a more flexible procedure for the approval of development plans for large tracts of land and to encourage good planning practices through the submission of such development plans, the Board may authorize the issuance of Building Permits for a unit development in any zone where such development is ueemed desirable to the public convenience and welfare and is in harmony with various elements or objectives of the Comprehensive Plan; and if - 55 - �.. . ' ''I" ' I 1. .. . its ·location, plan and the character of development are first approved by the . Commission. In the exercise of its approval, the Commission may recommend to the Board such conditions regarding the location, character and other features of the proposed buildings or structures or uses as it may deem advisable in the furtherance of the purposes of this ordinance. Petitions for planned unit developments shall be taken, processed, heard and determined in the manner and procedures as required for a variation (Article IX, Section 51. Tracts of land as herein described to be used for R-Zone, L-B Zone, G-B Zone, or I Zone purposes may be developed as a unit; e.g., group housing, shopping center or industrial district. Any parcel of land, including any interior streets, which is proposed as a development designed as a unit may be deemed to be one lot. To be considered a unit development, clude at least: the parcel of land must in- 1. Ten (101 acres if used only for R-Zone or only for L-B, H-B, or G-B Zone purposes. 2. Fifteen (15) acres if used only for I-Zone purposes, or a combination of R-Zone and L-B and G-8 Zone purposes. 3. Twenty (20) acres if used for combinations of L-8 and G-B Zone and I Zone purposes. Where a unit development consists of two or more buildings on a plot of ground not subdivided into the customary streets and lots, and which will not be so subdivided, or where the existing or contemplated street and lot layout make it impractical to apply the requirements of this ordinance to the individual building units in such unit development, the application of such requirements may be varied, provided that: 1. The nature of such variance w i 11 not result in a develop..ment inharmonious with the character of the surrounding neighborhood. 2. If residential use is -~nvolved, there may be a twenty 120) percent relaxation of,the lot area per family and the standard of open space as required in the zone in which the proposed unit development is to be located. If the Board approves plans for a proposed unit development, Building Permits and Certificates of Occupancy shall be issued in conformance with such approved plans, even though the use of the land and the location of the buildings with respect to each other does not conform to the regulations for the district in which the unit development is located. - 56 - I II �ARTICLE VIII - ENFORCEMENT Section 1. PERMITS AND CERTIFICATES The enforcement of this ordinance is hereby vested in the Building Official. No building permit or occupancy permit shall be issued for any purpose except in compliance with the provisions of this ordinance. A. Building Permit No building may be undertaken in the City without a building permit as required by the building code (current addition) and without an occupancy permit as required by Section B. Each application for a building permit shall be accompanied by a plat in duplicate, drawn to scale, showing the name of the person making the application, the actual dimensions of the lot to be built upon as shown by a survey, the size, shape, and location of the building to be erected, and such other information as may be necessary to provide for the enforcement of this ordinance. A record of applications and plats shall be kept in the office of the Building Official , and any deviation.by the owner or builder from the approved plot plan, without the written consent of the Building Department, shall be considered a violation of this ordinance. -· B . Certificate of Occupancy Subsequent to the effective date of this ordinance no change in the use or occupancy of land, nor any change of use or occupancy in an existing building, shall be made, nor shall any new building be occupied until a certificate of occupancy has been issued by the Building Official. Every certificate of occupancy shall state that the new occupancy complies with all provisions of this ordinance. No permit for excavation for, or the erection or alteration of, any building shall be issued before the application had been made and approved for a certificate of occupan9y and compliance, and no building or premises shalJ be occupiec until such certificate and permit is issued. A record of all certificates of occupancy shall be kept on file in the office of the Building Official and copies shall be furnished on request to any person having a proprietary or tenancy interest in land or a building affected by such certificate of occupancy. C. Interpretation, Conflict with Other Laws In their interpretation and application, the provisions of - 57 - �this ordinance shall be held to be minimum requirements, adopted for the promotion of the public health, safety and the general welfare. Wherever the requirements of this ordinance are at variance with the requirements of any other lawfully adopted rules, regulations, or ordinances, the most restrictive, or that imposing the higher standards, shall govern. - 58 - �II ARTICLE IX - THE ZONING BOARD OF APPEALS i Section 1. ~I CREATION A Board of Appeals is hereby created. The said Board shall consist of five (5) members, each to be appointed for a term of three (3) years; provided, that appointments for the first year shall be one (1) year, two for two (2) years, and two for three (3) years. Section 2. RULES, POWERS AND DUTIES The Board of Appeals shall elect its own Chairman, for a term of one (1) year, and an Acting-Chairman who shall carry on the duties of the office in the absence of the Chairman. All meetings of the Board shall be held at the call of the Chairman. The Building Official shall be present to represent the interests of the City. All hearings conducted by the Board shall be open to the public. The Board shall keep minutes of its proceedings showing the vote of each member upon every question, or if absent or failing to vote . indicating such fact and shall also keep records of its hearings and other official actions. Findings of fact shall be included in the minutes of each case of a requested variation, and the reasons for recommending or denying such variation shall be specified. Every rule or regulation, every amendment or repeal thereof, and every order, requirement, decision or determination of the Board shall be filed immediately in the office of the Board and shall be a public record . The Board shall adopt its own rules of procedure not in conflict with this ordinance or with the Michigan Statutes in such case made and provided . The presence of three (3) or more members shall constitute a quorum, and a majority vote on all questions shall be required for passage thereof, except as provided in Section 3. Section 3. ACTION OF THE BOARD The concurring vote of two-thirds (2/3) of the members of the Board shall be necessary to reverse any order, requirement, decision or determination of the Buildi~g Official or to decide in favor of an applicant on any of the matters specified in Section 4. The Board may reverse or affirm, wholly or partly, or may modify the order, requirement, decision, or determination appealed from and shall make such 9rder, requirement, decision, or determinaiton as in its opinion should be made in the premises, and to that end shall have all the powers of the officer from whom the appeal is taken . The decision of the Board shall not become final until the expiration of five (5) days from t h e d ate of the entry of such order unless the Board shall fin d the immediate effect of such order is necessary for the pres e rvation of property or personal rights and shall so certif y on the rec o rd. - 59 - i r It ! I 1 �- - -·---- ·- -·· - --·-·- No order of the Board permitting the erection or alteration of a building shall be valid for a period longer than ninety 190) days unless a building permit for such erection or alteratibn is obtained within such period and such erection or alteration is started and proceeds to completion in accordance with the terms of such permit. No order of the Board permitting a use of a building or premises shall be valid for a period longer than ninety (90) days, unless such use is established within such period; provided, however, that where such use permitted is dependent upon the erection or alteration of a building, such order shall continue in force and effect if a building permit for said erection or alterations is obtained within such period and such erection or alteration is started and proceeds to completion in accordance with the terms of such permit. Section 4. AUTHORITY The Board shall: Hear and determine appeals from and review any order, require1. ment, decision or determination made by the Building Official, subject to the standards established herein. 2. , Hear and determine petitions for special uses subject to the standards established herein. 3. Hear and aries of !Article Building interpret the zoning district map Is) and the boundsuch districts subject to standards herein established II .I, Section 21 upon request by the Commission, the Official, or an aggrieved or interested party. 4. Hear and interpret the terms, conditions, requirements and provisions of this ordinance in such a way as to carry out the purpose and intent of this ordinance. 5. Permit the continuance of a non-conforming use, building, or structure that has ceased or discontinued for a period of six {61 months, provided that the owner of the building or premises devoted to said us~·c~n show proof that the intent was not to discontinue. APPEALS FOR VARIATIONS, HOW TAKEN Section 5. Appeals to the Board may be taken by any person aggrieved or l. by any officer, department, board or bureau of the City affected by a decision of the Building Official. Such appeal shall be taken within such time as shall be prescribed by the Board of Appeals by general rule, by the filing with the Building Official and the Bo a r d of Apµe a ls a notice of appeal specifying the grounds ther e o f a ft e r paying a fee of $5.00 to the - 60 - �, I • City Treasurer. The Building Official shall forthwith transmit to the Board all the papers consututing the record upon which the action appealed from was taken. I 2. An appeal stays all proceedings of the action appealed from unless the Building Official certifies to the Board that a stay would cause imminent peril to life or property in which case a restraining order may be granted by the Board of Appeals or by the circuit court, on application, on notice to the Building Official and on due cause shown. 3. The Board of Appeals shall fix a reasonable time for the hearing of the appeal and give due notice thereof to the parties including all owners of record of property within three hundred (300) feet of the premises in question, such notice to be delivered personally or by mail addressed to the respective owners at the address given in the last assessment roll, and shall decide the same within thirty (30) days. Upon the hearing, any party may appear in person or by agent or by attorney. 4. Standards for Variance The Board, after public hearing, may vary the terms of this ordinance, but no such variation shall be granted except upon a determinatlon and finding that: a. The grant will not be injurious to the public health, safety, and general welfare. b. The use or value of the land or area adjacent to the property included in the variance will not be adversely affected. c. The need for the variance arises from some condition peculiar to the property involved and does not exist in similar property in the same district. d. The strict application of the Lerms of this ordinance will constitute an unusual and unnecessary hardship as applied to the property in which the variance is sought. e. That such variance is ne~essary for the preservation and enjoyment of a substantial pro?erty right possessed by other property in the same vicinity and district but which is denied to the property in qu e stion. f. That such variance is the mini mum departure from the strict application of the provisions of this ordinance which will afford relief. g. The Board shall not grant a v a ri a ti o n Erorn a use district or classification. - 61 - .I �5. The Board, in granting an appeal, may prescribe any reasonable conditions applying thereto that it may deem necessary in carrying out the general purpose of this ordinance. 1 Section 6. SPECIAL USES It is recognized that there are certain uses, which because of their unique characteristics, unusual size, infrequent occurrence, safety hazard, effect on surrounding property, cannot be classified in any particular district, without cor.sideration of the impact on those uses at a specific location. Such uses fall into two categories: l. Uses publicly operated or traditionally associated with a public interest. 2. Uses private in character but of such nature that their operation may give rise to problems of their impact on neighboring property or public facilities. Section 7. PETITIONS FOR SPECIAL USE, HOW TAKEN l. Petitions for a special use shall be taken, processed, heard and determined in the same manner and procedure as required for a variation. However, the Board may permit special uses only in the districts in which they are listed (Articles IV thru VI l • 2. Standards for Special Use No special use shall be granted unless the Board shall find: a. That the establishment, maintenance, or operation of the special use will not be detrimental to or endanger the public health, safety, comfort, or general welfare. b. That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the general area. c. That the establishment oI the special use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. d. That adequate utilities, access roads, drainage and necessary facilities have been or are being provided. e. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets. - 62 - �3. Conditions and Guarantees I Prior to the granting of any special use, the Commission may recommend and the Board shall stipulate such conditions and restrictions upon the establishment, location, construction, maintenance, and operation of the special use as deemed necessary for the protection of the public interest and to secure compliance with the standards and requirements specified in this section. In all planned unit developments and all mobile home parks, the findings and recommendations of the Commission shall be required. In all cases in which special uses are granted, the Board shall require such evidence and guarantees as it may deem necessary as proof that the conditions stipulated in connection therewith are being and will be complied with. 0 - 63 - �ARTICLE X - AMENDMENT, VIOLATION ANL PENALTY, VALIDITY Section l .• AMENDMENT The Council may from time to time amend this ordinance in the manner prescribed by the statutes of the State of Michigan. No such amendment shall be made until it shall have been referred to the Commission and a report received from said Commission of the effect of said amendment upon the City and the welfare of the inhabitants thereof. The Commission shall hold one (1) public hearing upon such amendment as required by law and is hereby designated as the body to hold such hearings. If no report 1s received from the Commission in sixty (60) days, it may be assumed that said Commission has approved the amendment. Before any action shall be taken as provided in this section, the party or parties proposing or recommending a change in the district regulations or district boundaries shall deposit with the City Treasurer the sum of Fifty Dollars ($50.001 to cover the approximate cost of this procedure and under no condition shall said sum or any part thereof be refunded for failure of said change to be adopted by the Council. Section 2. VIOLATION AND PENALTY The owner or agent of a building or premises in or upon which a violation of any provision of this ordinance has been committed or shall exist, or the lessee or tenant of an entire building or entire premises in or upon which violation has been committed or shall exist, or the agent, architect, building contractor or any other person who commits, takes part or assists in any violation or who maintains any building or premises in or upon which such violation shall exist, shall be guilty of a misdemeanor and, upon conviction, shall be punished by a fine not to exceed One Hundred Dollars ($100.00). Each and every day that such violation continues may constitute a separate offense. In case any building or structure is erected, constructed, reconstructed, altered, repaired, converted or maintained, or any building, structure or land is used in violation of this ordinance, the appropriate author1t1es of. the City, in addition to other remedies, may institute approir1ate action or proceeding to prevent such unlawful erection, construction, reconstruction, alteration, conversion, maintenance, or use, or to correct or abate such violation, or to prevent the occupancy of said building, structure or land. - 65 - �l I I f Section 3. VALIDITY If any part or parts of this ordinance shall be held to be unconstitutional, such unconstitutionality shall not affect the validity of the remaining parts of this ordinance.1 The Council hereby declares that it would have passed the remaining parts of this ordinance if it had known that such part or parts thereof would be declared unconstitutional. Section 4. REPEAL OF CONFLICTING ORDINANCES Ordinance No. 141, THE ZONING ORDINANCE OF THE CITY OF NILES, MICHIGAN, approved July 22, 1957, is hereby repealed. All other ordinances or parts of ordinances inconsistent with the provisions of this ordinance are, to the extent of their inconsistency, repealed. Section 5. ADOPTION This ordinance shall take effect and be in force twenty-one (21) days after the date of its adoption and approval by the Common Council. Adopted and approved October 26 SIGNED: Ralph Wegner Mayor ATTEST: Burt C. Luth City , Clerk I ! - - 66 - 1970 �::"~ -:..~---_:_-_:_,_ ·~---.- - ___ : ----=-~ -- -· - -- ··-. '\ 1r,:; CITY OF NILES · MICHIGAN - .. .. I __. '---·-- - I J T ZONING ,, c-- I q IA I MAP Slf,C,L[•rAMILY R[SID[NTIIIL - LB rwo B "4ULTI . rAMILY RE s ~°"'l ~ HB it¾! P?7/ R? LOC A, BUSINESS t11G"1""'l.' BUS1NtSS Q �ZONING ORDINANCE ORDINANCE NO. ------ CITY OF NILES BERRIEN COUNTY, MICHIGAN PREPARED BY: CITY OF NILES CITY PLANNER PLANNING COMMISSION FEBRUARY, 1990 �TABLE OF CONTENTS PREAMBLE AND ADOPTION ARTICLE I: ARTICLE II: INTENT AND PURPOSE ARTICLE Ill: RULES AND DEFINITIONS Section Section 3.01 3.02 ARTICLE IV: Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section Section 4.01 4.02 4.03 4.04 4.05 4.06 4.07 4.08 4.09 4.10 4.11 4.12 4.13 4.14 4.15 4.16 4.17 4.18 4.19 4.20 4.21 4.22 4.23 4.24 4.25 4.26 ARTICLE V: Section Section 5.01 5.02 Section Section 5.03 5.04 Section Section 5.05 5.06 Section 5.07 Section 5.08 TITLE Rules Definitions SUPPLEMENTARY DISTRICT REGULATIONS Scope of Regulations Use and Bulk Regulations Dwellings on Small Lots Lot Coverage Access to Public Streets Number of Buildings on a Zoning Lot Rezoning of Public and Semi-Public Areas Accessory Buildings Accessory Uses Temporary Buildings Home Occupations Existing Special Use Uses Not Specifically Permitted in District Exterior Lighting Exceptions to Height Regulations Swimming Pools Outdoor Storage in Residential Districts Front Yard Corner Lot Landscaping Provisions Fences Stripping of Top Soil Antennas Unlicensed or Inoperable Motor Vehicles Division of a Zoning Lot National Flood Insurance Program NONCONFORMING LOTS, USES AND STRUCTURES Intent Nonconforming Use of Land or Land with Minor Structures Only Nonconforming Structures Nonconforming Uses of Structures or of Structures & Premises in Combination Repair and Maintenance Uses Under Special Use Provisions Are Not Nonconforming Uses Zoning Compliance Permit for Nonconforming Structures and Uses Change of Tenancy or Ownership �ARTICLE VI: Section Section Section Section 6.01 6.02 6.03 6.04 ARTICLE VII: Section Section Section Section 7.01 7.02 7.03 7.04 ARTICLE VIII: Section Section Section Section Section 8.01 8.02 8.03 8.04 8.05 ARTICLE IX: Section Section Section 9.01 9.02 9.03 ARTICLE Section Section ARTICLE Section Section Section Section Section ARTICLE X: 10.01 10.02 XI: 11.01 11.02 11.03 11.04 11.05 XII: Section Section Section Section Section Section Section 12.01 12.02 12.03 12.04 12.05 12.06 12.07 ARTICLE XIII: Section Section Section Section Section Section Section 13.01 13.02 13.03 13.04 13.05 13.06 13.07 ZONING DISTRICTS AND MAPS Districts Official Zoning Map Interpretation of District Boundaries Zoning of Public Ways RESIDENCE DISTRICTS Statement of Legislative Intent R-1, Single Family Residence District R-2, Two Family Residence District R-3, Multiple Family Residence District BUSINESS DISTRICTS Statement of Legislative Intent C-1, Local Business District C-2, Downtown Retail District C-3, Community Business District OC, Office Commercial District INDUSTRIAL DISTRICTS Statement of Legislative Intent 1-1, Light Industrial District 1-2, General Industrial District SPECIAL DISTRICTS· Open Space District Plain Flood, Overlay District SCHEDULE OF PERMITTED AND SPECIAL USES Planned Unit Development Residential Uses Commercial Uses Industrial Uses Public and Semi Public Uses OFF STREET PARKING AND LOADING Purpose General Provisions - Parking and Loading Off Street Parking - Regulations Location of Accessory Off-Street Parking Facilities Schedule of Parking Requirements Exclusions General regulations - Off-Street Loading SPECIAL USES Purpose Authority Initiation Application Hearing Review and Approval Issuance of a Special Use Permit - 1 - - ----- - ---- ~~ - - - - - - - -----~---- �Section Section Section Section Section Section ARTICLE Section Section Section Section ARTICLE Section Section Section Section Section Section ARTICLE 13.12 13.13 XIV: XV: PLANNED UNIT DEVELOPMENT Provisions and Requirements Procedure Content of Petition Construction of Improvements Street Classification Standards 15.04 15.05 15.06 XVI: ARTICLE XVII: Section Section Section 17.02 17.03 AMENDMENTS Authority Initiation of Amendment Content Processing Public Hearing Protest Petition Enactment Official Filing and Map Change 16.01 16.02 16.03 16.04 16.05 ADMINISTRATION Zoning Administrator Duties and Limitations of the Zoning Administrator Zoning Compliance Permit Administrator 17.01 ARTICLE XVIII: Section Section Purpose When Required Contents Application, Review Process, Approval 15.01 15.02 15.03 16.06 16.07 16.08 ARTICLE SITE PLAN 14.01 14.02 14.03 14.04 Section Section Section Section Section Section Section Section Section Section Section Section Appeal Basis of Determinations Effective Date Permit Validity Requirements for Compliance - Penalties Once Granted a Special Use Permit, the Use is a Permitted Use 13.08 13.09 13.10 13.11 BOARD OF APPEALS 18.01 18.02 Creation and Membership Jurisdiction and Authority Appeals from the Board of Appeals Duties of Zoning Administrator, Board of Appeals, and Courts on Matters of Appeals 18.03 18.04 IX)\ SCHEDULE OF FEES, CHARGES, EXPENSES 19.01 19.02 -- Fees Fee Schedule �ARTICLE Section Section Section Section ARTICLE Section Section XX: 20.01 20.02 20.03 20.04 XXI: 21.01 21.02 GENERAL PROVISIONS ---- Interpretation Separability Abatement of Nuisance Violation, Penalty, Enforcement REPEAL OF PREVIOUS ORDINANCE: EFFECTIVE DATE -- Repeal of Previous Ordinance Effective Date ~ - - - - - --- - - -- - -------- �ORDINANCE NO. CITY OF NILES ZONING ORDINANCE PREAMBLE The City of Niles, Berrien County, Michigan, under and by virtue of the provisions of the Act No. 207 of the Public Acts of 1921, as amended does hereby ordain: ARTICLE I TITLE This Zoning Ordinance Zoning Ordinance. may be designated as the City of Niles ARTICLE II INTENT AND PURPOSE This ordinance is adopted to implement the City's Master Plan for the following purposes: I -~ 1) To promote and protect the public health, safety, morals, comfort and general welfare of the people of the City of Niles, Berrien County, Michigan; 2) To divide the City of Niles into zones or districts, restricting and regulating therein the location, erection, construction, reconstruction, alteration, and use of buildings, structures and land for residence, business, manufacturing and other specified uses; 3) To protect the character and stability of the residential, business, and manufacturing areas within the City of Niles and to promote the orderly and beneficial development of such areas; 4) To provide adequate light, air, privacy and convenience of access to property; 5) To regulate the intensity of use of lot areas and to determine the area of open spaces surrounding buildings, necessary to provide adequate light and air, and to protect the public health; 6) To establish building lines and the locations of buildings designed for residential, business and manufacturing or other uses within such areas; 7) To fix reasonable standards to which buildings or structures shall conform therein; 8) To prohibit uses, buildings or structures incompatible with the character of deV,elopment or intended uses within specified zoning districts; 9) To prevent additions to or alterations of existing buildings or structures in such q way as to avoid the requirements established herein; 10) To limit congestion in the public streets and protect the public health, safety, convenience and general welfare by providing for the off--street parking of motor vehicles and the loading and unloading of commercial vehicles; 1 - - - - - - - ~ - -- - - - - -- -- - - - -- ~- �11) To facilitate adequate provision for a system of transportation, sewage disposal, safe and adequate water supply, education, recreation and other public requirements; 12) To protect against fire, explosion, noxious fumes and other hazards in the interest of public health, safety, comfort and ger:ieral welfare; 13) To prevent the overcrowding of land and undue concentration of structures, so far as is possible and appropriate in each district, by regulating the use and bulk of buildings in relation to the land surrounding them; 14) To conserve the taxable value of land and buildings throughout the City of Niles; 15) To conserve the natural resources and character of land throughout the City of Niles; i 6) To provide for the gradual elimination of non-conforming uses of land, buildings, and structures which are adversely affecting the character and value of desirable development in each district; 17) To define and limit the powers and duties of the administrative officers and bodies as provided herein; 18) And to prescribe the penalties for the violation of the provisions of this Ordinance or any amendments thereto. 2 - -- ---- --- - ~ �ARTICLE Ill RULES AND DEFINITIONS Section 3.01 = Rules In the construction of this Ordinance, the rules and definitions contained in this section shall be observed and applied, except when the context clearly indicates otherwise: 1) Words used in the present tense shall include future: 2) Words in the singular number include the plural number and words in the plural number include the singular number; The phrase "used for" shall include the phrases "arranged for", designed for", "intended for 11, "maintained for", and "occupied for"; 3) 4) The word "shall" is mandatory; 5) The word "may" is permissive. Section 3.02 = Definitions ABANDONMENT: Any action or inaction indicating an intent to give up one s right or interest in property or intention to give up a particular use of such property. 1 ACCESSORY BUILDING OR USE: An accessory building or use is one which: 1) Is subordinate to and serves a principal building or principal use; 2) Is subordinate in area, extent or purpose to the principal use served; 3) Contributes to the comfort, convenience or necessity of occupants of the principal building or principal use served; and 4) Is located on the same zoning lot as the principal building or principal use served with the single exception of such accessory off-street parking facilities as are permitted to locate elsewhere on the same zoning lot with the building or use served. An accessory use includes, but is not limited to the following: 1) A children 1s playhouse, garden house, and private greenhouse; 2) A shed, garage or building for domestic storage; 3} Incinerators, incidental to residential use; 4) Storage of merchandise normally carried in stock on the same lot with any retail service or business use, unless such storage is excluded by the district regulations; 5) Storage of goods; used in or produced by manufacturing activities on the same lot or parcel of ground with such activities unless such storage is excluded by the district regulations; 6) Swimming pool, private for use by the occupants and his/her guests; �7) Off-street motor car parking areas, and loading facilities; 8) Signs (other than advertising signs) as permitted and regulated in each district incorporated herein; 9) Carports; 10) Public utility facilities -- telephone, electric, gas water and sewer lines, their supports and incidental equipment unless such use is excluded by the district regulations. ACREAGE: Any tract or parcel of land having an area of one or more which has not heretofore been subdivided or platted. AGRICULTURE: All the processes of planting, growing, harvesting of crops in the open and the raising and feeding of livestock and poultry; including farming, farm buildings and farm dwellings, truck gardens; flower gardens apiaries , aviaries, mushroom growing, nurseries, orchards, forestry, dairying, green houses and commercial vegetables. AIRPORT: Any area of land which is used or intended to be used for the landing and taking off of aircraft, and any appurtenant areas which are used or intended for use of airport building or other airport facilities located thereon. ALLEY: A public way, not more than thirty (30) feet wide, which affords only a secondary means of access to abutting property. ALTERATION, STRUCTURAL: Any change which would tend to prolong to alter the life of or alter or change or remove the supporting members of a building or structure, such as bearing walls, columns, beams or girders. ANIMAL HOSPITAL: Any building or portion thereof designed or used for the care, observation or treatment of household domestic animals. ANTENNA: Any system of wires, poles, rods, reflecting discs or similar devices used for the transmission or reception of electromagnetic waves, which system is external or attached to the exterior of any building. Antennas shall include devices having active elements extending in any direction, and directional beam type arrays having elements carried by and disposed from a generally vertical mast or tower interconnecting the boom and antenna support, all of which elements are deemed to be a part of the antenna. Antennas shall also include satellite receivers, satellite dishes or discs, direct broadcast systems (OBS 1s) and television reception only systems (lVRO's) . The height of an antenna shall be the total maximum to which it is capable of being raised and shall be measured from the highest mounted or from the peak of the roof it roof mounted. APARTMENT: A room or suite of rooms in a multiple family structure which is arranged, designed, used or intended to be used as a single housekeeping unit. Complete kitchen facilities, (sink, stove, refrigerator and storage facilities), and necessary sanitary facilities must always be included for each apartment. APARTMENT HOTEL: SeeHOTELAPARTMENT AUDITORIUM: A room, hall or building, made a part of a church, theater, school, recreation building or other building assigned to the gathering of people as an audience to hear lectures, plays and other presentations. 2 �AUTOMOBILE LAUNDRY (AUTOMATIC): A building or portion thereof containing facilities for washing automobiles, using production line methods with a chain conveyor, blower, steam cleaning device or their mechanical devices. AUTOMOBILE REPAIR, MAJOR: Engine rebuilding or major reconditioning of worn or damaged motor vehicles or trailers; collision service including body, frame or fender straightening or repair, and painting of vehicles. AUTOMOBILE SERVICE STATION: Building and premises where gasoline, oil, grease, batteries, tires and automobile accessories may be supplied and dispensed at retail, also cold drinks, package foods, tobacco and other similar convenience goods for service station customers may be provided as accessory and incidental to the principal operation. Other incidental services including minor automobile repair and automobile washing and polishing where no chain conveyor, blower or steam cleaning devices are employed, may be provided. Automobile service stations shall not include sale or storage of automobiles or trailers (new or used) or major automobile repairs. AUTOMOBILE AND TRAILER SALES AREA: An open area other than a street used for the display or sale of new or used automobiles or trailers, and where no repair work is done except for minor incidental repair of automobiles of trailers to be displayed and sold on the premises. AUTOMOBILE WRECKING YARD: Any place where one or more motor vehicles, not in running condition or parts thereof, are stored in the open and are not being restored to operation or any land, building or structure used for wrecking or storing of such motor vehicles or parts thereof and including the commercial salvaging of any other goods, articles or merchandise. Also, any motor vehicle stored by mounting on blocks or any other means for more than thirty (30) days. AWNING: A rooflike cover, temporary in nature, which projects from the wall of a building or overhangs the public way. BANKS AND FINANCIAL INSTITUTIONS: Commercial banks, currency exchanges, savings and loan associations, brokerage offices and other similar financial institutions, but not including loan offices, finance companies and pawn shops. BASEMENT: A story partly or wholly underground. Where more than one-half (1/2) of its height is above the established curb level or above the average level of the adjoining ground where the curb level has not been established, a basement shall be counted as a story for the purpose of height measurement. BEACH: Beach is that portion of the shore line of the river known as "St. Joseph" or any man-made watercourse, both above and below the high water line which is sanded, pebbled or graveled and used for activities normally associated with shorefront properties. BEDROOM: Any room other than a living room, family room, dining room, kitchen, bathroom or utility room for the purpose of this Ordinance, shall be considered a bedroom. BLOCK: A tract of land bounded by streets or in lieu of a street or streets, by public parks, cemeteries, railroad rights-of-way, bulkhead lines or shore lines of waterways or corporate boundary lines of municipalities. BOARD OF APPEALS: The Zoning Board of Appeals of the City of Niles. 3 ----♦--- �BOARDING HOUSE: A building other than a hotel or restaurant where meals are provided for compensation to three but not more than twelve persons, who are not members of the keeper's family. BOATHOUSE: Any structure designed for the purpose of protecting or storing of boats used in conjunction with a residence for noncommercial purposes, and located on the same lot as the principal building and not for human habitation. BORROW PIT: Any place or premises where dirt, soil, gravel or other material is removed by excavation or otherwise below the grade of surrounding land for any purpose other than the necessary and incidental to grading or to building construction or operation on the premises. BUILDABLE AREA: The space remaining on a zoning lot after the minimum open space requirements have been complied with. BUILDING: Any covered structure built for the support, shelter or enclosure of persons, animals, chattels or movable property of any kind, and which is permanently affixed to the land. BUILDING, DETACHED: A building surrounded by open space on the same building lot. BUILDING HEIGHT: The vertical distance measured form the sidewalk level or its equivalent established grade opposite the middle of the front of the building to the highest elevation of the roof in the case of a slant or flat roof; to the deck line of a mansard roof; and to the mean height level between eaves and ridge of a gable, hip or gambrel roof; provided that where buildings are set back from the street line, the height of the building may be measured from the average elevation of the finished lot grade at the front of the building. BUILDING LINE: The line nearest the front of and across a zoning lot, establishing the minimum open space to be provided between the front line of a building or structure and the street right-of-way line. BUILDING, NON-CONFORMING: Any building which does not conform to the regulations herein prescribing the required yards, coverage, height and setbacks, minimum required usable open space for the district in which the building is located. BUILDING PERMIT: A permit by the Building Official of the City of Niles for the construction, alteration, removal or demolition of a building or structure within the City of Niles. BUILDING, PRINCIPAL: A non-accessory building in which the principal use of the zoning lot on which it is located is conducted. BUILDING SETBACK LINE: A line parallel to the street line at a distance from it, regulated by the front yard requirements set up herein. BUILDING, TEMPORARY: Any building not designated to be permanently located in the place where it is or where it is intended to be placed or affixed. BULK: The term used to indicate the size and setbacks of buildings or structures and location of same with respect to one another and includes the following: 1) Size and height of buildings; 4 -~ - - - - - - - - - -- - -- - ◄ �2) Location of exterior walls at all levels in relation to lot lines, street, or other buildings; 3) All open spaces allocated to the building; 4) - Amount of lot area per dwelling unit; 5) Required parking areas. BUS LOTS: Any lot or land area used for the storage or layover of passenger buses, school buses, or motor coaches. BUSINESS AND PROFESSIONAL OFFICE: The office of an engineer, doctor, dentist, attorney, real estate broker, insurance broker, architect, or other similar professional person and any office used primarily for accounting correspondence, research, editing or administration. CARPORT: A roofed-over area attached and/or detached to the principal building for vehicle storage, which may be open on three sides if attached or four sides if detached. Cl1Y: The City of Niles, Michigan. CLINIC OR MEDICAL HEALTH CENTER: A medical center clinic is an establishment where three or more licensed doctors of medicine engage in the practice of medicine, operating on a group or individual basis, with pooled facilities such as coordinated laboratory, x-ray and allied departments, for the diagnosis and treatment of humans, which need not but may include a drug prescription counter (not a drug store) for the dispensing of drugs and pharmaceutical products to the patients of the said organization. In addition to the above, the medical center or medical clinic may include the space for the practice of dentistry. CLUB OR LODGE, PRIVATE: A non-profit association of persons who are bona fide members paying annual dues, which owns, hires or leases a building or portion thereof, the use of such premises being restricted to members and their quests. CLUSTER SUBDIVISION: A land subdivision with a majority of the individual building sites abutting directly on parks or other common open space. COUNTRY CLUB: A facility, intended to be non-profit, under the management of private membership association which leases and/or owns a minimum of 60 acres of contiguous property on which are located structures and site developments including a minimum of a nine-hole golf course, club house, maintenance buildings and possible other customary facilities including but not limited to a restaurant with or without liquor license, locker room, pro-sales shop, swimming pool, game room, outdoor activity areas; intended for use solely by members and guests. COURT, OUTER: An open unoccupied space opening onto a street, alley or yard. CURB LEVEL: The level of the established curb in front of the building measured at the center of such front. Where a building faces on more than one street, the "curb level" shall be the average of the levels of the curbs at the center of the front of each street. Where no curb elevation has been established the mean of the street grade shall be considered "curb level". DAY NURSERY: A building or portion thereof used for the daytime care of preschool children. 5 �DISTRICTS: The areas into which the City of Niles has been divided for which uniform regulations governing the use, size and intensity of land and buildings and open space about buildings are established. DRIVEWAYS: A paved, private drive connecting a house, garage or other building with a street. DWELLING: A building or portion thereof, but not including house trailer or mobile home, designed or used exclusively for residential occupancy, including one-family dwelling units, two-family dwelling units, but not including hotels, motels, boarding or lodging houses. DWELLING UNIT: A room or rooms connected together constituting a separate, independent housekeeping establishment for one (1) family occupancy, and physically separated from any other rooms or dwelling units which may be in the same structure, and containing independent cooking, bathroom and sleeping facilities. DWELLING, DETACHED: A dwelling which is entirely surrounded by open space and is not connected to any other dwelling unit by roof, walls or porches on the same lot. DWELLING, SINGLE-FAMILY: A detached residential dwelling unit, other than a mobile home, designed for and occupied by one (1) family only. DWELLING, TWO-FAMILY: A detached residential building, other than a mobile home, containing two (2) dwelling units designed for occupancy by not more than two (2) families. DWELLING, MODULAR: A detached residential dwelling composed of two or more units containing an assembly of materials or products intended to comprise part of a building or structure, which are assembled at other than the final location of the unit of the circumstances intended to insure conformity of quality and material content. DWELLING, MULTIPLE-FAMILY: A residential building, other than a mobile home, designed for or occupied by three {3) or more families, with the number of families in residence not exceeding the number of dwelling units provided. DWELLING, ROW (PARTY WALL): A row of two to eight attached one-family party wall dwellings, not more than two and one-half stories in height, not more than two rooms in depth, measured from the building line. DWELLING, GROUP: Two or more one-family, two-family, or multiple family dwellings or boarding or lodging houses, located on one zoning lot but not including tourist courts or motels. EDUCATIONAL INSTITUTION: Public, parochial schools, charitable or non-profit junior college, college or university, other than trade or business schools including instructional and recreational uses with or without living quarters, dining rooms, restaurants, heating plants and other incidental facilities for students, teachers, and employees. EFFICIENCY UNIT: A dwelling unit consisting of one principal room for living, sleeping, and eating plus facilities for cooking and complete bath and toilet facilities. FAMILY: One or more persons related by blood, marriage or adoption, or a group of not more than five persons (excluding servants) who need not be related by blood, marriage or adoption, living together and maintaining a common household but not including sororities, fraternities, or other similar organizations. 6 �FENCE: A constructed structure which is vertical to the terrain, and consists of equally spaced vertical support members (posts), to which have been affixed horizontal and/or vertical materials which span the openings between the vertical support members (posts), thus forming an enclosure for limiting access to and from real property. FLOOD INSURANCE RATE MAP (FIRM): The official map on which the Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the City. FLOOD INSURANCE STUDY: The official report provided by the Federal Insurance Administration that includes flood profiles, the Flood Boundary-Floodway Map and the water surface elevation of the base flood. FLOODPLAIN: The area defined by the most current 100 year flood hazard elevation (1 % chance of flooding in any given year) as described within the U.S. Department of Housing and Urban Development - Federal Insurance Administration, Flood Insurance Study for the City of Niles, Michigan. FLOODWAY: The channel of a river or the water course and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than .01 foot. GROSS FLOOR AREA (FOR THE PURPOSE OF DETERMINING REQUIREMENTS FOR OFF-STREET PARKING AND OFF-STREET LOADING): The floor area shall mean the sum of the gross horizontal area of the several floors of the buildings or portion thereof, devoted to such use, including accessory storage areas located within selling or working space, such as counter, rack or closets, and any basement floor area devoted to retailing activities to the production of goods or to business or professional offices. HOWEVER, floor area for the purpose of measurement of off-street parking spaces shall not include floor area devoted primarily to storage purposes. The following areas shall not be included for the purpose of measurement of off-street parking spaces. 1) Floor area devoted to off-street parking or loading facilities, including aisles, ramps, and maneuvering space. 2) Basement floor area other than area devoted to retailing or service activities or the production or processing of goods, or the business or professional offices. FREEWAY: A major highway having no intersections at grade and having fully controlled access, hence 11free 11 from conflicts and interruptions. FRONTAGE: All the property fronting on one side of a street between the nearest intersecting streets or between a street and a right-of-way, waterways or other similar barrier. GARAGE, BUS: Any building used or intended to be used for the storage of three or more passenger motor buses or motor coaches used in public transportation including school buses. GARAGE, PRIVATE: Any accessory building or an accessory portion of the principal building in which is intended for and used to store the private passenger vehicles of the family or families resident on the premises, and in which no business, service or industry connected directly or indirectly with the automotive vehicles is carried on; provided that not more than one-half of the space may be rented for the private vehicles of 7 �I and recreational uses with or without living quarters, dining rooms , restaurants, heating plants and other incidental facilities for students, teachers, and employees. EFFICIENCY UNIT: A dwelling unit consisting of one principal room for living, sleeping, and eating plus facilities for cooking and complete bath and toilet facilities . FAMILY: One or more persons related by blood, marriage or adoption , or a group of not more than five persons (excluding servants) who need not be related by blood, marriage or adoption, living together and maintaining a common household but not including sororities, fraternities, or other similar organizations. FENCE: A constructed structure which is vertical to the terrain , and consists of equally spaced vertical support members (posts) , to which have been affixed horizontal and/or vertical materials which span the openings between the vertical support members (posts) , thus forming an enclosure for limiting access to and from real property. FLOOD INSURANCE RATE MAP (FIRM): The official map on which the Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the City. FLOOD INSURANCE STUDY: The official report provided by the Federal Insurance Administration that includes flood profiles, the Flood Boundary-Floodway Map and the water surface elevation of the base flood . FLOODPLAIN: The area defined by the most current 100 year flood hazard elevation (1% chance of flooding in any given year) as described within the U.S. Department of Housing and Urban Development - Federal Insurance Administration , Flood Insurance Study for the City of Niles, Michigan. FLOODWAY: The channel of a river or the water course and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water stJrface elevation more than .01 foot. GROSS FLOOR AREA (FOR THE PURPOSE OF DETERMINING REQUIREMENTS FOR OFF-STREET PARKING AND OFF-STREET LOADING): The floor area shall mean the sum of the gross horizontal area of the several floors of the buildings or portion thereof, devoted to such use, including accessory storage areas located within selling or working space, such as counter, rack or closets, and any basement floor area devoted to retailing activities to the production of goods or to business or professional offices . HOWEVER, floor area for the purpose of measurement of off-street parking spaces shall not include floor area devoted primarily to storage purposes. The following areas shall not be included for the purpose of measurement of off-street parking spaces. 1) Floor area devoted to off-street parking or loading facilities , including aisles, ramps , and maneuvering space. �2) Basement floor area other than area devoted to retailing or service activities or the production or processing of goods, or the business or professional offices. FREEWAY: A major highway having no intersections at grade and having fully controlled access, hence "free" from conflicts and interruptions. FRONTAGE: All the property fronting on one side of a street between the nearest intersecting streets or between a street and a right-of-way, waterways or other similar barrier. GARAGE, BUS: Any building used or intended to be used for the storage of three or more passenger motor buses or motor coaches used in public transportation including school buses. GARAGE, PRIVATE: Any accessory building or an accessory portion of the principal building in which is intended for and used to store the private passenger vehicles of the family or families resident on the premises, and in which no business, service or industry connected directly or indirectly with the automotive vehicles is carried on ; provided that not more than one-half of the space may be rented for the private vehicles of persons not resident on the premises, except that all the space in a garage of one or two car capacity may not be so rented. Such a garage shall not be used for ·more than two commercial vehicles and the load capacity of such vehicles shall not exceed two and one-half tons. GARAGE, PUBLIC: A building other than a private garage used for the care, incidental serving and sale of automobile supplies or where motor vehicles are parked or stored for renumeration, hire or sale within the structure but not including trucks, tractors, truck trailers and commercial vehicles exceeding one and one-half tons capacity. GOLF COURSE: Public, semi-public, or private grounds over which the game of golf is played, including accessory buildings and land uses incidental thereto, and consisting of at least forty-five (45) acres for each standard nine-hole course and twenty-five (25) acres for each nine hole "par 3" course. GRADE, STREET: The elevation of the established street in front of the building measured at the center of such front. Where no street grade has been established, the County or authorized engineer shall establish such street grade or its equivalent for the purpose of this section. GROUND FLOOR AREA: An occupation or profession carried on by an occupant of a dwelling unit as a secondary use which is incidental to the use of the dwelling unit for residential purposes. HEDGE: A vertical, row-like obstruction consisting of living vegetation, excluding trees, which is cultivated and maintained for pleasing appearance and serves as an enclosure for limited access to and from real property. �HOME OCCUPATION: An occupation or profession carried on by an occupant of a dwelling as a secondary use which is incidental to the use of the dwelling unit as a residence. HOSPITAL OR SANITARIUM: An institution devoted primarily to the maintenance and operation of facilities for the diagnosis, treatment or care for not less than twenty-four (24) hours in any week of three (3) or more non-related individuals suffering from illness, disease, injury, deformity or other abnormal physical or mental conditions. HOTEL, APARTMENT: A hotel in which at least ninety (90) percent of the hotel accommodation are for occupancy by the permanent guests. An apartment hotel having not less than fifty (50) guest rooms may have a dining room open to the public which is accessible only from an inner lobby or corridor. HOTEL, MOTEL, INN OR AUTO COURT: An establishment containing lodging accommodations. HOUSEHOLDER: The occupant of a dwelling unit who is either the owner or lessee thereof. KENNEL, COMMERCIAL: Any lot or premises or portion thereof on which more than four (4) dogs, cats or other household domestic animals over four (4) months of age are kept, or on which more than two (2) such animals are boarded for compensation or kept for sale. LABORATORY, COMMERCIAL: A place devoted to experimental study such as testing and analyzing. Manufacturing, assembly or packaging or products is not included within this definition. LOADING SPACE: Any off-street space or berth on the same lot with a building or contiguous to a group of buildings, for the temporary parking (less than 24 hours) of a commercial vehicle while loading or unloading merchandise or materials. LODGING OR ROOMING HOUSE: A building with the owner in residence with not more than five (5) guest rooms where lodging is provided for compensation pursuant to previous arrangement, but not open on a daily, overnight or per meal basis to transient guest. LOT: For the purpose of this Ordinance, a lot is a parcel of land of at least sufficient size, exclusive of areas under water, to meet minimum zoning requirements for use, coverage and area, and to provide such yards and other open spaces as are herein required. The word lot includes the words plot and parcel. Such lot shall have frontage on a recorded public or private street. In no case of division or combination shall any new or residual lot or parcel be created which does not meet the requirements of the Ordinance. LOT COVERAGE: The area of a zoning lot occupied by the principal building or buildings and accessory buildings. �The creation of a Lot of Record as defined in this Ordinance on a premises or parcel of land by the proprietor thereof, or by his successors or assigns, where the act of creating a Lot of Record creates five (5) or more Lots of Record each of which is ten (10) acres or less in area are created by successive acts within a period of ten (10) years shall be deemed subdividing as defined in Act 288 or 1967 and ·the Ordinances of the City of Niles. LOT TYPES: The diagram below illustrates terminology used in this Ordinance with reference to corner lots, interior lots, through lot and reverse corner lots: In the diagram, A = corner lot, defined as a lot located at the intersection of two (2) or more streets. A lot abutting on curved street or streets shall be considered a corner lot if straight lines drawn from the foremost points of the side lot lines to the foremost point of the lot meet on an interior angle or less than one hundred thirty (130 degrees. See lots marked A (1) in the diagram. B = interior lot, defined as a lot other than a corner lot with only one (1) street. Through lots abutting two (2) streets may be referred to as double frontage lots. C = through lot, defined as a lot other than a corner lot with frontage on more than one (1) street. Through lots abutting two (2) streets may be referred to as double frontage lots. D = reverse corner lot, defined as a corner lot, the rear of which abuts upon the side of another lot, whether across an alley or not. MANUFACTURE: The production, making or processing of products or commodities for general consumption of the public or for sale to specialized institutions or organizations. Also included is the subassembly, fabrications, or processing of parts or components for use in other products or commodities. MARINA: Any place where one or more boats are berthed or moored except where a property owner berths or moors his own personal boat only. A complete marina will normally have facilities or berthing, securing and servicing all types of recreational water craft, as well as providing adequate supplies, provisions, storage, fueling and launching facilities . The following facilities may, therefore, be provided in a complete marina: Recreational Facilities; Park and Picnic Grounds; Marina and Hardware Supply Store; Boat Handling Equipment; Fuel Station; Repair and Maintenance Shops ; Boat Gear and Storage; Launching Facilities ; Restaurant; Club House; Motel or Boatel ; Commercial Stores; Spectator Area; Pedestrian Area; Automobile Parking ; Lockers and Sanitary Facilities. Provided , however, that a permit for special use as a marina shall not include the right to use the property for any of the above purposes unless it is expressly provided for in the application and the special use permit, after full compliance with the requirements for securing a special use permit as provided for in Article XIII of the Zoning Ordinance of the City of Niles. �MARQUEE OR CANOPY: A rooflike structure of a permanent nature which projects from the wall of a building and may overhang the sidewalk and is designed and intended to protect pedestrians from adverse weather conditions. MOBILE HOME: A structure, transportable in one or more sections, which is built on a chassis and designed to be used as a dwelling with or without permanent foundation, when connected to the required utilities, and includes the plumbing, heating, air conditions, and electrical systems contained in the structure. Mobile home does not include a recreational vehicle. MOBILE HOME PARK: Any parcel or tract of land licensed and regulated under provisions of the State Mobile Home Park Act, being Act 419 of the Public Acts of 19767, as amended, under the control of any person, upon which three (3) or more occupied mobile homes are harbored on a continual or nonrecreational basis, or which is offered to the public for that purpose, regardless of whether a charge is made therefore, together with any building, structure, enclosure, street, equipment or facility used or intended for use incident to the harboring or occupancy of mobile homes. f MOBILE HOME SUBDIVISION: A "subdivision" as defined by the State Subdivision Control Act, being Act 288 of the Public Acts of 1967, as amended, which has been expressly established for the sole purpose of selling lots on which mobile homes may be used and occupied for residential purposes, and which has been established in full compliance with all applicable provision of the aforementioned Act and of all other applicable State, County, and City regulations. MOTOR FREIGHT TERMINAL: A building in which freight, brought to said building by motor truck is assembled and sorted for routing is either interstate or intrastate shipment by motor truck. NAME PLATE: A sign indicated the name and address of a building or the same of an occupant thereof, and the practice of a permitted occupation therein. NET SITE AREA: rights-of-way. The area of a zoning lot, parcel or tract, excluding boundary NON-CONFORMING USE: Any building, structure or land lawfully occupied by a use or lawfully established at the time of the adoption of the Ordinance or amendments thereto, which does not conform after the passage of the Ordinance or amendments thereto with the use regulations of the Ordinance . NOXIOUS MATTER: Material which is capable of causing injury to living organisms by chemical reaction or is capable of causing detrimental effe8ts upon the psychological, social or economic well being of human beings. �NON-CONFORMING USE: Any building, structure or land lawfully occupied by a use or lawfully established at the time of the adoption of the Ordinance or amendments thereto, which does not conform after the passage of the Ordinance or amendments thereto with the use regulations of the Ordinance. NOXIOUS MATTER: Material which is capable of causing injury to living organisms by chemical reaction or is capable of causing detrimental effects upon the psychological, social or economic well being of human beings. NURSERY, CHILD-CARE: An establishment for the part-time care of five or more children of pre-elementary school age in addition to the members of the family residing therein. All child care nurseries must comply with all governmental licensing regulations. NURSING HOME OR REST HOME: A commercial establishment for the care of children or the aged or infirm, or a place of rest for those suffering bodily disorders but not including facilities other than for physical care. All nursing homes must comply with all governmental licensing regulations. OCCUPANCY CERTIFICATE: A certificate issued by the Building Inspector stating the occupancy and use of land or a building or structure referred to therein complies with the provisions of this Ordinance. OPEN SALES LOT: A lot or parcel of land used or occupied for the purpose of buying, selling, or trading of all goods and commodities and including the storage of same prior to sale or exchange. ORDINANCE: The City of Niles Zoning Ordinance. PARKING AREA, PRIVATE: An open, hard surfaced area, macadam base and bituminous top, other than a street or public way intended to be used for the storage of passenger automobiles and commercial vehicles under one and one-half tons capacity, and available to the public, whether for compensation, fee or as an accommodation to clients or customers. PARKING FACILITY: An off-street parking strip, driveway, garage, or combination thereof which provides parking spaces, accessory to a principal use. PARKING SPACE, OFF-STREET: A space adequate for parking an automobile with room for opening doors on both sides, together with properly related access to a public street or alley and maneuvering room. Required off-street parking areas for three (3) or more automobiles shall have individual spaces marked, and shall be so designed, maintained and regulated that no parking or maneuvering incidental to parking shall be on any street, walk, or alley and so that any automobile may be parked and unparked without moving another. Each parking space shall comprise a net area of at least 10 feet by 20 feet. For purposes of rough computation, an off-street parking space and necessary access and maneuvering room may be estimated at 300 square feet, but off-street parking requirements will be considered to be met only when actual spaces meeting the requirements above are provided and maintained, improved in a manner appropriate to the circumstances of the case, and in accordance with all ordinances and regulations of the City. PLANNING COMMISSION: The City of Niles Planning Commission. 12 �PLANNED UNIT DEVELOPMENT: A tract of land which is planned as a whole for development under single ownership or control and which, by virtue of such unified planning and development, provides greater amenities, convenience or other benefits than normally would be had through the development, adequate provision shall be made for basic community facilities such as schools, parks, playgrounds and churches, among others. The minimum area for a planned unit development shall be: a) b) c) d) for for for for residential .... 3 acres; business ........ 3 acres; industrial... .. 10 acres; government.. .... 2 acres; PRINCIPAL USE: The main use of land or buildings as distinguished from a subordinate or accessory use. PUBLIC OPEN SPACE: Any publicly owned open area including but not limited to the following: parks, playgrounds, forest preserves, benches, waterways, parkways and streets. PORCH: A roofed-over structure, projecting out from the wall or walls or a main structure and commonly open to the weather in part. PUBLIC UTILITY: Any person, firm or corporation duly authorized to furnish under public regulation to the public electricity, gas, steam, telephone, transportation or water. RAILROAD RIGHT-OF-WAY: A strip of land with tracks and auxiliary facilities for track operation, but not including depth leading platforms, stations, train sheds, warehouses, car shops, car yards, locomotive shops, water towers, etc. RESTAURANT, DRIVE-IN: An establishment designed or operated to serve a patron while seated in an automobile parked in an off-street parking space. ROADSIDE STAND: A structure used or intended to be used solely by the householder, owner or tenant of the parcel on which such structure is located for the sale of the farm products raised on such parcel. SIGN, CHURCH BULLETIN BOARDS: A sign attached to the exterior of a church or located elsewhere on the church premises, used to indicate the services or activities of the church and including its name, it desired. SIGN, FLASHING: Any illuminated sign of which the artificial light is not maintained stationary or constant in intensity and color at all times when such sign is in use. For the purpose of this Ordinance, any revolving illuminated sign shall be considered a flashing sign. SPECIAL USE: A Special Use is a use that would not be appropriate generally or without restriction throughout the zoning district but which, if controlled as to number, area, location or relation to the neighborhood, would promote the public health, safety, welfare, morals, order, comfort, convenience, appearance, prosperity or general welfare. Such uses may be permitted upon the issuance of a Special Use Permit by the City Council in such zoning district as a Special Use, if specific provision for such Special Use is made in this Ordinance. STABLE, PRIVATE: Any building which is located on a lot on which a dwelling is located and which is designed, arranged, used or intended to be used for housing horses for the private use of occupants of the dwelling. 13 �STACKING REQUIREMENTS: For the purposes herein, stacking requirements are the number of cars that must be accommodated in a reservoir space while awaiting ingress or egress to specified business or service establishments. STORY: That portion of a building included between the surface of any floor and the surface of the floor above it, or if there is no floor above then the space between the floor and the ceiling next to it. Any portion of a story exceeding fourteen (14) feet in height shall be considered as an additional story for each fourteen (14) feet or fraction thereof. STORY, HALF: A half-story is that portion of a building under a gable, hip or mansard roof, the wall plates of which on at least two opposite exterior walls are not more than four (4) and one half (1/2) feet above the finished floor of each story. In the case of onefamily dwellings less than three (3) stories in height, a half-story in a sloping room shall not be counted as a story. STREETS: A public way other than an alley which affords a primary means of access to abutting property. STREET LINE: A line separating a lot, piece or parcel of land from a street. STRUCTURE: Anything constructed or erected which requires location on the ground or is attached to something having location on the ground including a fence or freestanding wall. A sign or other advertising medium, detached or projected shall be construed to be a structure. STRUCTURAL ALTERATIO NS: See ALTERATIONS, STRUCTURAL. SWIMMING CLUB, PRIVATE (COMMERCIAL): A private club operated for profit, maintaining and operating a swimming pool and apparatus and equipment pertaining to the swimming pool with specified limitations upon the number of members for the exclusive use of members and their guests. SWIMMING POOL, COMMERCIAL: A swimming pool and the apparatus and equipment pertaining to the swimming pool, operated for profit, open to the public upon payment of an hourly, daily, weekly, monthly, annual or other fee. SWIMMING POOL, PRIVATE: A swimming pool and the apparatus and equipment pertaining to the swimming pool, maintained by an individual for the sole use of his household and his guests, without charge for admission and not for the purpose of profit, located on a lot as an accessory use to a residence. SWIMMING POOL, PUBLIC: A swimming pool and the apparatus and equipment pertaining to the swimming pool, maintenance and operated by a municipality or other units of government for the general public whether or not an admission fee is charged. TAVERN OR LOUNGE: A building where liquors are sold to be consumed on the premises but not including restaurants where the principal business is serving food. TOXIC MATERIAL: A substance (liquid, solid or gaseous) which by reason of an inherent deleterious property, tends to destroy life or impair health. TRAILER: A vehicle with or without motive power used to adaptable for living, sleeping, business or storage purpose, having no foundation other than wheels, clocks, skids, jacks, horses or skirting, which does not meet the building code requirements and has been or reasonably may be equipped with wheels or other devices for transporting the structure form place to place. The term "trailer'' includes "camp car" and "horse car". A 14 �permanent foundation shall not change its character nor shall the erecting of additions to said trailer unless the trailer itself and any additions thereto conform to all City laws. TRAILER SALES AREA: An open area, other than a street, used for the display or sale of new or used trailers, and where no repair work is done except for minor incidental repair of trailers to be displayed and sold on the premises. TRAILER, SPORTS OR CAMPING: A vehicle designed to be used primarily for recreational purposes, including temporary sleeping quarters and/or cooking facilities, or a unit designed to be attached to vehicle and used for such purposes, including selfpropelled motor homes, pickup campers, travel trailers and tent trailers. TRAILER, UTILITY: See UTILITY, VEHICLES AND TRAILERS. TRUCK PARKING AREA OR YARD: Any land used or intended to be used for the storage, parking of trucks, trailers, tractors and including commercial vehicles, while not loading or unloading which exceeds one an one-half tons in capacity. USE: The purpose for which land or building is designed, arranged or intended or for which it is occupied or maintained, let or leased. USE, PRINCIPAL: The main use of land or buildings as distinguished from a subordinate or accessory use. UTILITY, VEHICLES -- TRAILERS: Trucks and trailers available on a rental basis. VARIANCE: A variance is a relaxation of the terms of the Zoning Ordinance where such variances will not be contrary to public interest and where, owing to conditions peculiar to the property and not the results of the actions of the applicant, a literal enforcement of the Ordinance would result in unnecessary and undue hardship. As used in this Ordinance, a variance is authorized only for height, area, and size of structure of size of yards and open space. Establishment or expansion of a use, otherwise prohibited, shall not be allowed by variance nor shall a variance be granted because of the presence of non-conformities in the zoning district or uses in an adjoining zoning district. VEHICLE SALES LOT (WITH OR WITHOUT MOTOR POWER): A zoning lot on which used or new cars, trailers or trucks are displayed in the open for sale or trade. YARD: A required open space, between a lot line and a structure or group of structures, other than a court, unoccupied and unobstructed by any structure or portion of a structure, except as provided within this Ordinance provided however, that fences, walls, poles an other customary yard accessories, ornaments, and furniture may be permitted in any yard subject to height limitations and requirements limiting obstruction of visibility. YARD, FRONT: A front yard extending between side lot lines across the front of a lot adjoining a public street; or in the case of water front lots, which shall be considered as trough lots, an public street on one frontage and the water front on the other frontage. In the case of through lots, unless the prevailing front yard pattern on adjoining lots indicates otherwise, front yards shall be provided on all frontages. Where one of the front yards that would normally be required on a through lot is not in keeping with the prevailing yard pattern, the Zoning Administrator may waive the requirement for the normal front yard and substitute therefore a special yard requirement which shall not exceed the average of the yards provided on adjacent lots. 15 �YARD, SIDE: A yard extending from the rear line of the required front yard to the front line of the required rear yard. In the case of through lots, side yards shall extend between the rear lines of the required front yards. WIDTH OF REQUIRED SIDE YARD: Shall be measured in such a manner that the yard established is a strip of the minimum width required by the district regulations with the inner edge parallel with the side lot line. YARD, REAR: The yard extending across the rear of a lot between side lot lines. DEPTH OF A REQUIRED REAR YARD: Shall be measured in such a manner that the yard established is a strip of the minimum width required by the district regulations with the inner edge parallel with the rear lot line. ZONING ADMINISTRATOR: Where the term "Zoning Administrator" is used, it shall mean the Zoning Administrator, Administrative Official appointed by the City of Niles City Council and such deputies or assistants as have been or shall be duly appointed. That officer is hereby authorized and it is his duty to administer and enforce the provisions of the Zoning Ordinance, making such determinations, interpretations and orders as are necessary thereof and with applications for permits as are necessary for him to judge compliance with the Ordinance. ZONING LOT: A single tract of land within a single block which (at the time of filing for building permit) is designated by its owner or developer as a tract to be used, developed or built upon as a unit under single ownership or control. Therefore, a zoning lot may or may not coincide with a lot of record. ZONING MAP: The map incorporated herein as a part hereof, designating zoning districts. 16 �ARTICLE IV SUPPLEMENTARY DISTRICT REGULATIONS Section 4.01 = Scope of Regulations CHANGE IN STRUCTURES OR USE: Except as may otherwise be provided, all buildings erected hereafter, all uses of land or buildings, all structural alterations or relocation of existing buildings, and all enlargements of or additions to existing uses, shall be subject to all regulations herein which are applicable to the zoning district in which such buildings uses or land shall be located. Section 4.02 =Use and Bulk Regulations 1. USE: No building, structure or land shall be used or occupied and no building or part thereof or other structure shall be erected, raised, moved, reconstructed , extended, enlarged or altered except in conformity with regulations herein specified for the district in which it is located. 2. BULK: All new buildings and structures shall conform to the building regulations established herein for the district in which each building shall be located, except that parapet walls, stacks and necessary mechanical appurtenances shall be permitted to exceed the maximum height provisions when erected in accordance with all other ordinances of the City of Niles. Section 4.03 = Dwellings on Small Lots 1. When two (2) or more parcels of land, each of which lack adequate area and dimension to qualify for a permitted use under the requirements of the use district in which they are located are contiguous and are held in one ownership, they shall be used as one zoning lot for such use. 2. Notwithstanding the limitations imposed by any other provision of this ordinance, a dwelling may be erected on any lot platted prior to the passage of this ordinance on an area or width smaller than that required for a one-family dwelling, except that such lot shall not be less than forty (40) feet in width. The dwelling shall conform to the building height, yard widths, lot coverage, building size and off-street parking requirements of the district in which it is located. Section 4.04 = Lot Coverage 1. MAINTENANCE OF YARD, COURTS AND OTHER OPEN SPACE: The maintenance of yards, courts and other open spaces and minimum lot are required for a building shall be a continuing obligation of the owner of such building or of the property of which it is located, as long as the building is in existence. No legally required yards, courts, or other open space or minimum lot area allocated to any building, shall be virtue of change of ownership or for any reason be used to satisfy yard, court or other open space or minimum lot area requirements for any other building. 2. LOCATION OF REQUIRED OPEN SPACE: All yards, courts and other open spaces allocated to a building or dwelling group shall be located on the same zoning lot as such building or dwelling group. 1 �3. REQUIRED YARDS FOR EXISTING BUILDINGS: No yards now or hereafter provided for a building existing on the effective date of the Zoning Ordinance shall subsequently be reduced below or further reduced below if already less than the minimum yard requirements of the Ordinance for equivalent new construction. 4. PERMITTED OBSTRUCTION IN REQUIRED YARDS: The following shall not be considered to be obstructions when located in the required yards as specified: a) IN ALL YARDS: 1) Open terraces not over four (4) feet above the average level of the adjoining ground, but not including permanently roofed-over terrace or porch; 2) Awnings and canopies but not projecting more than ten (10) feet and at least seven (7) feet above the average level of the adjoining ground; 3) Steps, four (4) feet or less above grade which are necessary for access to a permitted building or for access to a zoning lot from a street or alley; 4) Chimneys projecting eighteen (18) inches or less into the yard; 5) Arbors, trellises, flag poles, fountains, sculptures, plant boxes and other similar ornamental objects; 6) Fences and walls not exceeding four (4) feet in height above natural grade level in front yards and not exceeding six (6) feet in height in side and rear yards; and open type fences exceeding six (6) feet in any side yard provided that visibility through any surface of such fence not be reduced by more than forty (40) percent. b) IN FRONT YARDS: One story suspended bay windows projecting three (3) feet or less into the yards; and overhanging eaves and gutters projecting three (3) feet or less into the yard. c) IN REAR YARDS: Enclosed, attached or detached off-street parking spaces, open off-street parking spaces, accessory shed, tool rooms and similar buildings or structures for domestic or agricultural storage; balconies, breezeways and open porches; one story bay windows projecting three (3) feet or less into the yard. In any residential district, no accessory building shall be nearer than five (5) feet to the side lot line nor nearer than five (5) feet to the rear lot line nor nearer than ten (10) feet to any principal building unattached; d) IN SIDE YARDS: Overhanging eaves and gutters projecting into the yard for a distance not exceeding forty (40) percent of the required yard width, but in no case exceeding four (4) feet. 2 �5. VISION CLEARANCE -- CORNER LOTS: No building or structure hereafter erected and no planting or other obstruction to the vision of persons lawfully using the public streets shall be located: a) In any residential district exceeding a height of three (3) feet above the street grade within twenty-five (25) feet of the intersecting street right of way lines bordering corner lots; and b) In any manufacturing district within twenty-five (25) feet of the intersecting street lines bordering a corner lot. Section 4.05 =Access to Public Streets Except as otherwise provided for herein, every building shall be constructed or erected upon a lot or parcel of land which abuts upon a public street, unless a permanent easement of access to a public street was of record prior to the adoption of the Ordinance. Section 4.06 = Number of Buildings on g Zoning Lot Except in the case of a planned development, not more than one (1) principal detached residential building shall be located on a residential lot, nor shall a principal detached building be located on the same zoning lot with any other principal building. For acces§Q!Y buildings, see Section 4.08 of this Ordinance. Section 4.07 = Rezoning of Public and Semi-Public Areas A area indicated on the zoning map as a public park, recreation area, public school site, cemetery or other similar open space, shall not be used for any other purpose than that designated and when the use of the area is discontinued, it shall automatically be zoned to the most restricted adjoining district until appropriate zoning is authorized by the City Council within three (3) months after the day of application filed for rezoning. Section 4.08 =Accessory Buildings 1. LOCATION: Any accessory building or buildings shall be located on the same zoning lot with the principal building. Accessory buildings shall be located in required rear yard. When a side yard is required, no part of any accessory building shall be located closer than three (3) feet to the side lot line along such side yard. When a rear yard is required, no part of an accessory building shall be located closer than three (3) feet to the rear lot line or to those portions of the side lot lines abutting such required rear yard. In a residential district, no detached accessory building shall be closer than ten (1 O) feet to the principal building. No accessory building shall be located in front of the front building line of the principal building on any residential zoning lot. 2. NUMBER: Except in the case of a planned development, not more than one (1) accessory building shall be located on a residential lot nor shall an accessory building be located on a lot with any other accessory building. 3. TIME OF CONSTRUCTION: No accessory building or structure shall be constructed on any lot prior to the start of construction of the principal building to which it is accessory. 3 �4. PERCENTAGE OF REQUIRED REAR YARD OCCUPIED: No accessory building or buildings shall occupy more than twenty-five (25) percent of the area of a required yard, plus forty (40) percent of any non-required yard, provided that in no instance shall the accessory building exceed the ground floor area of the main building. 5. HEIGHT OF ACCESSORY BUILDINGS IN REQUIRED REAR YARDS: No accessory building or portion thereof located in a required rear yard shall exceed fifteen (15) feet in height. 6. ON REVERSED CORNER LOTS: On a reversed corner lot in a residential district, no accessory building or portion thereof located in a required rear yard shall be closer to the side lot line abutting the street than the required front yard on the adjacent lot to the rear. Further, in the above instance, no such accessory building shall be located within three (3) feet of any part of a rear lot line which coincides with a side lot lien or portion thereof of property in a residential district. 7. Where the accessory building is structurally attached to a main building, it shall be subject to, and must conform to, all regulations of this ordinance applicable to the main building. 8. In no instance shall an accessory building be located within a dedicated easement right-of-way. 9. Where an accessory building such as a garage is entered from an alley, it must be kept ten (10) feet from the alley line. Section 4.09 = Accessory Uses 1. Customary home occupations are permitted as an accessory to residential use or occupancy, but only to the extent authorized by this ordinance in the Home Occupation Section (4.11). 2. Accessory uses to a gas station are limited to lubrication, changing oil and filters, changing and repair of tires and tubes, engine tune-up, hand washing and polishing without automatic equipment and replacement of light bulbs, windshield wiper blades and other parts, and does not include steam cleaning, body repairs or painting. 3. When a accessory building in any zoning district is intended for a use which is not incidental and subordinate to the principal use, the accessory use shall be subject to the approval of the Planning Commission. 4. Coin or token operated amusements, pool tables, pinball machines, video games and other similar devices may be permitted as an accessory use to other customary commercial uses provided such amusements are and remain clearly incidental and subordinate to the principal use as to floor space utilized by said amusements or dollar volume generated. Section 4.10 =Temporary Buildings Temporary buildings for construction purposes may be allowed in any district for a period not to exceed the completion date of such construction. Section 4.11 = Home Occupations Home occupations shall be allowed only by Special Use Permit in conformance with the 4 �following regulations: 1. No person other than members of the family residing on the premises shall be engaged in such family occupation. 2. The use of the dwelling unit for the home occupation shall be clearly incidental and subordinate to its use for residential purpose by its occupants, and not more than twenty-five (25) percent of the floor area of the dwelling unit shall be used in the conduct of the home occupation. 3. There shall be no change in the outside appearance of the building or premises or other visible evidence of the conduct of such home occupation other than one (1) sign, not exceeding one hundred (100) square inches in area, non-illuminated, and mounted flat against the wall of the principal building. 4. No traffic shall be generated by such home occupation in greater volume than would be normally expected in a residential neighborhood, and any need for parking generated by the conduct of such home occupation shall be met off the street and other than in a required front yard. 5. No equipment or process shall be used in such home occupation which creates noise, vibration, glare, fumes, odors or electrical interference detectable to the normal senses off the lot. In the case of electrical interference, no equipment or process shall be used which creates visual or audible interference in any radio or television receivers off the premises or causes fluctuations in line voltage off the premises. 6. Home occupations may include the use of premises by a physician, surgeon, dentist, lawyer, clergyman or other professional person for consultation or emergency treatment, but not for the general practice of his profession. 7. There shall be no sales of goods on the premisis in connection with the home occupation. Section 4.12 = Existing Special Uses Where a use is classified as a special use and exists as a permitted use at the date of the adoption of this Ordinance, it shall be considered a legal use, without further action of the City Council, the Planning Director, the Zoning Board or the Planning Commission. Section 4.13 = Uses Not Specifically Permitted in Districts When a use is not specifically listed in the sections devoted to Permitted Uses or Special Uses, it shall be assumed that such uses are hereby expressly prohibited unless by a written decision of the Zoning Board. If it is determined that said use is similar to and not more objectionable than uses listed, then such uses may be permitted. Section 4.14 = Exterior Lighting All lighting for parking areas or for the exterior illumination of buildings or grounds or for the illumination of signs shall be directed away from and shall be shielded from adjacent residential districts and shall also be so arranged as to not affect driver visibility adversely on adjacent thoroughfares. 5 �Section 4.15 = Exceptions to Height Regulations The height limitations contained in this Ordinance sh.all not apply to spires, belfries, cupolas, water tanks, silos, ventilators, chimneys, or their appurtenances usually required to be placed above the roof level and not intended for human occupancy. Height requirements for antennas are contained in Section 4.23 of this Article. Section 4.16 =Swimming Pools Any swimming pool shall meet location requirements of an accessory structure and comply with provision of Chapter , Code of Ordinances. Section 4.17 = Outdoor Storage in Residential Districts The outdoor storage or parking of any airplane, antique or racing automobile, boat, float, raft, trailer, trailer coach, camping trailer, motorized home, pickup truck camper and other equipment or vehicles of similar nature shall be permitted provided the following minimum conditions are met: 1) All such vehicles or equipment shall be placed within a completely enclosed building or be located behind the front face of the principal building, but no closer than three (3) feet to any side or rear lot line. 2) Visual screening from nearby property and streets of all such vehicles or equipment not placed within a completely enclosed building is encouraged. 3) Storage or parking shall be limited to a lot or parcel of land upon which is located an inhabited dwelling unit and the vehicle or equipment is owned by the occupant. 4) Trailer coaches and other vehicles or equipment intended or adaptable for sleeping purposes shall remain unoccupied and shall not be connected to sanitary sewer facilities, or have a fixed connection to electricity, water, or gas. Section 4.18 = Front Yard 1. Where forty percent (40%) or more of the frontage on the same side of a street between two intersecting streets is developed with buildings that have (with a variation of five (5) feet or less) a front yard greater in depth than herein required, new buildings shall not be erected closer to the street than the front yard so established by the existing building. 2. Where forty percent {40%) or more of the frontage on one side of a street between two intersecting streets is developed with buildings that do not have a front yard as described above, then: the minimum front yard shall be a line drawn between the two (2) closest front corners of the adjacent building on each side. Section 4.19 1. =Corner Lot Prior to construction on, or improvement to, a corner lot, the Zoning Administrator shall designate which street frontage shall be the front lot line of the lot. The Zoning Administrator shall consider ingress, egress, sight lines, and applicable standards in this ordinance in making the designation. 6 �2. Every corner lot in a residential district having on its side street an abutting interior lot, shall have minimum setbacks from both streets equal to the minimum required front setback of the district in which it is located; provided, however, that this does not reduce the buildable width of any lot of record to less than twentyfive (25) feet. 3. The rear lot line shall be that lot line opposite the designated front lot line. Section 4.20 = Landscaping Provisions 1. Not less than fifty (50) percent of any residential lot excluding that portion used for buildings, off-street parking, loading and maneuvering areas, drives and pedestrian walks, shall be landscaped with a lawn or other suitable planted ground cover which may include trees and shrubs. Such landscaping shall be appropriately maintained, and any lawn or ground cover shall not exceed a height of six (6) inches. Trees and bushes must be trimmed and maintained so as to allow safe passage for occupants and the public. 2. All zoning lots of record shall be suitably landscaped and maintained so as not to create a nuisance or violate the provisions of this or any other City ordinance. 3. Whenever pursuant to this Ordinance a greenbelt or landscaped buffer is required, it shall be planted within six (6) months from the date of issuance of a certificate of occupancy and shall thereafter be reasonably maintained with permanent plant materials to provide a screen to abutting properties. Section 4.21 1. = Fences PERMITTED FENCES IN RESIDENTIAL DISTRICTS: a) b) FRONT YARDS: 1) Any fence erected for the purpose of enclosing a front yard shall be an open fence not exceeding four (4) feet in height above natural grade. All vertical support members (posts) must not exceed the fence height by more than four (4) inches. 2) Any wall erected for the purpose of enclosing a yard shall be three (3) feet in height above the natural grade; said wall may be ventilated or solid. 3) Any hedge erected for the purpose of enclosing a front yard shall not exceed three (3) feet in height above the natural grade. 4) At no time should a fence, wall or hedge obstruct the vision of a pedestrian or motor vehicle driver or non-motorized vehicle driver to the extent that a safety hazard exists in the opinion of the Zoning Administrator. This shall apply along street or highway rights-ofway including ingress and egress facilities to real property. 5) Any fence, wall, or hedge erected for the purpose of enclosing a front yard shall not be used to house or enclose animals of any kind. SIDE YARDS: 1) Any fence erected for the purpose of enclosing a side yard may be 7 �an open fence not exceeding six (6) feet in height above the natural grade. All vertical support members (posts) must not exceed the fence height by more than four (4) inches. c) 2. 3. 4. 2) Ventilated fences, walls and/or hedges may be erected providing they do not exceed six (6) feet in height above the natural grade. All vertical support members (posts) must not exceed four (4) inches. 3) No fence, wall or hedge enclosing a side yard shall be erected within ten (1 O) feet of an established street or highway right-of-way. REAR YARDS: 1) Any fence erected for the purpose of enclosing a rear yard may be an open or ventilated, or solid fence, not exceeding six (6) feet in height above natural grade. All vertical support members (posts) must not exceed the fence height by more than four (4) inches. 2) Hedges erected to enclose rear yards must not exceed six (6) feet in height above natural grade. 3) Fences, walls or hedges within five (5) feet of any opening to a building which serves to provide light or air for persons using said building shall not be more than five (5) feet high above natural grade. PERMITTED FENCES IN COMMERCIAL DISTRICTS a) Fences located adjacent to a residential district or residential use shall not exceed six (6) feet in height above natural grade. b) Except in a) above, and Article IV of this Ordinance, there shall be no maximum height restriction for fences in non-residential districts, subject to site plan review. PERMITTED FENCES IN INDUSTRIAL DISTRICTS a) Fences located adjacent to a residential district or residential use shall not exceed six (6) feet in height and shall be erected in accordance with screening requirements determined to be necessary by the Zoning Administrator. b) Except in a) above, the Article IV of this Ordinance, there shall be no maximum height restrictions for fences industrial districts, subject to site plan review and covenant restrictions. CORNER LOTS -- VISIBILITY AT INTERSECTIONS a) On any corner lot no fence, accessory structure, plant, shrub, or similar object over three (3) feet in height shall hereafter be placed, erected, planted, or allowed to grow in the area bounded by the street lines of such corner lot and a line joining points along the right-of-way lines of such corner twenty-five (25) feet from the point of the intersection. (See Article IV, Section 4.04, #5, Vision Clearance -- Corner Lots). 8 �5. 6. FENCES PROHIBITED a) No person shall place or permit to be placed any fence with spikes, barbed wire or sharp pointed cresting, or other manmade thing dangerous and liable to snag, tear, cut or otherwise injure anyone coming in contact therewith, except that which encloses industrial property, provided it does not abut residentially zoned property. b) No person shall erect any fence, wall or hedge for the purpose of injuring the property of another by obstructing the view, shutting out the sunshine, hindering ventilation or causing inconvenience in any manner. c) No person shall erect a fence, wall, or hedge in a front yard for the purpose of enclosing animals. d) No person shall erect an electric fence containing uninsulated electric conductors that may be exposed to human contact. CONSTRUCTION: a) 7. LOCATION a) 8. Private swimming pools having a water depth of two (2) or more feet shall be separated from the remainder of the yard by a protective fence at least four (4) feet in height. The Protective enclosure shall be maintained by gates with a closing and latching device for keeping the gate or door securely closed at all times when not in actual use. Fences around swimming pools must comply with all applicable regulations regarding swimming pools. TERRACES AND SOIL RETAINING WALLS: a) 11. Any fence, wall or hedge constructed or erected in the City shall have a pleasing esthetic appearance and shall be maintained in a safe and acceptable manner. FENCES AROUND SWIMMING POOLS: a) 10. Except as herein provided, fences may be located adjacent to a lot line, but shall be constructed and located entirely on the lot of the person(s) responsible for the construction or erection of the fence. MAINTENANCE: a) 9. Construction of fences shall be completed within sixty (60) days from the start of construction. Only solid wall construction shall be permitted for the purpose of forming a terrace or soil retaining wall along property lines. When such walls are constructed, adequate and proper drainage must be provided so as to not damage neighboring property. VARIATION IN HEIGHT: a) Any variations in fence height above the natural grade of the property must b.e with the approval of the Zoning of Board Appeals. 9 �12. DOUBLE FRONTAGE LOTS: a) 13. Where double frontage lots exist, the side of the lot facing the local roadway shall be considered the front yard, and the side of the lot facing a collector or arterial roadway shall be considered the back yard, and each shall conform to all applicable requirements described herein. Where necessary, to preserve the esthetic quality of the City, the Zoning Administrator may require landscaping in conjunction with the erection of any fence. SUPPORTS: a) Section 4.22 All fences shall be constructed with any and all supporting structures or devices on the inside of the fence. = Stripping of Top Soil No person, firm or corporation shall strip, excavate, or otherwise remove top soil for sale, or for use other than on the premises from which the same shall be taken except in connection with a development project on such premises and the excavation or grading incidental thereto. Section 4.23 1. =Antennas All antennas shall be subject to the review and approval of the Building Official and Zoning Administrator. a) Antennas shall be installed and maintained in compliance with the requirements of the City's Building Code. (Uniform Building Code, latest edition) . b) Antennas that are roof-mounted shall not extend higher than fifteen (15) feet above the peak of the roof; except a single-vertical pole antenna may extend to twenty (20) feet above the peak of the roof. Disc antennas exceeding twenty-four (24) inches in diameter shall not be permitted on the roof unless an architect or engineer registered in the State of Michigan shall certify that the roof structure can support the expected structural load. c) Not more than one ground-mounted antenna exceeding forty-five (45) feet in height shall be permitted on each lot. This provision does not limit the number of antennas permitted on a zoning lot, provided each antenna erected conforms to the requirements of this Ordinance. d) Antennas shall be used for private, non-commercial purposes in residential areas. e) Antennas shall be erected or maintained to the rear of the main building, except in those instances when the subject property is a cul-de-sac or corner lot where the side yard is larger than the rear yard in which case the antenna may be located in the side yard. Antenna towers shall not be located in any required setback area. No portion of an antenna array shall extend beyond the property lines or into any front yard area. Guy wires shall not be anchored within any front yard area but may be attached to the building. 10 �f) Antennas may be roof or ground mounted, freestanding, or supported by guy wires, buildings, or other structures in compliance with the manufacturer's structural specifications. Ground mounted antennas shall be any antenna with its base mounted directly in the ground, even if such antenna is supported or attached to the wall of the building. Fixed guyed antenna towers shall be facsia-mounted or guyed according to approved standard. Wire antennas that are not self-supporting shall be supported by objects within the property lines but not with any front yard areas. g) The antenna, including guy wires, supporting structures and accessory · equipment, shall be located and designed so as to minimize the visual impact on surrounding properties and from public addition of architectural features and/or landscaping that harmonize with the elements and characteristics of the property. The materials used in constructing the antenna shall not be unnecessarily bright, shiny, garish, or reflective. h) Antennas shall meet all manufacturer's specifications. The mast or tower shall be of nonconbustible and corrosive hardware, such as brackets, turnbuckles, clips, and similar type equipment subject to rust or corrosion, shall be protected with a zinc or cadmium coating by either galvanizing or a sheradizing process after forming. These finishes are selected to guard against corrosion and to protect the elements against electrolytic action due to the use of adjoining dissimilar metals. i) Whenever it is necessary to install an antenna near power lines, or where damage would be caused by its falling, a separate safety wire must be attached to the antenna mast or tower and secured in a direction away from the hazard. Transmission inches clear of telephone or light wires. j) Every antenna must be adequately grounded, for protection against a direct strike of lightning, with an adequate ground wire. Ground wires shall be for the type approved by the latest edition of the Electrical Code for grounding masts in a mechanical manner, with as few bends as possible, maintaining a clearance of at least two (2) inches from combustible materials. Lightning arrestors shall be used that are approved as safe by the Underwriter's Laboratories, Inc. and both sides of the line must be adequately protected with proper arrestors to remove static charges accumulated on the line. When lead-in conductors of polyethylene ribbontype are used, lightning arrestors must be installed in each conductor. When coaxial cable or shielded twin lead is used for lead-in, suitable protection may be provided without lightning arrestors by grounding the exterior metal sheath. k) In no instance shall an antenna be used as a sign. 2. Prior to installa\ion of any antenna, and application shall be submitted to and approved by the Building Official and Zoning Administrator. The application shall be accompanied by the manufacturer's specifications, and a plot plan showing the location of the antenna, property and setback lines and all structures. In additions, applications for a tower or pole mounted antenna shall be accompanied by engineering data establishing the fact that the antenna conforms to the structural requirements of the Building Code. Such engineering data may include the manufacturer's engineering specifications for mounting or anchoring, or custom engineering calculations submitted by a structural or civil engineer registered by the State of Michigan. 3. All applications shall be accompanied by a ten dollar ($10.00) application fee. An 11 �application and fee shall be submitted to the Building Official for review and preliminary approval. The Building Official shall then submit the application to the Zoning Administrator for final approval. The Zoning Administrator shall notify the applicant within ten (10) working days after receipt of an application of the approval or denial of said application. 4. All antennas shall be subject to periodic reinspection. No addition, changes, or modifications shall be made to an antenna, unless the addition, change or modification is in conformity with the Building Code. Section 4.24 = Unlicensed or Inoperable Motor Vehicles No wrecked, junked, inoperable motor vehicles or vehicles without current licenses plates or tags shall be parked or stored in any zoning district unless expressly permitted by this Ordinance or stored in a completely enclosed building. Section 4.25 = Division of .§ Zoning Lot 1. Land may be partitioned or divided upon resolution adopted by the City only into not more than four (4) parts, provided that the resulting lots or parcels or combinations of portions of divided lots shall not be less in width or size than the more restrictive the City Zoning Ordinance or the Michigan Subdivision Control Act of 1967, and provided further that such resulting lots shall each have minimum frontage required feet on a public street and also have access to public utilities necessary or required to service such lot, and provided further, that all such resulting lots shall conform in all particulars to the requirements of the Michigan Subdivision Control Act of 1967 and all City Ordinances and/or Subdivision Control Ordinances of the City. The aforementioned action is also contingent upon water and sewer benefits being added to the new description. 2. A written request shall be submitted by the owner or purchaser holding a purchase Agreement to the Planning Director for a placement on the agenda of a specified Planning Commission meeting to seek a lot split. The request shall include the following information: a) Description of use of property under consideration; b) Legal description of the property before the requested change and a legal description after the requested change, if the request is approved; c) Plot plan or plat clearly identifying the property in relation to surrounding parcels, streets, and boundaries. If there are existing buildings, show setback, side yard and rear yard dimensions. For commercial or industrial property, include parking spaces plus ingress and egress drives; The Building Official may require that this plot plan or plat be prepared and sealed by a State of Michigan registered land surveyor or engineer. d) Existing and proposed location of public utilities; e) Proof of ownership or Purchase Agreement 12 �3. The Planning Director shall notify all property owners and occupants within three hundred (300) feet of the parcel in question and hold a public hearing on the request for a lot split at the above specified meeting. Thereafter, the Planning Commission shall make a recommendation to the City Council on the requested lot partition. 4. The City Council may hold a public hearing on the requested lot partition. Thereafter, they shall act on the recommendation; modify same and act on the recommendation, or refer the recommendation back to the Planning Commission, with comment, for further public hearings, and recommendations. 5. The applicant or designated representative should attend the Planning Commission meeting and the City Council meetings to answer any questions that may arise. Section 4.26 = National Flood Insurance Program 1. The rules and regulations promulgated by the United States Department of Housing and Urban Development, Federal Insurance Administration, as published in the Federal Register Volume 41, No. 207, Tuesday, October 26, 1976, together with subsequent additions, amendments, and deletions made in accordance with the National Flood Program as constituted in accordance with the National Flood Insurance Act of 1968, are hereby ratified and approved. 2. A summary of rules and regulations pertaining to the National Flood Insurance Program Promulgated by the United States Department of Natural Resources prepared by the Building Official a copy of which is on file in the office of the City Clerk is hereby approved for distribution to the general public and enforcement by the Building Official 13 �ARTICLE V NONCONFORMING LOTS, USES, AND STRUCTURES Section 5.01 = Intent 1. Within the districts established by this Ordinance or any subsequent amendments thereto, there exist lots, structures, uses of land and structures, and characteristics of use which were lawful before this Ordinance was passed or amended but which would be prohibited, regulated, or restricted under the terms of this Ordinance or future amendment. It is the intent of this Ordinance to permit these nonconformities to continue until they are removed but not to encourage their continuation. It is further the intent of this ordinance that nonconformities shall not be enlarged upon, expanded or extended, nor be used as grounds for adding other structures or uses prohibited elsewhere in the same district. 2. Nonconforming uses are declared by this Ordinance to be incompatible with permitted uses in the district involved. A nonconforming use of land or a nonconforming use of structure and land in combination shall not be extended or enlarged after passage of this Ordinance by attachment on a building or premises, or by the addition of other uses of a nature which would be prohibited generally in the district involved. 3. BUILDING PERMITS: Where a building permit for a building or structure has been issued in accordance with law, prior to the effective date of the Ordinance, and provided that construction is begun within sixty (60) days of such effective date and diligently prosecuted to completion, said building or structure may be completed in accordance with the approved plans on the basis of which the building permit was reissued, and further may, upon completion be occupied under a certificate of occupancy by the use for which it was originally designated -- subject thereafter to the provisions of this Article. Section 5.02 -- Nonconforming Uses of Land or Land with Minor Structures Only Where at the time of passage of this Ordinance lawful use of land exists which would not be permitted by the regulations of this Ordinance, and where such use involves no individual structure with a replacement cost exceeding One Thousand Dollars ($1,000.00), the use may be continued so long as it remains lawful, provided: 1. No such nonconforming use shall be enlarged, increased or extended to occupy a greater area of land than was occupied at the effective date of adoption or amendment of this Ordinance. 2. No such nonconforming use shall be moved in whole or in part to any portion of the lot or parcel other than that occupied by such use at the effective date of adoption or amendment of this Ordinance. 3. If any such nonconforming use of land ceases for any reason for a period of more than one (1) year, any subsequent use of such land shall conform to the regulations specified by this Ordinance for the district in which the land is located. 4. No addition structure not conforming to the requirements of this Ordinance shall be erected in connection with such nonconforming use of land. �Section 5.03 = Nonconforming Structures Where a lawful structure exists at the effective date of adoption or amendment of this Ordinance that could not be built under the terms of this Ordinance by reason of restrictions on area, lot coverage, height, yards, its location on the lot, or other requirements concerning the structure, such structure may be continued so long as it remains otherwise lawful, subject of the following provisions: 1. No such nonconforming structure may be enlarged or altered in a way which increases its nonconformity but any structure or portion thereof may be altered to decrease its nonconformity. Any building or structure which is nonconforming with respect to yards or any other bulk regulation shall not be altered or expanded in any manner which would increase the degree or extend of its conformance with respect to the bulk regulations of the district in which it is located. A nonconforming building may be enlarged or extended only if the entire building is thereafter devoted to a conforming use and then conforms to all regulations of that district. 2. Should such nonconforming structure or nonconforming portion of structure be destroyed by any means to an extend of more that fifty (50) percent of its replacement costs at the time of destruction, it shall not be reconstructed except in conformity with the provisions of this Ordinance. In the event the damage or destruction is less than fifty (50) percent of its replacement value, the building may be restored to its original condition and the occupancy or use of such building may be continued which existed at the time of such partial destruction. Restoration or repair of the building or other structure must be started within a period of six (6) months from the date of damage or destruction and diligently prosecuted to completion. 3. Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the district in which it is located after it is moved. Section 5.04::. Nonconforming Uses or Structures or of Structures and Premises in Combination If lawful use involving individual structures with a replacement cost of One Thousand Dollars ($1,000.00) or more, or of structure and premises in combination, exists at the effective date of adoption or amendment of this Ordinance that would not be allowed in the district under the terms of this Ordinance, the lawful use may be continued so long as it remains otherwise lawful, subject to the following provisions: 1. No existing structure devoted to a use not permitted by this Ordinance in the district in which it is located shall be enlarged, extended, constructed, reconstructed, moved, or structurally altered except in changing the use of the structure to a use permitted in the district in which it is located; 2. Any nonconforming use may be extended throughout any parts of a building which were manifestly arranged or designed for such use at the time of adoption or amendment of this Ordinance, but no such use shall be extended to occupy any additional land outside such building; 3. If no structural alterations are made, any nonconforming use of a structure, or structure and premises, may as a Special Use be changed to another nonconforming use provided the City Council either by general rule or by marking findings in the specific case, shall find the proposed use is equally appropriate or more appropriate to the district than the existing nonconforming use. In permitting such change, the City Council may require appropriate conditions and safeguards in accord with the provision of this Ordinance; �4. Any structure, or structure and land in combination, or on which a nonconforming use is superseded by a permitted use, shall thereafter conform to the regulations for the district, and the nonconforming use may not hereafter be resumed, even though the building may have been originally designed and constructed for the prior nonconforming use; 5. No nonconforming use may be extended in anyway to occupy any required open space or any land- beyond the boundaries of the zoning lot as it existed, or to displace any conforming use in the same building or on the same parcel; 6. When a nonconforming use of a structure or structure and premises in combination, is discontinued or abandoned for twelve (12) consecutive months (except when circumstances beyond the control of the owner impedes access to or occupation of the premises), the structure, or structure and premises in combination, shall not thereafter be used except in conformity with the regulations of the district in which it is located; 7. Where nonconforming use status applies to a structure and premises in combination, removal or destruction of the structure shall eliminate the nonconforming status of the land. Destruction for the purpose of this subsection is defined as damaged to an extend of more than fifty {50) percent of the replacement cost at the time of destruction. Section 5.05 = Repair and Maintenance 1. 2. In any nonconforming structure or portion of a structure containing a nonconforming use, work may be done in any period of twelve (12) consecutive months or ordinary repairs or on repair or replacement of nonbearing walls, fixtures, wiring or plumbing to an extent no to exceed fifty (50) percent of the current replacement cost of the nonconforming structure or nonconforming portion of the structure as the case may be, provided the cubic content existing when it became nonconforming shall not be increases. No structural alteration shall be made in a building or other structure containing a nonconforming use, except in the following situations: a. When the alteration is required by law; b. When the alteration will actually result in eliminating the nonconforming use; c. When a building in a residential district containing residential nonconforming uses may be altered in any way to improve livability, provided no structural alterations shall be made which would increase the number of dwelling units or the bulk of the building. If a nonconforming structure or portion of a structure containing a nonconforming use becomes physically unsafe or unlawful due to lack of repairs and maintenance and is declared by and duly authorized official to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, repaired, or rebuilt except in conformity with the regulations of the district in which it is located. Section 5.06 = Uses Under Special Use Provisions are not Nonconforming Uses Any use which is approved by the City Council after the effective date of this Ordinance as a Special Use in district under the terms of this Ordinance in accordance with Article XIII shall not be deemed a nonconforming use in such district but shall without further action be considered a conforming use. The City Council may approve as a Special Use a use existing to the effective date of this Ordinance, subject to the limitations and conditions of this Ordinance as though such existing use were a newly initiated use, in which case the use would thereafter have the status of a conforming use as provided for above. �' Section 5.07 = Zoning Compliance Permit for Nonconforming Structures and Uses 1. In order to establish a record of lawfully existing nonconforming structures and nonconforming uses of structures and land, the Zoning Administrator shall upon application by the owner, within one (1) year of the time of passage of this Ordinance, issue a Zoning Compliance Permit for such lawfully existing nonconformance. 2. If such Zoning Compliance Permit is not so obtained, the burden of proof of the lawful existence of a nonconforming structure of use shall rest upon the owner. 3. Within six (6) months of the time of passage of this Ordinance, the Zoning Administrator shall conduct a suNey of lawfully existing nonconforming structures and nonconforming uses of structures and land and shall notify the owners of record thereof of the above conditions of this section. It is not, however, the intent of this paragraph that nonconforming structures and nonconforming uses of structures and land not included in the above described survey and notifications procedure would assume the status of conforming to the provisions of this Ordinance by virtue of omission of such notification, it being recognized that for practical reasons certain such nonconforming uses of structures and land could be missed in such survey and notification procedures described above. Section 5.08 = Change of Tenancy or Ownership There may be a change of tenancy, ownership or management of any existing nonconforming uses of land, structures and premises, provided there is not change in the nature or character of such nonconforming uses. �ARTICLE VI ZONING DISTRICTS AND MAPS Section 6.01 = Districts In order to accomplish the purpose of this Ordinance as stated in Article II, The City of Niles, Berrien County, Michigan, is hereby divided into the following districts: R-1 R-2 R-3 Single Family Residence District Two Family Residence District Multiple Family Residence District C-1 C-2 C-3 OC Local Business District Downtown Retail District Community Business District Office Commercial District 1-1 1-2 Light Industrial General Industrial District OS Open Space Conservancy District FP Floodplain Overlay District Section 6.02 = Official Zoning Map The boundaries of the zoning districts are established as shown on the map entitled 11 Official Zoning Map of the City of Niles, Berrien County, Michigan 11 ; this map is made a apart hereof, and shall have the same force and effect as if the Official Zoning Map, together with all notations, references and other information shown thereon were fully set forth and described herein. 1. The Official Zoning Map shall be identified by the signature of the mayor, attested by the City Clerk and shall bear the seal of the City under the following words: 11This is to certify that this is the Official Zoning Map referred to in Section __ of Zoning Ordinance Number of the City of Niles, Berrien County, Michigan 11 , together with the date of the adoption of this Ordinance. 2. If in accordance with the provisions of this Ordinance, changes are made in district boundaries or other matter portrayed on the Official Zoning Map, such changes shall be entered on the Official Zoning Map within ten (10) days after the amendment has been approved by the City Council with a notation of the changes made and the date of action of the City Council. 3. Any unauthorized change of whatever kind by any person or person shall be considered a violation of this Ordinance and punishable provided in Article XX, Section 20.4. 4. Regardless of the existence of purported copies of the Official Zoning Map which may from time to time be made or published, the Official Zoning Map which shall be located in the City Hall shall be the final authority as to the current zoning status of land and water areas, buildings, and other structures on the City. 1 �5. 6. In the event the Official Zoning Map becomes damaged, destroyed, lost, or difficult to interpret because of the nature or number of changes and additions, the City Council may by resolution adopt a new Official Zoning Map which shall supersede the prior Official Zoning Map. The new Official Zoning Map may correct drafting or other errors or omission in the prior Official Zoning Map, but no such correction shall have the effect of amending the original Official Zoning Map or any subsequent amendment thereof. The new Official Zoning Map shall be identified by the signature of the Mayor, attested by the City Clerk and shall bear the seal of the City under the following words: "This is to certify that this Official Zoning Map supersedes and replaces the Official Zoning Map adopted {date of adoption of map being replaced) as part of Zoning Ordinance No. _ _ of the City of Niles. 11 Unless the prior Official Zoning Map has been lost, or has been totally destroyed, the prior map or any significant parts thereof remaining, shall be preserved together with all available records pertaining to its adoption or amendment. Section 6.03 = Interpretation of District Boundaries When uncertainty exists with respect to the boundaries of the various districts, as shown on the Zoning Map, the following rules shall apply: 1. Boundaries indicated as approximately following the center lines of streets, highways, or alleys shall be construed as following such center lines. 2. Boundaries indicated as approximately following property, parcel, or lot lines shall be construed as following such lines. 3. Boundaries indicated as approximately following municipal boundaries shall be construed as following such boundaries. 4. Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks. 5. Boundaries indicated as following shorelines shall be construed to following such shorelines, and in the event of change in the shoreline shall be construed as moving with the actual shoreline; boundaries indicated as approximately following the center lines of streams, rivers, canals, lakes, or other bodies of water shall be construed to follow such center lines. 6. Boundaries indicated as parallel to or extensions of features indicated in Rules 1 through 5 above shall be so construed. Distances not specifically indicated on the Official Zoning Map shall be determined by the scale of the map. 7. Where physical or cultural features existing on the ground are at variance with those shown on the Official Zoning Map, or in other circumstances not covered by Rules 1 through 6 above, the Board of Appeals shall interpret the district boundaries. 8. Where a district boundary line divides a lot which was in single ownership at the time of passage of this Ordinance, the entire lot shall be construed to be within the more restricted district. 2 �Section 6.04 = Zoning of Public Ways All streets, alleys, public way, waterways and railroad rights-of-way, if not otherwise specifically designated shall be deemed to be in the same zone as the property immediately abutting on such streets, alleys, public ways and railroad right-of-way or waterways. Where the center line of a street, alley, public way, waterway or railroad right-of-way serves a district boundary, the zoning of such areas, unless otherwise specifically designated, shall be deemed to be the same as that of the abutting property up to such center line. 3 �ARTICLE VII RESIDENCE DISTRICTS Section 7.01 = Statement of Legislative Intent The Residence Districts established in this Ordinance are designed to promote and protect public health, safety, comfort, convenience, prosperity, and other aspects of the general welfare. These general goals include, among others, the following specific purposes: 1. To provide sufficient space in appropriate locations for residential development to meet the housing needs of the City's present and expected future population, with due allowance for the need for a choice of sites and building types; 2. To protect residential areas, as far as possible, against the heavy traffic and against through traffic of all kinds; 3. To protect residential areas against congestion, by regulating the density of population and the bulk of buildings in relation to the land around them and to one another, and by providing for off-street parking spaces; 4. To require the provision of open space and a maximum conservation of beach, lake front, river front and protection of ravines and watercourses in residential areas; 5. To provide for access of light and air to windows and for privacy by controls over the spacing and height of buildings and other structures; 6. To provide appropriate space for those public and private educational, recreational, health and similar facilities, which serve the needs of the nearby residents, which generally perform their own activities more effectively in a residential environment, and which do not create objectionable influences; 7. To promote the most desirable use of land and direction of building development in accord with an adopted comprehensive plan, to promote stability of residential development. Section 7.02 = R-1 Single Family Residence District 1. INTENT: To establish and preserve single family neighborhoods as desired by large numbers of people, free from other uses except these which are both compatible with and convenient to the residents of such districts, and to maintain the character and integrity of existing residential areas predominantly comprised of single family dwellings. 2. PERMITTED USES: No building and/or land shall be used, erected, or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 3. SPECIAL USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 4. OFF-STREET PARKING: Automobile parking facilities shall be provided as required or permitted in Article XII . i �5. MINIMUM LOT SIZE, DEPTH AND WIDTH: a. Every one-family detached dwelling hereafter erected shall be located on a lot having an area of not less then ten thousand (10,000) square feet, and a width at the established building line of not less than seventy-five (75) feet, and a depth of not less than one hundred (100) feet. b. All non-residential principal uses of buildings as permitted herein shall be located on a tract of land having an area of not less than ten thousand (10,000) aware feet, and a width at the established building line of not less than seventy-five (75) feet. 6. MINIMUM FLOOR LIVING AREA IN SQUARE FEET PER DWELLING: No dwelling shall be erected having a floor living area less than 1,000 square feet. The computation of floor living area shall exclude garages, breezeways and carports, and open decks and patios. 7. YARD AREAS: No building shall be erected or enlarged unless the following yards are provided and maintained in connection with such building structure or enlargement: a. Front Yard: A front yard of not less than thirty (30) feet; b. Side Yard: A side yard on each side of the main building of not less than ten (10) feet except where a side yard adjoins a street, the minimum width of such yard shall be not less than twenty (20) feet. c. Rear Yard: A rear yard of not less than twenty (20) percent of the depth of the lot; provided, however, that such rear yard shall not be less than twenty (20) feet. 8. MAXIMUM LOT COVERAGE: No more than thirty-five (35) percent of the lot area may be occupied by buildings and structures including accessory buildings. 9. BUILDING HEIGHT: No building shall exceed a height of thirty-five (35) feet or two and one-half (2-1 /2) stories, whichever is lower. 10. SIGNS: All signs in the R-1 Residential District must conform to the provisions of the City of Niles Sign Ordinance. Section 7.03 = R-2 Two-Family Residence District 1. INTENT: To establish and preserve quiet neighborhoods of single and twofamily homes free from other uses except those which are both compatible with and convenient to the residents of such a district. 2. PERMITTED USES: No building and/or land shall be used, erected, or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 3. SPECIAL USES: No building and/or land shall be used, erected, or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 2 �4. OFF-STREET PARKING: Off-street parking and loading facilities shall be provided as required or permitted in Article XII. 5. MINIMUM LOT SIZES: a. Every single-family detached dwelling or two-family dwelling hereafter erected or structurally altered, shall be located on a lot having an area of not less than eight thousand (8000) square feet, and a width at the established building line of not less than sixty-five (65) feet; b. Existing residential buildings in the R-2 District may be altered to provide for not more than two (2) dwelling units , provided that no existing residential building is altered in such a way as to conflict with or further conflict with the forgoing requirements; c. Minimum lot sizes for special uses shall be prescribed at the time a special use permit is authorized, but in no case shall any such lot be less than eight thousand (8000) square feet, width at the established building line of not less than sixty-five (65) feet. 6. MINIMUM FLOOR AREA IN SQUARE FEET PER UNIT: No dwelling shall be erected having a floor living area less than 800 square feet per unit. The computation of floor living area shall exclude open decks and patios, garages, breezeways and carports. 7. YARD AREAS: No building shall be erected or enlarged unless the following yards are provided and maintained: a. Front Yard: A front yard of not less than twenty-five (25) feet deep; b. Side Yards: The minimum side yard requirements for permitted uses shall be as follows: 1. For single and two-family buildings, the side yard shall be not less than seven (7) feet; 2. For each permitted non-residential building, interior side yards on each side of the building shall not be less than seven (7) feet plus one (1) foot for each two (2) feet by which the building height exceeds fifteen (15) feet; 3. For special uses, the interior side yards shall be as specified in the special use permit, but in no case shall the interior side yards be less than seven (7) feet. 4. Minimum Corner Side Yards: ments are as follows: (a) Minimum corner side yard require- For single and two-family dwellings not less than fourteen (14) feet. 3 �c. (b) For reversed corner lots, there shall be maintained a setback from the side street of not less than fifty (50) percent of the front yard required on the lots in the rear of such corner lots. No accessory building on said reversed corner lot shall project beyond the front yard required on the adjacent lot to the rear, nor be located nearer than seven (7) feet to the side lot line of said adjacent lot; (c) For permitted non-residential uses, seven (7) feet plus one (1) foot for each two (2) feet by which the building height exceeds fifteen (15) feet; (d) For special uses, corner side yards shall be as specified in the special use permit, but in no case shall such side yards be less than seven (7) feet. Rear Yard: There shall be a rear yard of not less than twenty-five (25) feet. 8. MAXIMUM LOT COVERAGE: Not more than forty percent (40%) of the lot area may be occupied by buildings and structures including accessory buildings. 9. BUILDING HEIGHT: No building shall exceed a height of thirty-five (35) feet or two and one-half (2-1/2) stories, whichever is lower. 10. SIGNS: All signs in the R-2 Residence District must conform to the provision the City of Niles Sign Ordinance. Section 7.04 = R-3 Multiple Family Residence District 1. INTENT: To provide sites for multiple family dwelling structures, and related uses which generally serve the residential needs of persons desiring an apartment-type of accommodation with central services as opposed to the residential patterns found in single and two-family residential districts. The multiple family district is further provided to serve as a zone of transition between nonresidential districts and lower density residential districts. 2. PERMITTED USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 3. SPECIAL USES: No building and/or land shall be used , erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 4. OFF STREET PARKING: Automobile parking facilities shall be provided as required or permitted in Article XII. 5. MINIMUM LOT SIZES: a. Every single-family detached dwelling and two-family dwelling hereafter erected shall be located on a lot having an area of not less than eight thousand (8000) square feet, a width at the established building line of not less than sixty-five (65) feet; 4 �b. All structures or buildings containing three (3) or more dwelling units shall be located on a lot which provides a minimum lot area, per dwelling unit, as follows: ~ Land Area Per Dwelling of Dwelling Unit Unit in Square Feet 4,000 3,000 2,700 2,400 2,100 More than 4 Bedrooms 4 Bedrooms 3 Bedrooms 2 Bedrooms 1 Bedroom & efficiency Provided, however, that in no case shall the minimum lot area be less than eight thousand (8000) square feet, with a width at the established building line of not less than sixty-five (65) feet. 6. 7. c. All non-residential permitted uses in this district shall be located on a lot having an area of not less than eight thousand (8000) square feet, with a width at the established building line of not less than sixty-five (65) feet. d. Minimum lot sizes for special uses shall be prescribed at the time a special use permit is authorized, but in no case shall any such lot be less than eight thousand (8000) square feet, with a width at the established building of not less than sixty-five (65) feet. MINIMUM FLOOR LIVING AREA IN SQUARE FEET PER UNIT: a. For single-family and two-family units: 800 square feet. b. For multiple-family units: one (1) bedroom apartments shall have a floor living area of not less than 400 feet; two bedroom apartments shall have a floor living area of not less than 500 square feet; and apartments with four or more bedrooms must add a minimum of 100 square feet per bedroom (See Rental Dwelling Ordinance) . YARD AREAS: No building shall be erected or enlarged unless the following yards are provided and maintained: a. Front Yard: A front yard of not less than twenty-five (25) feet plus one (1) additional foot of front yard for each two (2) feet over thirty (30) feet in building height. b. Side Yards: The minimum side yard requirements for permitted uses are as follows: 1) For buildings containing three (3) or more dwelling units, a side yard on each side of each building of seven (7) feet plus four (4) additional feet for each additional story above two (2) stories in height; 2) For buildings containing three (3) or more dwelling units there may not be less than fifteen (15) feet between adjacent row buildings; 3) For permitted non-residential buildings, side yards on each side of the building shall not be less than seven (7) feet plus one (1) foot 5 �(15) feet; c. 4) For special uses, side yards shall be as specified in the special use permit, but in no case shall the side yards be less than those specified for non-residential buildings in paragraph three (3) above; 5) Minimum Corner Side Yards: The minimum corner side yard requirements for permitted uses shall be not less than itemized below: a) For buildings containing three(3) or more dwelling units -ten (10) feet except that buildings fifty (50) feet for more in overall width, as projected upon the front lot line, shall have corner side yards not less than fifteen (15) percent of the building width or thirty (30) percent of the building height, whichever is greater. b) For reversed corner lots, there shall be maintained a setback from the side street of not less than fifty (50) percent of the front yard required on the lots in the rear of the corner lots. No accessory building on such reversed corner lot shall project beyond the font yard required on the adjacent lot to the rear, not be located nearer than seven (7) feet to the side lot line of said adjacent lot; c) For permitted non-residential uses, ten (10) feet plus one (1) additional foot for each two (2) feet by which the building height exceeds fifteen (15) feet. d) For special uses, corner side yards shall be as specified in the special use permit, but in no case shall such side yards be less than that specified for non-residential buildings in paragraph (c) above. Rear Yard: There shall be a rear yard of not less than twenty-five (25) feet. 8. MAXIMUM LOT COVERAGE: For single and two family dwellings, the principal building shall not cover more than forty (40) percent of the lot acres provided, however, for multiple family dwellings, the principal building shall not exceed fifty (50) percent of the lot. 9. BUILDING HEIGHT: No building shall exceed a height of forty (40) feet or four (4) stories, whichever is lower. 10. SIGNS: All signs in the R-3 Residence District shall conform with the provision of the City of Niles Sign Ordinance. 6 �ARTICLE VIII BUSINESS DISTRICTS Section 8.01 =Statement of Legislative Intent The business districts established in this ordinance are designed to promote and protect public health, surety, welfare, and prosperity. These general goals include, among others, the following specific purposes: 1. To provide sufficient space, in appropriate locations, to meet the needs of the City for development of various types of commercial and service activities; 2. To provide appropriate bulk regulations, buffers and parking areas to assure compatibility with adjacent zones and minimize traffic congestion; 3. To encourage the continued orderly expansion of commercial facilities without creating increased vehicular congestion; 4. To prevent commercial encroachment on existing residential districts. 5. To promote the most desirable use of commercial land and development in accord with a comprehensive plan, to promote stability of commercial development, to strengthen the economic base of the City, to protect the character of the district and its suitability for particular uses and to conserve the value of land and buildings. Section 8.02 = C1 Local Business Districts 1. INTENT: To establish and preserve areas for those commercial facilities which are especially useful in close proximity to residential areas, while minimizing the undesirable impact of such uses on the neighborhoods which they serve. 2. PERMITTED USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI SCHEDULE OF PERMITTED AND SPECIAL USES. 3. SPECIAL USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI SCHEDULE OF PERMITTED AND SPECIAL USES. 4. CONDITIONS OF USE: A. All business establishments shall be retail or service establishments dealing directly with consumers. All goods produced on the premises shall be sold at retail on premises where produced. B. All business, servicing or processing, except for off-street parking and loading, shall be conducte_ 9 within completely enclosed buildings. 5. MINIMUM LOT SIZE: All buildings as permitted herein shall be located on a tract of land having an area of six thousand (6000) square feet, and a width at the established building line of sixty (60) feet. 6. OFF STREET PARKING: Automobile parking facilities shall be provided as required or permitted in Article XII. �2) All dwelling units shall be located above the ground floor. Residential use of the ground floor or any basement is prohibited. 6. OFF-STREET PARKING AND LOADING: Parking and loading facilities shall be provided as required or permitted in Article XII. 7. BUILDING HEIGHT: The height of any structure shall not exceed sixty (60) feet, except as provided herein. 8. MINIMUM LOT SIZE: No minimum provided all applicable requirements of this Ordinance are complied with. 9. YARD AREA: a. Transitional Yards: Shall be provided as in the C1 Local Business District; b. Front Yard: May build on property line, but yard must be seven (7) feet if not built on property line; c. Side Yard: May build on property line but yard must be seven (7) feet if not built on property line; d. Rear Yard: No less than seven (7) feet. 10. MAXIMUM LOT COVERAGE: No more than ninety percent (90%) of the lot area may be occupied by buildings and structures including accessory structures. 11 . SIGNS All signs in the C2 Business District shall conform to the provision of the City of Niles Sign Ordinance. Section 8.04 = C3 Community Business District 1. INTENT: To establish and preserve general commercial areas consisting of shopping centers and commercial strips where customers reach individual business establishments primarily by automobile. The C3 Community Business Districts are designed to cater to the needs of a larger consumer population that is served by the other business districts. 2. PERMITTED USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 3. SPECIAL USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 4. CONDITIONS OF USE: A. All business establishments shall be retail or service establishments dealing directly with consumers. All goods provided on the premises shall be sold at retail on the premises where provided. �Future development will reinforce the districts role as the symbolic center of the community and the region with special attention to the unique setting of the district with surrounding riverfront park land, unique vistas, and complimentary development in surrounding districts. It is further the intent of this Article to strengthen the district1s economic viability by permitting with certain conditions, limited residential development of the upper floors of commercial buildings thereby allowing regulated redevelopment of otherwise functionally obsolete office space. 2. PERMITTED USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 3. SPECIAL USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 4. CONDITIONS OF USE - COMMERCIAL USES: All permitted uses in this district except residence district uses, shall be retail and shall be subject to the following conditions: 5. a. There shall be no manufacture, processing or treatment of products other than those which are clearly indicated and essential to the retail business conducted on the same premises; b. Such uses, operations or products shall not be objectionable due to odor, dust, smoke, nolse, or vibrations or other similar causes; c. All outside storage of refuse material shall be containerized. CONDITIONS OF USE -- RESIDENTIAL: a. b. Housing for the elderly in high rise structures subject to the following conditions: 1) All dwelling units shall consist of not less than three hundred fifty (350) square feet of floor area per unit (Not including kitchen and sanitary facilities); 2) Density shall not exceed fifty (50) dwelling units per acre. The area used for computing density shall be the total site area exclusive of any dedicated roads; 3) Total site coverage of all buildings sha ll not exceed thirty (30) percent of the total site exclusive of any dedicated right-of-way. Residential dwelling units are permitted provided the following standards are met: 1) Each residential dwelling unit shall contain a minimum of six hundred (600) square feet of floor area, and shall contain at least one bedroom, a living room, bathroom and kitchen. Efficiency apartments and sleeping rooms, or rooming houses are specifically prohibited . �7. BUILDING HEIGHT: The height of anystructureshall notexceedthirtyfivefeet (35'), except as provided herein. 8. YARD AREA: a. Transitional Yards: Where a C-2 District adjoins a residence qistrict, transitional yards shall be provided in accordance with the following regulations: 1) Where lots in a C-1 District front on the street and at least eighty (80) percent of the frontage directly across the street between two (2) consecutive intersecting streets is in a residence district, the front yard regulations for the residence district shall apply to the lots in the business district. 2) In a C-1 District, where a rear lot line coincides with a side or rear lot line of property in an adjacent residential district, a rear yard shall be provided equal in dimension to the minimum side yard required in the adjacent residence district. 3) In a C-1 District, where a rear lot line coincides with a side or rear lot line of property in an adjacent residential district, a rear yard shall be provided equal in dimension to the minimum side yard required in the adjacent residence district. 4) In a C-1 District, where the extension of a front or side lot line coincides with the front line of an adjacent lot located in a residence district, a yard of not less than ten (10) feet shall be provided. b. Front Yard: A front yard of not less than fifteen(15) feet; c. Side Yard: A side yard on each side of the main building of not less than seven (7) feet where the lot adjoins a residential district is a corner lot, or a side yard is to be provided. Where a lot is adjacent to another commercially zoned lot, the building may be constructed on the property line; d. Rear Yard: A rear yard of not less than fifteen (15) feet. 9. MAXIMUM LOT COVERAGE: No more than fifty percent (50%) of the lot area may be occupied by buildings and structures including accessory buildings. 10. SIGNS: All signs in the C-1 Business District shall comply with the provisions of the City of Niles Sign Ordinance. Section 8.03 1. =C-2 Downtown Retail District INTENT: To implement the recommendations of the Downtown City of Niles Development Plan, establishing and preserving the downtown area as a consolidated and intensified retail shopping area. The district will be convenient and attractive for the needs of nearby office workers, for shoppers and tourists arriving by automobile and parking once to carry out several facilities and safe and convenient pedestrian travel and essential to the economic viability of the district and public safety and welfare. Commercial uses requiring individual vehicular access across sidewalks are, therefore, excluded. �B. All business, servicing or processing, except for off-street parking and loading, shall be conducted within completely enclosed buildings. 5. OFF STREET PARKING AND LOADING: Parking and loading facilities shall be provided as required in Article XII. 6. BUILDING HEIGHT: The height of any building shall not exceed forty-five (45) feet. 7. MINIMUM LOT SIZE: Minimum lot area of twelve thousand five hundred (12,500) square feet. Width at front building line shall be not less than one hundred (100) feet. 8. YARD AREA: a. Transitional Yards: Shall be as provided in the C1 Local Business District. b. Front Yard: Shall not be less than twenty (20) feet. C. Side Yard: May build on property line, but side yard must be ten (1 O) feet if not on property line or corner lot. d. Rear Yard: Shall not be less than fifteen (15) feet. 9. MAXIMUM LOT COVERAGE: No more than fifty percent (50%) of the lot area may be occupied by buildings and structures including accessory structures. 10. SIGNS: Signs in the C3 Business District shall conform to the requirements of the City of Niles Sign Ordinance. Section 8.05 = OC Office Commercial District 1. INTENT: The OC Office Commercial Districts are designed to accommodate office uses, office sales related commercial activities and certain basic personal services. 2. PERMITTED USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 3. SPECIAL USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 4. CONDITIONS OF USE: 5. a. All business establishments shall be retail or service establishments dealing directly with consumer. All goods provided on the premises shall be sold at retail on the premises where provided; b. All business, servicing or processing, except for off-street parking and loading, shall be conducted within completely enclosed buildings. OFF STREET PARKING AND LOADING: Parking and loading facilities shall be provided as required in Article XII. �6. BUILDING HEIGHT: The height of any building shall not exceed sixty (60) feet. 7. MINIMUM LOT SIZE: No minimum, except that all applicable provision of this ordinance must be complied with. 8. YARD AREA: a. Transitional Yards: Shall be as required in the C1 Local Business District. b. Front Yard: May build on property line but front yard must be fifteen (15) feet if not built on property line. c. Side Yard: May build on property line but required side yard shall be ten (10) feet if not built on property line. d. Rear Yard: A rear yard of not less than ten (1 O) feet shall be provided. 9. MAXIMUM LOT COVERAGE: No more than eighty percent (80%) of the lot may be occupied by buildings and structures including accessory structures. 10. SIGNS: Signs in the OC Office Commercial District shall conform to the requirements of the City of Niles Sign Ordinance. �ARTICLE IX INDUSTRIAL DISTRICTS Section 9.01 = Statement of Legislative Intent The Industrial Districts established in this ordinance are designed to promote and protect the public health, safety, and general welfare. These general goals include, among others, the following specific purposes: 1. To provide sufficient space, in appropriate locations, to meet the needs of the City for development of various types of manufacturing and related actlvities, with due allowance for the need of a choice of sites; 2. To provide, as far as possible, that such space will be available for use for manufacturing and related activities, and to protect residences by separating them from manufacturing activities and by prohibiting the use of such space for new residential development; 3. To encourage manufacturing development which is free from danger of fire, explosions, toxic and noxious matter, radiation, and other hazards, and from offensive noise, vibration, smoke, dust, and other particulate matter, odorous matter, heat, humidity, glare, and other objectionable influences, by permitting such development in areas where this article restricts the emission of such nuisances, without regard to the industrial products and processes involved; 4. To protect adjacent residential and commercial areas, and to protect the labor force in other establishments engaged in less offensive types of manufacturing activities which involve danger of fire, explosives, toxic and noxious matter, radiation and other hazards, or create offensive noise, vibration, smoke, and other particulate matter, odorous matter, heat, humidity, glare and other objectionable influences to those limited areas which are appropriate therefore; 5. To protect manufacturing and related development against congestion, as far as is possible and appropriate in each area, by limiting the bulk of buildings in relation to the land around them and to one another, and by providing space of public streets for parking and loading facilities associated with such activities; 6. To promote the most desirable use of land and development in accord with a comprehensive plan, to promote stability of manufacturing and related development, to strengthen the economic base of the City, to protect the character of the district and its suitability for particular uses, and to conserve the value of land and buildings. Section 9.02 = l:1 Light Industrial District 1. INTENT: The 1-1 Light Industrial District is designed to primarily accommodate wholesale and warehouse activities and industrial operations whose external physical effects are restricted to the area of the districts and in no manner detrimentally effect any of the surrounding districts. The 1-1 District is structured to permit, along with any specified uses, the manufacturing, compounding, processing, packaging, assembly and/or treatment of finished or semi-finished products from previously prepared material. It is the intent of this article that the processing of raw material for shipment in bulk form, to be used in an industrial operation at another location, not be permitted. �2. PERMITTED USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 3. SPECIAL USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 4. OFF-STREET PARKING AND LOADING: Shall be as permitted or required in Article XII. 5. CONDITIONS OF USE: All permitted uses are subject to the following conditions: 6. a. All local , county, state and federal laws, rules and regulations must be strictly adhered to as to the emission of odor, dust, smoke, gas, noise, vibration and the like; b. All business, production, servicing, processing shall take place within completely enclosed buildings unless otherwise specified. Within one hundred and fifty (150) feet of a residence district all storage shall be in completely enclosed buildings or structures, and storage located elsewhere in this district may be open to the sky but shall be enclosed by solid walls or fences (including solid doors or gates thereto) at least six (6) feet high, and suitably landscaped. However, open off-street loading facilities and open off-street parking of motor vehicles may be unenclosed throughout the district, except for such screening of parking and loading facilities as may be required under the provision of Article XII. c. All zoning lots or tracts located in the City of Niles Industrial Park shall be subject to the provisions of the Industrial Park Covenants. In the event of a conflict between the provision of the Industrial Park Covenants and this Ordinance the provisions of the Industrial Park Covenants shall prevail. YARD AREAS: No building or structure shall hereafter be erected or structurally altered unless the following yards are provided and maintained in connection with such building: a. Front Yard: On every zoning lot, a front yard of not less than fifty (50) feet in depth shall be provided. However, where lots within the same block and comprising forth (40) percent of the frontage on the same street are already developed on the effective date of the Ordinance with front yards with an average depth shall be the required front yard depth for such frontage in said block. No industrial building or a position thereof or any accessory building in connection therewith, shall be hereafter erected in front of a building or setback line. b. Side Yards: A side yard twenty-five (25) feet deep is required except on the side of the lot adjoining a residence district, in which case there shall be a side yard of not less than forty (40) feet. c. Rear Yards: On every zoning lot there shall be a rear yard of not less than thirty (30) feet, except where a use in the 1-1 Light Industrial District is adjacent to a residence district, a rear yard shall be provided and maintained of not less than fifty (50) feet. �7. BUILDING HEIGHT: No building or structure in the 1-1 Light Industrial District shall exceed forty five (45) feet in height. 8. MAXIMUM LOT COVERAGE: No building with its accessory building and accessory uses including parking facilities, driveways and roadways outside storage areas, railroad sidings, outside truck berths and other accessory uses, shall occupy in excess of seventy-five percent (75) of any lot or tract. 9. MINIMUM LOT SIZE: No minimum, except that all applicable requirements of this ordinance and the Industrial Park Covenants, if applicable, must be complied with. Section 9.03 = 1-2 General Industrial District 1. INTENT: The 1-2 General Industrial District is established to provide areas in which a wide variety of intensive industrial concerns may be located; to provide performance standards that will adequately protect the community; to provide regulations to assure adequate open space between uses, and between the boundaries of the 1-2 General Industrial District and other established uses. 2. PERMITTED USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 3. SPECIAL USES: No building and/or land shall be used erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 4. CONDITIONS OF USE: Permitted uses are subject to the following conditions: a. All local, county, state and federal laws, rules and regulations must be strictly adhered to as to the emission of odor, dust, smoke, gas, noise, vibration and the like. b. Within one hundred (100) feet of a residence district, production, processing, servicing and fabrication shall take place or be within completely enclosed buildings or structures unless otherwise specified. All Exterior storage within one hundred fifty (150) feet of residence district shall be enclosed with a solid wall or fence to a height of such stored materials. Off-street parking and off-street loading facilities may be unenclosed except for such screening and improvements as may be required under the provisions of Article XII. c. All zoning lots located in the City of Niles Industrial Park shall be subject to the provision of the Industrial Park Covenants. In the event of a conflict between the provisions of the Industrial Park Covenants and this Ordinance, the provisions of the Industrial Park Covenants shall prevail. 5. OFF-STREET PARKING AND LOADING: Shall be as permitted or required in Article XII. 6. YARD AREAS: All yard areas shall be the same as required in the 1-1 Light Industrial District. �7. BUILDING HEIGHT: No building or structure in the 1-2 General Industrial District shall exceed sixty (60) feet in he•ight. 8. MAXIMUM LOT COVERAGE: No building with its accessory building(s) and accessory uses including parking facilities, driveways and roadways outside storage area, railroad sidings, outside truck berths and other accessory uses shall occupy in excess of seventy five percent (75%) of any lot or tract. 9. MINIMUM LOT SIZE: No minimum, except that all applicable requirements of this ordinance and the Industrial Park Covenants, if applicable, must be complied with. �ARTICLE X SPECIAL DISTRICTS = OS : Open Space Conservancy District Section 10.01 1. INTENT: The intent of this district is to provide recreational areas and to protect and preserve areas of scenic, scientific and cultural value. These areas will provide for contact with nature in an urban area. 2. PERMITTED USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 3. SPECIAL USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 4. CONDITIONS OF USE: 5. a. The permitted uses shall not involve the dumping, filling, cultivation, soil or peat removal or any other use that would disturb the natural flora, fauna, water course, water regiment or topography. Any drainage channel improvement plans shall be approved by the City Engineer and the Zoning Administrator, who shall certify in writing that satisfactory, adequate and safe improvements as contemplated are possible. b. All outside storage of refuse shall be containerized in an impermeable container. BUILDINGS: None permitted except accessory to the principal use. If accessory buildings are permitted the Zoning Administrator shall establish the setback, side yards, height of building and any other necessary protective measures necessary in order to preserve the intent of this district. Section 10.02 = Floodplain Overlay District 1. INTENT: It is the purpose of this District to significantly reduce hazards to persons and damage to property as a result of flood conditions in the City of Niles requirements of the National Flood Insurance Program, as constituted in accord subsequent additions, amendment and deletions, and the rules and regulations promulgated in furtherance of this program by the United States Department of Housing and Urban Development, Federal Insurance Administration, as published in the Federal Register, Vol. 41, No. 207, Tuesday, October 26, 1976 together with subsequent additions, amendments and deletions. 2. DELINEATION OF FLOODPLAIN OVERLAY DISTRICT: a. The floodplain district shall overlay existing zoning districts delineated on the official City of Niles Zoning Map. The boundaries of the floodplain overlay district shall coincide with the boundaries of the areas indicated within the limits of the 100-year flood boundary in the report entitled 11The Flood Insurance Study, City of Niles, with accompanying Flood Insurance Rate, Flood Boundary and Floodway Maps. The study and accompanying maps are adopted by reference, appended and declared to be a part of this Ordinance. The term floodplain district as used in this Ordinance �shall mean the floodplain overlay district and shall be the designated regulatory floodplain. b. c. 3. Where there are disputes as to the location of a floodplain overlay district boundary or the limits of the floodway, the Zoning Board of Appeals shall resolve the dispute in accord with the following rules: 1) The location of the floodplain overlay district boundary or the limits of the floodway, shall be determined based upon the most current floodplain studies issued by the Federal Insurance Administration (FIA) . Where FIA information is not available, the best available floodplain information shall be utilized. 2) Where there is allegation that the boundary is incorrect as mapped and FIA floodplain studies are being questioned, the Zoning Board of Appeals shall modify the boundary of the flood hazard area or the floodway only upon receipt of an official letter of map amendment issued by the FIA. 3) All parties to a map dispute may submit technical evidence to the Zoning Board of Appeals. Conflicts between the requirements of this or any other Ordinance shall be resolved in favor of this Article, except where the conflicting requirement is more stringent and would further the objectives of this Article. In such cases, the more stringent requirement shall be applied . PERMITTED USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. a. In the area outside the 100-year Floodplain, uses permitted by the underlying zoning district subject to the regulations of such district: provided, however, the elevation of the lowest floor designed or intended for human use or habitation, including basements, shall be at least three (3) feet above the elevation of the nearest point of the 100-year Floodplain. b. In the area within the 100-year Floodplain, land may be used to supply open space or lot area requirements of a lot partially located outside the floodplain. 4. SPECIAL USES: No building and/or land shall be used, erected or occupied except for one or more of the uses specified in Article XI, SCHEDULE OF PERMITTED AND SPECIAL USES. 5. ACCESSORY USES: No building , structure, or equipment other than boundary monuments are permitted within the 100-year Floodplain as an accessory use. 6. CONSTRUCTION: No building or structure shall be erected, converted or structurally altered or placed and no land filled or structure used in a floodplain district, unless a permit therefore shall have first been obtained from the City of Niles Zoning Administrator after due compliance is shown with all City ordinances, state statutes and federal regulations. �7. UTILITIES: All on-site new and replacement water and sewer systems and appurtenances in the floodplain shall be designed to minimize infiltration of flood waters and so constructed as to avoid impairment that might otherwise result from flooding. 8. ALTERATION OF WATERCOURSES: No alteration of any watercourse in the floodplain district shall be undertaken unless the Michigan Department of Natural Resources shall have first been notified and provided with detailed plans and specifications prepared by a registered engineer. Such plans shall show full compliance with local ordinances, state statutes, state regulatory agencies and federal regulations and shall make provisions for maintaining the full carrying capacity of the altered water course. 9. PENALTIES: Any building or structure which is erected altered, maintained or changed in violation of any provision of this Ordinance is hereby declared to be a nuisance, per se. The City Council, the City Attorney and the County prosecuting attorney may institute injunction, mandamus, abatement or any other appropriate action or proceedings to prevent, enjoin, abate or remove any unlawful erection, alteration, maintenance or use of lands in the Floodplain District. 10. DISCLAIMER OF LIABILITY: Approval of the use of land under this section shall not be considered a guarantee or warranty of safety from flood damage. This Ordinance does not imply that areas outside the flood hazard area will be free from flood damage. This Ordinance does not create liability on the part of the City of Niles or any officer or employee thereof for any flood damages that result from reliance on this Ordinance or any administrative decision lawfully made thereunder. �ARTICLE XI SECTION 11.01 SCHEDULE OF PERMITTED AND SPECIAL USES P=PERMITTED USE S=SPECIAL USE* DISTRICT USE CATEGORY I R1 I R2 I R3 I C1 I C2 I C3 I OC I 11 I 12 I OS I FP I PLANNED UNIT DEVELOPMENT: PLANNED UNIT DEVELOPMENT 1s 1s 1s 1s 1s Is 1s 1s Is Is Is I SECTION 11.02 RESIDENTIAL USES SINGLE FAMILY DETACHED DUELLING & CUSTOHARY ACCESSORY USES TIJC) FAMILY DIIELLING MULTIPLE FAMILY DIIELLING APARTMENT CCJ4PLEX APARTMENT HOTEL ONE FAMILY RCJJ DIIELLINGS (PARTY UALL). UITH NO HORE THAN SIX DIIELLINGS PER RO',J OR BUILDING Ha-IE OCCUPATIONS NURSING HOMES FRATERNITY, SORORITY OR STUDENT CO- OP ORPHANAGES. BOYS & GIRLS HOHES RESIDENTIAL DIIELLINGS UNITS (ACCESSORY TO PRINCIPAL USE) BED AND BREAKFAST IP I I I I I I Is I I I I Is Ip IP I I I Is I Is Is Is Is I Ip IP Ip IP IP IP I Is Is Is Is I Is I I I I I I I I I I I Is Is I I I I I I I I I I I Is 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 Is I I I I I I I I Is Is I I �ARTICLE XI SECTION 11.03 SCHEDULE OF PERMITTED AND SPECIAL USES P= PERMITTED USE S=SPECIAL USE* DISTRICT USE CATEGORY I R1 I R2 I R3 I C1 I C2 I C3 I OC I 11 I 12 COMMERCIAL USES: I I IP I I IP IP I Is IP I I I I I I APPRAREL AND ACCESSORY SALES AND SERVICE CLOTHING, APPAREL AND ACCESSORY SALES OJSTOC TAILORING, DRESSMAKING & ASSOCIATED ACCESSORY AND SPECIALTY SALES FURRIERS AND FUR SHOPS AND STORAGE DRY CLEANING AND LAUNDRY PICK-UP STATIONS LAUNDRIES AND DRY CLEANING (LIMITED CAP. 40# USING NON-FLJJ,14ABLE FLUID) LAUNDERETTE AND CLEANING SERVICE (COIN- OPERATED, INDIVIDUAL OR FAMILY SIZED EQUIPMENT) LAUNDRY. STEAM PLANTS AND DRY CLEANING PLANTS AND STORAGE ,,--- I IP IP I IP Ip IP I IP I Ip I I I I Ip I I IP I I IP I I Is Is Is IP I I Ip I I Ip I P I I I I AUTc»40BILE DEALERS, SERVICES AND REPAIRS AUTCM)BILE SALES AND ASSOCIATED SALES AND SERVICE USED AUTO SALES AUTCM)BILE ACCESSORY SALES AUTc»«JBILE SERVICE STATION AUT040TIVE AND MOTORCYCLE MAINTENANCE SERVICES CAR UASHING STATIONS AUTCJ40BILE C04MERCIAL PARKING ENTERPRISE TIRE RE-CAPPING AND RE- TREADING BUSINESS AND PROFESSIONAL OFFICES AND SERVICE LABORATORIES FOR INDUSTRIAL RESEARCH & TESTING LABORATORIES FOR MEDICAL & DENTAL RESEARCH & TESTING HEDICAL CLINICS OFFICE EQUIPMENT & SUPPLIES, SALES & SERVICE OFFICE-CONSULTANTS, SEMI-PROFESSIONAL & BUSINESS DUPLICATING & BLUE-PRINTING ESTABLISHMENTS PRINTING, PUBLISHING ESTABLISHMENTS (LIMITED TO 5 TRADESMEN)! PRINTING, PUBLISHING ESTABLISHMENTS I SIGN PAINTING - NO OJTSIDE STORAGE I SIGN MANUFACTURING I I IP Ip I IP IP IP I Is I Is I I I Is Is I I s Is IP I I I Is I I I I I Is I I I I I I I I I I s Is I I I I I I I I I I I I Ip I Is I I I I I I I I I IP I I I I I I I I I I I s Is I Ip I I I s I P I Is I I I I Is I I Is Ip I p I P I P I p I P I P I s I p Ip I p I P I p I p I P I p I IP IP I IP Is I Is I I P I I P p P I P p I P p p I p p I I I P P P P P I I P I OS I FP �ARTICLE XI SECTION 11.03 SCHEDULE OF PERMITTED AND SPECIAL USES P=PERMITTED USE S=SPECIAL USE* DISTRICT USE CATEGORY I R1 I R2 I R3 I C1 I C2 I I p I Is Ip I Is I I I C3 I OC I 11 I 12 I OS COMMERCIAL USES (con't}: ,,-- BUILDING MATERIALS CONTRACTORS OFFICES &[OR SCREENED STORAGE YARDS HARDUARE, SMALL APPL., ELECTRICAL ITEMS & INCIDENTAL REPAIR BATCHING -AND RED I-MIX LlMBER & OTHER BLDG. MATERIALS & INCIDENTIAL MILL\KJRK PLlMBING & HEATING OR ELECTRICAL RETAIL SALES & SERVICE (ENCLOSED STORAGE} UALLPAPER, PAINT & GLASS STORAGE OR RETAIL I I I I I I p I I I I Is I I I p I I p FARM EQUIPMENT FARM MACHINERY, SALES, REPAIR AND STORAGE FARM MACHINERY ASSEMBLY OR PROOUCTION FUEL OIL & BOTTLED GAS SALES & STORAGE FEED, FERTILIZERS & SEED RETAIL SALES FEED, FERTILIZERS & SEED RETAILS SALES IN BULK GARDEN SUPPLIES GRAIN ELEVATORS AND PROCESSING I I I I I I FOOO RETAIL SALES AND SERVICES DRIVE-THROOGH EATING ESTABLISHMENTS RESTAURANT, UITH PICK-UP[CARRY-ClJT RESTAURANT COFFEE HOOSE AND TEA ROCl4S CATERING ESTABLISHMENTS BAKERIES & CONFECTIONERIES (LIMITED TO 2,500 SQ. FT. MANUFACTURING) BAKERIES {OVER 2,500 SQ. FT. MANUFACTURING} COLD STORAGE LOCKERS - FOR INDIVIDUAL USE COLD STORAGE PLANTS FOOO STORES, RETAIL ONLY {i.e. GROCERY, DELICATESSEN) DAIRIES AND ICE CREAM MANUFACTURING ICE MANUFACTURING MEAT MARKET {RETAIL} MEAT & PClJLTRY PROCESSING & PACKING (UHOLESALE EXCLWING SLAUGHTERING} MEAT & PCl.lLTRY PROCESSING & PACKING (UHOLESALE} TAVERNS, BAR, SALOONS I I I Is I I IP Is I p I p I p I p I I I I I I p I I I I I p I I P I I P I I I I I I I I I Is l I P P P I I I I p I P I P I P I I P I p I I I I I P Is Is IP Is I IP IP I I s Is I IP I I I I I I I I I I s I p I p I I I I I I I I I P p P P P P p P p I I I I I I I I P P p P I I I I I I P P P I I I P I s I s Ip Is Is IP I I Is I I I I I I I I I I Is I I I I I I I I I p P P I I I I I I P I I I I Is I P P P I p I I I p p I P P I p I P I I I I P P I I I Is I I I I FP I �ARTICLE XI SECTION 11.03 SCHEDULE OF PERMITTED AND SPECIAL USES S=SPECIAL USE* P=PERMITTED USE DISTRICT USE CATEGORY I R1 I R2 R3 I C1 I C2 I C3 I OC I I1 I I2 I COMMERCIAL LJ_SES (con't}: FINANCIAL INSTITUTIONS & SERVICES BANKS, SAVINGS & LOAN ASSOC., CREDIT UNIONS & LIKE INST. CREDIT & INSURANCE AGENCIES & LOANS BROKERS, HOLDING & OTHER INVESTMENT AGENCIES I I I I p I P I I I P I s I I s I p I s I I p I I P P P I p I P P P P P FURNITURE AND HCl.JSEHOLD GOa)S FURNITURE, RETAIL SALES & ASSOCIATED STORAGE FLOOR COVERING, DRAPERY AND UPHOLSTERY STORES CHINA, GLASS\IARE & METAL \LI.RE usPECIALTY SHOPS" MAJOR HCl.JSEHOLD APPLIANCES, SALES AND SERVICE RADIO & TELEVISION, SALES & SERVICE I I I I I I s s s s I --- I I I P I I p I P s I P I s s I I I I I P s I I I I I I I I p I p I P I P s I I I I I - I I MISCELLANECl.JS SALES AND SERVICE ANTIQUE AND GIFT SHOPS DRUG STORES AND PHARMACIES ARTS AND CRAFTS STWIOS ART SUPPLIES RETAIL SALES BICYCLE SALES AND REPAIRS BOOK AND STATIONERY STORES FLORIST, FLCMR SHOPS COMMERCIAL GREENHCl.JSE {NOT EXCEEDING 1,000 SQ.FT.) - - -- - - - - I I I P IP I HOTELS AND OTHER LOOGING HOTELS, HOTELS, AND INNS TCl.JRIST HCJ4ES BOARDING & ROCJ4ING HCl.JSES - P P P I I GENERAL MERCHANDISE ·DEPARTMENT STORE DIRECT SELLING & HAIL ORDER STORES LIMITED PRICE VARIETY STORES SERVICING VENDING MACHINE OPERATORS - I I s s I --- I I s s I - - I I I s I I I p I p I s I I I I I I I I I I s I I p I P I I P s I p p I P I I p I I I I I I p I P s I I I I I I P I P P I I I p I P P P P P I I I I I s s I I I I P I P I OS I FP I �ARTICLE XI SECTION 11.03 SCHEDULE OF PERMITTED AND SPECIAL USES P=PERMITTED USE S=SPECIAL USE* USE CATEGORY DISTRICT I R1 I R2 I R3 C1 I C2 I I C3 I OC I I P I I I 11 I 12 I OS I I I P I I I P I I I IP I I I I I I I I I IP I I I I I I I I I I I I I I I I I I I I I I I I FP COMMERCIAL USES (con't): MISCELLANECXJS SALES AND SERVICE CON'T C()olMERCIAL GREENHCXJSE (OVER 1,000 SQ. FT.) JEUELRY AND \IATCH SALES REPAIR LABORATORIES, EXPERIMENTAL, FILM OR TESTING BASIC RESEARCH, DESIGN & PILOT OR EXPERIMENTAL PROOUCT DEVELOPMENT LOCK AND GUNSMITHS OPTICIANS AND OPTICAL SUPPLY SALES PAUii SHOPS SECOND HAND STORES PET SHOPS.BIRD STORES TAXIDERMISTS PHOTOGR~PHIC STLOIOS & CAMERA SUPPLY PHOTO PICK-UP STATION MACHINE AND/OR~ SHOP SPORTING GOCDS SALES SPORTING GOCDS SALES & RETAIL ACCESSORY (RECREATIONAL USE) STUDIOS & GALLERIES (ART, MUSIC, DANCING, ETC.) TRAILER OR MOBILE H()olE SALES VETERINARY HOSPITALS, C()olMERCIAL KENNELS UHOLESALE BUSINESS I I I I I I I I I I PERSONAL SERVICES BARBER AND BEAUTY SHOPS FUNERAL H()olES AND UNDERTAKERS HEALTH CLUBS (PUBLIC) REDUCING SALONS VATCH REPAIR SHOP SHOE REPAIR SHOP & HAT CLEANING TAILOR SHOP PHOTO STLOIOS I I RECREATION AND AlfJSEMENT BOULING ALLEY, BILLARD. RACQUET BALL, TENNIS, INDOOR ARCHERY, OR SIMILAR FORMS OR INDOOR C094. RECREATION NIGHT CLUBS, DANCE HALLS CXJTDOOR C04HERCIAL ENTERPRISES (DEFINITIONS) SHIP'S STORE UITH RELATED SUPPLIES AND SERVICES THEATERS. INDOOR Is Is I Is I I I I I IP IP IP IP I I I I P I I I s I s I P I I Is Is Is I IP IP IP I P s s Is I I Is I I I Is IP Is IP I I Is I I s I I p I P I P I P I P P s P P P P Is I P IP I IP Is P IP Is IP I I IP Is I IP I IP I I I I I I I I I Is I I I IP I I I P P P P P P P P P P P I I I I I I I s s s I I Is I I I I I I I s P I I I I I I I I Is Is Is Is I I I �ARTICLE XI SECTION 11.04 SCHEDULE OF PERMITTED AND SPECIAL USES P=PERMITTED USE S=SPECIAL USE* DISTRICT USE CATEGORY I R1 I R2 I R3 I C1 I C2 I C3 I OC 11 I 12 I INDUSTRIAL USES: MANUFACTURING ASSEMBLY. PROCESSING.cotPClJNOING FOCl) & KINDRED PROOUCTS - SIC 20 MEAT PROOUCTS (EXCLUDING SLAUGHTERING) DAIRY PRCDUCTS (EXCLUDING SLAUGHTERING) PRESERVED FRUITS ANO VEGETABLES GRAIN MILL PROOUCTS BAKERY PROOUCTS SUGAR & CONFECTIONERY PROOUCTS FATS & OILS BEVERAGES MISC. f()(l) PREPARATION & KINDRED PROOUCTS TOBACCO PROOUCTS - SIC 21 TEXTILE MILL PROOUCTS - SIC 22 \JEAVING COTTON. IJOOL. SYNTHETICS MILLS NARRCIJ FABRIC MILLS YARN & THREAD KNITTING MILLS TEXTILE DYEING & FINISHING FLCXlR COVERING MILLS MISC. TEXTILE GCXDS APPAREL & OTHER TEXTILE PROOUCTS - SIC 23 MEN'S/BOYS' SUITS/COATS/FURNISHINGS "°4EN 1 S/CHILOREN 1 S ClJTER\IEAR "°4£:N'S/CHILOREN'S UNDERGARMENTS HATS. CAPS. & MILLINERY FUR GCXDS{MISC. FABRICATED TEXTILE PROOUCTS MISC. APPAREL AND ACCESSORIES LIMBER & \IJCXl PROOUCTS - SIC 24 LOGGING COITRACTORS SA\MILLS & PLANING MILLS MILL~K. PLY\IJCXl & STRUCTURAL MEMBERS \IJCXl COITAINERS \IJCXl BUILDINGS MOBILE H04ES MISC . \IJCXl PROOUCTS I I I I I I s s I p I P P P P P I p I I s I I P I I s I I s I p I I P P I p I s s I s I I I I s I s IP I p I I P I I I s s I I I I p P P P P I I P I I p I I P P I I I p I s I I P I P P I I I I I I P P P I s I P P P I p I p I s I p I P P I I s I I OS I FP I �ARTICLE XI SECTION 11.04 SCHEDULE OF PERMITTED AND SPECIAL USES P= PERMITTED USE S=SPECIAL USE* DISTRICT USE CATEGORY I R1 I R2 I R3 I C1 I C2 I C3 I OC I 11 I 12 INDUSTRIAL USES: I FURNITURE ANO FIXTURES - SIC 25 H<XJSEHOLD FURNITURE OFFICE FURNITURE. PARTITIONS/FIXTURES PUBLIC BUILDING & RELATED FURNITURE MISC. FURNITURE & FIXTURES I I I I I Is I p PAPER & ALLIED PRCDUCTS - SIC 26 PAPER.PAPERBOARD.BUILDING PAPER. & BOARD MILLS MISC. CONVERTED PAPER PROOUCTS PAPERBOARD CONTAINERS & BOXES I I I Is I Is P P PRINTING & PUBLISHING - SIC 27 NE\.ISPAPERS. PERIOOICALS. BOOKS MISC. PUBLISHING CCJ4MERCIAL PRINTING GREETING CARD PUBLISHING BLANICBOOKS AND BOOICBINDING PRINTING TRADE SERVICES I P P P I P P p I I I I I P I I p I I I I I p P P P P CHEMICALS AND ALLIED PROOUCTS - SIC 28 INDUSTRIAL INORGANIC CHEMICALS PLASTICS MATERIALS & SYNTHETICS PHARMACEUTICALS/DRUGS SOAP, CLEANERS. & TOILET GOCOS PAINTS. VARNISHES, LACQUERS, ENAMELS, & ALLIED PROOUCTS INDUSTRIAL ORGANIC & AGRIUJLTURAL CHEMICALS MISC. CHEMICAL PROOUCTS I I I I P p P P P P I I I I I I I I PETROLEUM & COAL PROOUCTS - SIC 'l9 PETROLEUM REFINING PAVING & ROOFING MATERIALS MISC. PETROLEUM & COAL PROOUCTS I I I P P P P P P P P P P p RUBBER & MISC. PLASTIC PROOUCTS - SIC 30 TIRES & INNER TUBES RUBBER & PLASTICS FOOTUEAR GASKETS, PACKING SEALING DEVICES & RUBBER/PLASTIC HOSES & BELTING FABRICATED RUBBER PROOUCTS/RECLAIMED RUBBER MISC. PLASTICS PROOUCTS I I I I I I I I I I P I P I I I P P P P P I OS I FP I �ARTICLE XI SECTION 11.04 SCHEDULE OF PERMITTED AND SPECIAL USES P=PERMITTED USE S=SPECIAL USE* DISTRICT USE CATEGORY I R1 I R2 I R3 I C1 C2 I I C3 I OC 11 I 12 I INDUSTRIAL USES LEATHER & LEATHER PROOUCTS - SIC 31 LEATHER TANNING & FINISHING BOOT & SHOE OJT STOCK FOOTUEAR & LUGGAGE LEATHER GLOVES/MITTENS HANDBAGS/PERSONAL LEATHER GOCllS APPAREL MISC. LEATHER GOCllS I I I I I I I I I I P P P P I STONE. CLAY. AND GLASS PROOUCTS - SIC 32 FLAT GLASS & GLASS\IARE, PRESSED OR BLOolN PROOUCTS OF PURCHASED GLASS CEMENT, HYDRAULIC STRUCTURAL CLAY/POTTERY & RELATED PROOUCTS CONCRETE. GYPSUI. & PLASTER PROOUCTS UJT STONE & STONE PROOUCTS MISC. NONMETALLIC MINERAL PROOUCTS INDUSTRIAL/C04MERCIAL MACHINERY & C04PUTER EQUIPMENT -SIC 35 ENGINES & TURBINES FARM/GARDEN/CONST./MINING & MATERIAL HANDLING METAL UORICING & EQUIPMENT SPECIAL/GENERAL INDUSTRY MACHINERY & EQUIPMENT CCJ4PUTER & OFFICE EQUIPMENT REFRIGERATION & SERVICE MACHINERY MISC. MACHINERY, EXCEPT ELECTRICAL I I p I P I P I IP I I I I I I P P P P I I p I I I P P I I PRIMARY METAL INDUSTRIES - SIC 33 BLAST FURNACE & BASIC STEEL PROOUCTS IRON & STEEL FOUNDRIES PRIMARY & SECONDARY NONFERROUS METALS NONFERROJS ROLLING/DRA~ING/EXTRll>ING NONFERROJS FOUNDRIES MISC. PRIMARY METAL PROOUCTS FABRICATED METAL PROOUCTS - SIC 34 METAL CANS/UJTLERY/HAND TOOLS/HARD~ARE SHIPPING CONTAINERS PLLMBING & HEATING, EXCEPT ELECTRIC FABRICATED STRUCTURAL METAL PROOUCTS SCRE~ MACHINE PROOUCTS. BOLTS. ETC. METAL FORGINGS & STAMPINGS COATING, ENGRAVING/ALLIED SERVICES ORDINANCE & ACCESSORIES. NEC MISC. FABRICATED METAL PROOUCTS I P P P P I P I p I p I p I P P I I I I I p I I I I I I I I I P P P I ·I I I I s s I p I I I I s I I P P P P P I s I p I I I I p I I I I I I s P P I p I P P P I I I s I I OS I FP I �ARTICLE XI SECTION 11.04 SCHEDULE OF PERMITTED AND SPECIAL USES S=SPECIAL USE* P=PERMITTED USE DISTRICT USE CATEGORY I R1 I R2 I R3 I C1 I C2 I C3 I OC 11 I 12 I INDUSTRIAL USES ELECTRIC & ELECTRONIC EQUIPMENT - SIC 36 ELECTRIC TRAHSMISSION DISTRIBUTION EQUIPMENT ELECTRICAL INDUSTRIAL APPARATUS HOOSEHOLD APPLIANCES ELECTRIC LIGHTING/\JIRING EQUIPMENT AlDIO & VIDEO EQUIPMENT cnKJNICATIONS EQUIPMENT ELECTRONIC C04PONENTS & ACCESSORIES MISC. ELECTRICAL EQUIPMENT & SUPPLIES TRANSPORTATION EQUIPMENT - SIC 37 MOTOR VEHICLES & EQUIP,IENT AIRCRAFT & PARTS SHIP & BOAT BUILDING & REPAJRING RAILROAD EQUIP,IENT MOTORCYCLES, BICYCLES. & PARTS GUIDED MISSILES, SPACE VEHICLES, MISC. TRANSPORTATION EQUIPMENT I I I I p I I P p I I p I p P I p Is I P I I I P I P I I I p P s I I s I P P p I I I KISCELLANEOOS MANUFACTURING INDUSTRIES - SIC 39 JEUELRY, SILVERYARE, & PLATED YARE I I I MEASURING, ANALYZING & CONTROLLING INSTRUMENTS & PHOTOGRAPHIC.j MEDICAL, OPTICAL GOOOS - SIC 38 SEARCH,GUIDANCE,AERONAUTICAL.SYSTEMS,INSTRUMENT & EQUIP. LABORATORY APPARATUS.ANALYTICAL MEASURING/CONTROLLING DEVICES, OPTICAL INSTRUMENTS SURGICAL. DENTAL MEDICAL INSTRUMENTS & SUPPLIES OPHTHALMIC GOOOS PHOTOGRAPHIC EQUIPMENT & SUPPLIES YATCHES, CLOCKS, AND YATCHCASES P I I PARTS p I I I & I p I I I I s s I I P P I I I I I s I I p I I I s P I I P P P P I I I p I I p I I P I I p I I s I YAREHOOSING OPERATIONS/STORAGE I P I P INDUSTRIAL MATERIAL STORAGE (ENCLOSED SCREENED) I p I P TRUCK FREIGHT TERMINAL I P I p I p MUSICAL INSTRUMENTS TOYS & SPORTING GOOOS, COSTI.ME JE\JELRY & NOTIONS PENS, PENCILS, OFFICE & ART SUPPLIES KISC. MANUFACTURES PETROLErn TANK FARM p P P p p I OS I FP I �ARTICLE XI SECTION11.05: SCHEDULE OF PERMITTED AND SPECIAL USES P=PERMITTED USE S=SPECIAL USE* DISTRICT USE CATEGORY I R1 I R2 I R3 I C1 I C2 I C3 I OC I 11 I 12 I OS I FP PUBLIC & SEMI-PUBLIC USES: AIRPORT LANDING FIELD CEMETERY OR CREMATORY CHURCHES, TEMPLES & OTHER FACILITIES NORMALLY INCIDENTAL THERETO CITY a.lNED & OPERATED BUILDINGS CITY OUIIED & OPERATED FACILITIES COLLEGE OR UNIVERSITY {PUBLIC[PRIVATE) CORRECTIONAL ANO REHABILITATIONAL SCHOOL COONTRY CLUB OR GOLF COORSE FIRE STATION OR POLICE STATION FISHING GARDENS GENERAL HOSPITALS LODGE OR PRIVATE CLUB INCLUDING FRATERNAL ORGANIZATIONS UITH NO SLEEPING QUARTERS MEDICAL HEALTH CENTER OR CL INIC NON CITY GOVERNMENTAL GARAGES, REPAIR OR STORAGE YARDS AND UAREHOJSES NON CITY a.lNED GOVERNMENT BUILDING FOR OFFICE OR PUBLIC USE NURSERY SCHOOL, DAY NURSERY, CHILD CARE CENTER {NOT INCLUOING DORMITORIES) PARKS, PUBLIC PICNIC AREAS PLAYGROONDS PRESERVATION OF SCENIC AND[OR HISTORIC AREAS PUBLIC FISH HATCHERIES PUBLIC LIBRARY OR JofJSEUH PUBLIC OR PRIVATE CAMP PUBLIC ROADS & RIGHT-OF-UAYS INCLUDING ROADS, BIKE PATHS AND FOOT PATHS RADIO AND TELEVISION TO\JERS RAILROAD RIGHT-OF-UAY AND USES RELATED THERETO RECREATION AREA, PUBLIC SANITARY LANDFILL SCHOOL, PAROCHIAL[PUBLIC SEUAGE AND UATER TREATMENT PLANTS STREAK BANK PROTECTION UATER RETENTION UILD LIFE PRESERVES I I Is I Is Is I I Is Is I IP I I I I I I I I I IP I I IP I Is I Ip I I Is I I Is I I I I I I Is I Is Is I I Is Is I Ip I I I I I I I Is I IP I I IP I Is I IP I I Is I I Is I I Is I I I Is I Ip IP I I Is Is I Ip I I I IP I I Is Is I Ip I I IP I Is I Ip I I s Is I I s Is I I s I I I I Is I Is Is Is I Is Is I IP I Is I I I I I Is I Ip I I IP I Is I Ip I I I I Is I IP IP Is I Is Is I IP I IP I Is I I Is Is I IP I I IP I Is I Ip I I Is I IP IP Is Is Is Is I I Is Ip I IP I I Is Is I IP I I IP I Is I Ip I Is s Is I I s Is I I I I I I Is I IP IP Is Is s p s s Ip I I Is Is I IP I I IP I Is I Ip I s s s Is I I I IP Ip I I I Is I I I I I I Is I Is Is I p I p I I p I P I s I I Ip Ip I Is s Is s I s I Is Is Is I I Is Is I I I I I I IP IP Is Is I Is I I Is I I Is Is I Is Is I·S Is I I Ip IP I I Is Is Is Ip I I I I I I Is I I IP IP IP Ip Is I Is Ip I I Is IP I I Is IP IP Ip I I I I Is Is I I I I Is Ip I I I p IP Ip IP Is I Is IP I I Is Ip I I Is IP Ip Ip 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 �ARTICLE XII OFF-STREET PARKING AND LOADING =Purpose Section 12.01 The purpose of this section is to alleviate or prevent the congestion of the public streets, and so promote the safety and welfare of the public by establishing minimum requirements for the off-street parking and loading and unloading of motor vehicles in accordance with the use to which property is put. Section 12.02 ;. =General Provision : Parking and Loading SCOPE OF REGULATIONS: The off-street parking and loading provision of this Ordinance shall apply as follows: a) For all buildings and structures erected and all uses of land within the City, accessory parking and loading facilities shall be provided as required by the regulations of the district in which such buildings or uses are located. However, where a building permit has been issued prior to the effective date of the Ordinance and provided that construction is begun within three (3) months of such effective date and diligently prosecuted to completion, parking and loading facilities, as required hereinafter, need not be provided; b) When the intensity of use of any building, structure or premises shall be increased through addition of dwelling units, gross floor area, seating capacity or other units of measurement specified herein for required parking or loading facilities, parking and loading facilities as required herein shall be provided for such increase in intensity of use. c) When the intensity of use of any building, structure, or premises shall be decreased through the reduction of dwelling units, gross of floor area, seating capacity or other units of measurement specified herein, and when such decrease would result in a requirement for fewer parking or loading facilities, said parking and for loading facilities, as provided for herein, may be reduced accordingly. d) Whenever the existing use of a building or structure shall hereafter be changed to a new use, parking or loading facilities shall be provided as required for such new use. However, if the said building or structure was erected prior to the effective date of this Ordinance, additional parking or loading facilities are mandatory only in the amount by which the requirements for the new use would exceed those for the existing use. 2. EXISTING PARKING AND LOADING FACILITIES: Accessory off-street parking or loading facilities which are located on the same lot as the building or use served which were in existence or before the effective date of this Ordinance shall not hereafter be reduced below the requirements of this Ordinance for a similar new building or use. 3. PERMISSIVE PARKING AND LOADING FACILITIES: Nothing in this Ordinance shall be deemed to prevent the voluntary establishment of off-street parking and loading facilities to serve any existing use of land or buildings provided that all regulations herein governing the location, design, improvement and operation of such facilities are adhered to. 1 �4. DAMAGE OR DESTRUCTION: For any conforming or legally non-conforming building or use which is in existence on the effective date of this Ordinance, which subsequent thereto is damaged or destroyed by fire, collapse, explosion or other cause and which reconstructed, reestablished or repaired, off-street parking or loading facilities shall be restored and/or rebuilt in accordance with the provision of this Ordinance. 5. CONTROL OF OFF-SITE PARKING AND FACILITIES: When required parking facilities are provided on land other than the zoning lot on which the building or use served by such facilities is located, they shall be and remain in the same possession or ownership as the zoning lot occupied by the building or use to which the parking facilities are accessory. No such off-site parking facilities shall be authorized and no occupancy permit shall be issued where the plans call for parking facilities other than on the same zoning lot until and unless the City Board of Appeals has reviewed the plans and heard the applicant and made findings that the common ownership or possession of the zoning lot and the site of the parking facilities are reasonably certain to continue and that the off-site parking facilities will be maintained at all times during the life of the proposed use or building. 6. SUBMISSION OF PLOT PLAN: Any application for a building permit or for a certificate of occupancy shall include therewith a plot plan, drawn to scale and fully dimensioned, showing any parking or loading facilities to be provided in compliance with this Ordinance. Section 12.03 = Off Street Parking Regulations 1. OFF STREET PARKING FACILITIES shall consist of a parking strip, driveway, garage, or combination thereof which provides parking spaces accessory to a principal use. Said parking facility shall be surfaced in accordance with the requirements of this Section, part 9-b. Said parking facility shall be located only as provided herein. 2. USE OF PARKING FACILITIES: a) Off-street parking facilities accessory to residential use and developed in any residential district in accordance with the requirements of this section shall be used for the parking of passenger automobiles owned by occupants of the dwelling structures to which such facilities are accessory or by guests of said occupants. Under no circumstances shall required parking facilities accessory to residential structures be used for the parking of automobiles belonging to the employees, owners, tenants, visitors or customers of business or manufacturing establishments. b) Recreational Vehicles and Trucks may be parked on off-street parking facilities in accordance with the regulations of each zoning district. (See Residential, Commercial or Industrial District Requirements). c) Unlicensed or Inoperable motor vehicles shall not be parked on any offstreet parking facility in any district unless expressly permitted by the ordinance, or unless stored in a completely enclosed building. d) Wheel Block: All off-street parking areas in commercial and industrial district shall be provided with wheel block or bumper guards so that no part of parked vehicles will extend beyond the provided parking area or property line. 2 �e) Repair and Service: No commercial, or for profit motor vehicle repair work of any kind shall be permitted in conjunction with accessory off-street parking facilities provided in a residential district. In addition, the sale of gasoline and motor oil in conjunction with accessory off-street parking facilities are not permitted in any residential district. 3. JOINT PARKING FACILITIES: Off-street parking facilities for different buildings, structures or uses, or for mixed uses, may be provided collectively in any zoning district in which separate parking faculties for each constituent use would be permitted, provided that the total number of spaces so located together shall not be less than the sum of the separate requirements for each use. 4. COMPUTATION: When determination of the number of off-street parking spaces required by this Ordinance results in a requirements of a fractional space, any fraction of one-half (1/2) shall be counted as one parking space. 5. SIZE: A required off-street parking space shall be at least ten (10) feet in width and at least twenty (20) feet in length, exclusive of access drives or aisles, ramps, columns or office or work areas. Such space shall have a vertical clearance of at least seven (7) feet. 6. ACCESS: Each required off-street parking space shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular access to such parking space without having to pass over another space. All off-street parking facilities shall be designed with appropriate means of vehicular access to a street or alley in a manner which will. least interfere with traffic movements. No driveway across public property no curb cut shall exceed a width of thirty (30) feet. 7. IN YARDS: Parking in required front yards is prohibited. Off-street parking spaces may be located in any yard except the required front yard in residential and commercial districts, but shall not be closer than five (5) feet to the lot line and not less than twenty-five (25) feet in an industrial district where it abuts a residential district and shall be buffered as described in 9-b below. a) In residential districts, parking may be located on one (1) side of a residence, directly in front of an attached or detached garage, provided that the portion of the required front yard directly in front of the front face of the dwelling is not used for parking, and that parking is provided on an established parking facility as described herein. b) Parking may be located in front of multiple family dwellings, provided that no space is available on the side or rear of the multiple family dwelling, and that the required front yard be maintained between the parking facility and the street or the parking facility and the building line. 8. STREET RIGHT-OF-WAY: No person, firm or corporation shall park, deposit, leave or store any motor vehicle or tangible personal property of any type or description at any time within the right-of-way of any street within the city. 9. DESIGN AND MAINTENANCE: a) Open and Enclosed Parking Spaces: Accessory parking spaces located on the same lot as occupied by the use served may be open to the sky or enclosed in a building. Accessory parking spaces located elsewhere than on the same lot occupi ed by the use served shall be open to the sky except when otherwise allowed as a special use; 3 �b) Surfacing: All open off-street parking areas and driveways shall be improved with a compacted macadam base, not less than four (4) inches thick, surfaced with asphalt concrete or some comparable all weather dustless material; c) Setback: All residential parking spaces must be ten (1 O) feet from the front property line. All non-residential automobile parking facilities and spaces adjoining or fronting any property in a residential and spaces adjoining or fronting any property in a residential district shall be setback ten (10) feet from the front property line. All automobile parking facilities which abut rear property lines of a residential district shall be setback five (5) feet from said rear property line. Such setback, shall serve as a buffer and be screened and landscaped as specified herein. d) Screening and Landscaping: All non-residential automobile parking areas containing more than four (4) parking spaces shall be effectively screened on each side adjoining or fronting on any property situated in a residence district or any institutional premises by a wall, fence or densely planted compact hedge not less than four (4) feet nor more than six (6) feet in height. If a screen planting is not practical or reasonable, a continuous unpierced masonry wall of specified height and materials may be substituted for buffer strips if approved by the Commission with recommendation to, and approval of, the Board of Zoning Appeals. Such required screening shall conform with the front and side yard setback requirements of the district in which the parking area is located, or with the minimum setback requirements specified above; e) Lighting: Any lighting used to illuminate off-street parking areas shall be directed away from residential properties in such a way as not to create a nuisance; f) Signs: In commercial or industrial districts, accessory signs are permitted on parking areas according to the provisions of the SIGN ORDINANCE; g) Maintenance: All off-street parking area(s) required by this Ordinance shall be properly graded for drainage, surfaced in accordance with b) above, and maintained in good condition, free of dust, trash and debris. Section 12.04 = Location of Accessory Off-Street Parking Facilities The location of off-street parking spaces in relation to the use served shall be as prescribed hereinafter. All distances specified shall be walking distances between such parking spaces and a main entrance to the use served. 1. FOR USES IN A RESIDENCE DISTRICT: Parking facilities and spaces accessory to dwellings shall be located on the same zoning lot as the use served. 2. FOR USES IN BUSINESS AND INDUSTRIAL DISTRICTS: All required parking spaces shall be within three hundred (300) feet of the use served. However, no parking spaces accessory to a use in a business or manufacturing district shall be located in a residential district. 4 �Section 12.05 = Schedule of Parking Requirements For the following uses, accessory off-street parking spaces shall be provided as required hereinafter. Parking spaces required on an employees on duty or residing or both, on the premises at any one time and shall be in addition to other parking requirements specified herein. 1. . RESIDENTIAL USES: As follows: a) One-Family Dwellings and Two-Family Dwellings: Two (2) parking spaces shall be provided for each dwelling unit; b) Multiple-Family Dwellings: (Including Apartment Hotels): Two (2) parking spaces shall be provided for every dwelling unit. For lodging rooms located in an apartment hotel, one (1) parking space shall be provided for each two (2) lodging rooms, One (1) parking space shall be provided for each employee. c) Motels, Inns, and Auto Courts: One (1) parking space shall be provided for each sleeping room or suite.plus one (1) space for the owner/manager and each employee; d) Hotel: One (1) parking space for each dwelling unit and/or lodging room shall be provided. One (1) parking space for each employee; e) Lodging, Rooming and Boarding Houses: One (1) parking space shall be provided for each lodging room plus one (1) space for the owner/manager and each employee; f) Private Clubs and Lodges: (With Sleeping Facilities for Guests): One (1) parking space shall be provided for each lodging room plus parking spaces equal in number to ten (10) percent of the capacity in person (exclusive of lodging room capacity) of such club or lodge. One (1) parking space shall be provided for each employee; g) Mobile Home Park: Two (2) parking spaces shall be provided for each mobile home space plus employee parking. (""'"'\ 2. RETAIL AND SERVICE USES: As follows: a) Retail Stores and Banks: One (1) parking space shall be provided for each three hundred (300) square feet of floor area. Drive-in banks or other similar drive-in establishments shall provide three (3) stacking spaces per teller or customer service window. One (1) parking space shall be provided for each employees; b) Automobile Service Stations: One (1) parking space shall be provided for each employee; c) Automobile-Laundry: Twenty (20) stacking spaces shall be provided for each wash rack. One (1) parking space for each employee; d) Bowling Alleys: Five (5) parking spaces shall be provided for each alley, plus such additional spaces as may be required herein for affiliated uses: bars, restaurants and the like . One (1) parking space shall be provided for each employee; 5 �e) Establishments Dispensing Food or Beverages for Consumption on the Premises: One (i) parking space shall be provided for each two hundred (200) square feet of floor area. One (i) parking space shall be provided for each employee; f) Furniture and Appliance Stores, Household Equipment or Furniture Repair Shops: One (i) parking space shall be provided for each six hundred (600) square feet of floor area. One (1) parking space for each employee; g) Motor Vehicle Sales and Machinery Sales: One (1) parking space shall be provided for each three hundred (300) square feet of floor area. One (1) parking space shall be provided for each employee; i) Undertaking Establishment, Funeral Parlors: One (i) parking space for each fifty (50) square feet of gross floor area or part thereof. One (i) space for each employee and funeral vehicle kept on the premises. 3. OFFICE--BUSINESS PROFESSIONAL AND GOVERNMENTAL: One (1) parking space shall be provided for each four hundred (400) square feet of floor area. Three (3) parking spaces shall be provided for each four (4) employees. 4. MEDICAL OR DENTAL CLINICS: One (1) parking space shall be provided for each two hundred (200) feet of gross floor area. One (1) parking space shall be provided for each employee. 5. WHOLESALE ESTABLISHMENTS (BUT NOT INCLUDING WAREHOUSES AND STORAGE BUILDINGS OTHER THAN ACCESSORY): One (1) parking space shall be provided for each one thousand (1,000) square feet of gross floor area. One (1) parking space shall be provided for each employee. 6. MANUFACTURING USES OR ANY ESTABLISHMENTS ENGAGED IN PRODUCTION, PROCESSING, CLEANING, SERVICING, TESTING OR REPAIR OF MATERIALS, GOODS OR PRODUCTS: Three (3) parking spaces shall be provided for each four (4) employees. One (1) parking space for each vehicle used in the conduct of the enterprise. 7. WAREHOUSES AND STORAGE BUILDINGS: Three (3) parking spaces shall be provided for each four (4) employees. One (1) space for each vehicle used in the conduct of the enterprise. 8. COMMUNITY SERVICE USES: As follows: a) Auditoriums: One (1) parking space shall be provided for each three (3) auditorium seats. Adequate space shall also be provided for buses used in connection with the activities of the institution, and all loading and unloading of passengers shall take place upon the premises; b) Colleges, Universities. and Business, Professional and Trade Schools: One (1) parking space shall be provided for each three (3) employees and one (1) parking space shall be provided for each four (4) students based on the maximum number of students attending classes on the premises at any one time during any twenty-four (24) hour period; c) Health Centers. Government Operated: Eight (8) parking spaces shall be provided for each doctor or professional person, in addition one (1) parking space shall be provided for each employee. 6 �d) Hospitals: One (1) parking space shall be provided for each two (2) hospital beds, plus one (1) parking space for each employee (other than staff doctors) plus one (1) parking space fore each doctor assigned to the staff; e) Libraries, Art Galleries and Museums = Public: One (1) parking space shall be provided for each one thousand (1000) square feet of gross floor area; f) Schools = Nursery and Elementary: One (1) parking space shall be provided for each employee; g) School High: Public or Private -- one (1) parking space for each seven (7) students based on the maximum number of students that can be accommodated with such design capacity of the building. = 9. PIJ\CES OF ASSEMBLY: As follows: Stadiums, Arenas, Auditoriums, (Other than Church, College or Institutional Schools, Convention Halls, Exhibition Halls, Skating Rinks and Other Similar Places of Assembly): Parking spaces equal in number to forty (40%) percent of the capacity in person shall be provided. One (1) parking space shall be provided for each employee. 10. MISCELIJ\NEOUS USES: As follows: a) Institutions for the Care of the Insane or Feeble Minded: One (1) parking space shall be provided for each staff doctor, plus spaces adequate in number -- as determined by the Zoning Administrator -- to serve the visiting public; b) Private Clubs, Lodges (Without Sleeping Facilities for Guest): Parking spaces equal in number to twenty-five (25%) percent of the capacity in persons shall be provided; c) Rest Homes and Nursing Homes: One (1) parking space shall be provided for each two (2) employees, plus one (1) parking space for each staff doctor; d) Sanitariums, Convalescent Homes or Institutions for the Aged or for Children: One (1) parking space shall be provided for each four (4) beds plus one (1) parking space each for employees and staff doctors; e) Theaters = Automobile Drive-In: Reservoir parking space equal to ten (10%) percent of the vehicle capacity of such theaters shall be provided. f) For the following uses -- parking spaces shall be provided in adequate number -- as determined by the Zoning Administrator, to serve person employed or residing on the premises as well as the visiting public: Airports or aircraft landing fields, heliports, Convents and monistaries, Crematories or mausoleums, Fraternal or religious institutions, 7 �Municipal or privately owned recreation buildings or community center, Outdoor amusement establishments: fairgrounds; permanent carnivals; kiddie parks; and other similar amusement centers, Rectories and parish houses, Swimming pools, Tennis Courts. 11. MIXED USES: When two (2) or more uses are located on the same zoning lot within the same building, parking spaces equal in number to the sum of the separate requirements for each such use shall be provided. No parking spaces or portion thereof shall serve as a required space for more than one (1) use unless otherwise authorized by the Zoning Administrator. 12. OTHER USES: For. uses not listed heretofore in this schedule of parking requirements, parking spaces shall be provided on the same basis as required for the most similar listed use, or as determined by the Zoning Administrator. Section 12.06 = Exclusions The area bounded by Broadway Street on the South, the St. Joseph River on the West, Cass Street on the North and Fifth Street on the East shall be excluded from the offstreet parking requirements of this Article, except that any off-street parking constructed in this area shall be subject to design requirements through the site plan review process. Section 12.07 = General Regulations = Off-Street Loading For every building or addition to an existing building hereafter erected to be occupied by manufacturing, storage, display of goods, retail stores or block of stores of over ten thousand (10,000} square feet, wholesale stores, markets, hotels, hospitals, funeral homes, laundromats, dry cleaners, restaurants or other similar uses requiring the receipt of distribution in vehicles of materials or merchandise, there shall be provided offstreet loading spaces. 1. LOCATION: All required loading spaces shall be located on the same zoning lot -as the use served. No loading space shall be located in required front, side or rear yards, but said yards may be used for maneuvering. No loading space for vehicles over two (2) tons capacity shall be closer than fifty (50) feet to any property in a residence district. No permitted or required loading space shall be located within twenty-five (25) feet of the nearest point of intersection of any two (2) streets. 2. NUMBER: Off-street loading spaces shall be required in relation to floor area as follows: a) Up to 20,000 square feet -- 1 space; b) 20,001 - 50,000 square feet -- 2 spaces; c) 50,001 - 100,000 square feet -- 3 spaces; d) One (i ) additional space for each additional 100,000 square feet or fraction thereof. 8 �3. SIZE: Loading spaces shall be required as follows: a) Small berth sizes: For retail and service commercial uses, financial and personal services, and multi-family uses that generally have small business floor areas, small berth sizes are permitted. These berths shall be 12 ft. wide, 30 ft. long, and have 14 ft. overhead clearance. b) Large berth sizes: For all industrial uses, large product commercial uses (such as automobile sales, major appliance and furniture sales), warehousing, shopping centers and large office buildings, etc., large berth sizes are required. Berth shall be 14 ft. wide and 60 ft. long, and have 15 ft. overhead clearance. c) Funeral homes: Berth shall be 8 ft. wide and 25 ft. long with 10 ft. over head clearance. 4. ACCESS: Each required off-street loading space shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movement. One way access drives shall have a minimum width of 12 ft. Two way access drives shall have a minimum width of 22 ft. 5. SURFACING: All open off-street loading spaces shall be improved with a compacted macadam base or gravel, not less than eight (8) inches thick, surfaced with not less than three (3) inches of asphaltic concrete or some comparable all weather dustless material. 6. REPAIR AND SERVICE: No motor vehicle repair work or service of any kind shall be permitted in conjunction with loading facilities provided in any residence or business districts. 7. JOINT LOADING FACILITIES: are permitted for shopping centers and for multitenanted office and industrial buildings for commercial/industrial complexes containing several connected buildings, one or more central freight receiving points are allowed subject to approval through the site plan review process. The number of berths required for joint loading facilities is the sum of the separate floor area requirements. 8. SCREENING AND LANDSCAPING: Where loading spaces can be seen from a residential area or are located on the side of a building, screening and landscaping is required. The screen may be an opaque wall, berm or landscaping that matures quickly. Walls must have a finished surface and can be no higher than six (6) feet. Landscaping must be evergreens, opaque, and reach a height of six (6) feet within three (3) years of planting. 9. LIGHTING: If the loading area is illuminated, lighting shall be deflected away from abutting residential districts so as to cause no annoying glare. 10. NOT IN RIGHT-OF-WAY: All uses whether specified in this Zoning Ordinance or not, shall provide off-street loading areas sufficient for their requirements. Such space shall be adequate so that no vehicle being loaded or unloaded in connection with normal operations shall stand in or project into a public street, walk, alley or way. 1 i. Space allocated to any off-street loading space shall not, while so allocated, be used to satisfy the space requirements for any off-street parking facilities or portions thereof. 9 �12. For special uses other than prescribed for herein, loading spaces adequate in number and size to serve such uses as determined by the Zoning Administrator, shall be provided. 13. Uses for which off-street loading spaces are required herein but which are located in buildings of less floor area than the minimum prescribed for such required facilities, shall be provided with adequate receiving facilities off any adjacent alley, service drive, or open space on the same lot which is accessible by motor vehicle. 10 �ARTICLE XIII SPECIAL USES Section '13.01 : Purpose The development and execution of the Zoning Ordinance is based upon the division of the City into districts, within any one of which the use of land and buildings and the bulk and location of buildings or structures, as related to the land, are essentially which, because of their unique character cannot be properly classified in any particular district or districts without consideration, in each case of the impact of those uses upon neighboring lands and upon the public need for the particular use of the particular location. Such special uses fall into two (2) categories: '1. Uses operated by a public agency or publicly regulated utilities, or uses traditionally associated with a public interest. 2. Uses entirely private in character, but of such a nature that the operation may give rise to unique problems with respect to their impact upon neighboring property or public facilities. Section '13.02: Authority Special uses shall be authorized or denied by the City Council in accordance with the provisions of this Ordinance applicable to amendments of this Ordinance and the regulations and conditions set forth in this Ordinance for special uses. No application for a special uses shall be acted upon by the Council until after: ,,- '1 . A written report is prepared and forwarded to the City Council by the Planning Commission. 2. A public hearing has been held by the Planning Commission after due notice by publication as prescribed in Section .05 and the findings and recommendations of the Planning Commission have been reported to the City Council. Section i 3.03 : Initiation An application for a special use may be made by any person, firm or corporation, or by any office, department, board, bureau or commission requesting or intending to request a building permit or occupancy certificate. Section i 3.04 : Application Applications for special use permits shall be submitted through the Planning Director to the City Council. Each application shall be accompanied by the payment of a fee in accordance with the schedule of fees adopted by the City Council to cover the costs of processing the application. No part of any fee shall be refundable. '1 . REQUIRED INFORMATION: Three (3) copies of an application for a special use permit shall be presented to the Planning Director and accompanied by the following documents and information: a) - - - -- A letter describing in detail the proposed special use and detailing why the location selected is appropriate. Such letter shall be considered the special use application; ------- �b) A site plan in conformation with Article XIV of this Ordinance, if necessary; c) A statement and other evidence or proof by the applicant of present and future compliance with the standards required for approval in Section .09 and other standards imposed by this Ordinance affecting the special use under consideration. 2. INCOMPLETE APPLICATION: An application which is incomplete or otherwise not in compliance with this Ordinance shall be returned to the applicant. No application shall be processed until properly prepared and submitted and all required fees paid in full. 3. COPY OF THE APPLICATION TO PLANNING COMMISSION: The Planning Director shall forward a copy of the application for the special use request to the Planning Commission within seven (7) days of receiving the request. The Planning Commission may review the application and make recommendations within thirty (30) days following the date of the public hearing of each application,. unless it is withdrawn by the petitioner. All comments or recommendations shall be advisory of the public hearing shall also be included in the report to the City Council. Section 13.05: Hearing ( After a preliminary review of the site plan and an application for a special use permit, the Planning Commission shall hold a hearing on the site plan and the special use request. Notice of the hearing shall be given by mail or personal delivery to the property owners for which special use permit approval is being considered, and all persons to whom real property is assessed within three hundred (300) feet of the subject property. Notice of the public hearing shall also be published in accordance with official City procedures. Section 13.06: Review and Approval The review of the special use application and site plan shall be made by the City Council in accordance with the procedures and standards specified herein. If a submitted application and site plan do not meet the requirements of this Ordinance, they may not be approved. However, if the applicant agrees to make changes to the site plan and application in order to bring them into compliance, such changes shall be allowed and shall be either noted on the application or site plan or attached to it, or these documents shall be resubmitted incorporating said changes. A site plan and application for a special use permit shall be approved if they comply in all respects with the requirements of this Ordinance and other applicable county, state or federal laws, rules or regulations. Approval and assurance of a special use permit shall signify approval of the application and site plan, including any modification and any conditions imposed where necessary to comply with this Ordinance. The site plan, as approved, and any statements of conditions and modifications enforceable as such. The decision to approve or deny a request for a special use permit shall be retained as a part of the record of action on the request and shall incorporate a statement of conclusion which specify the basis for the decision, any changes to the originally submitted application and site plan necessary to insure compliance with the Ordinance, and any conditions imposed with approval. Once a special use permit is issued, all site development and use of land on the property affected shall be consistent with the approved special use permit, unless a change conforming to the Ordinance requirements receives the mutual agreement of the landowner and the City Council is documented as such. �Section "13.07: Issuance of.§ Special Use Permit Upon approval by the City Council, the Zoning Administrator shall issue the special use permit. It shall be the responsibility of the Zoning Administrator to monitor compliance with the terms, conditions and restrictions of any special use permit and take any enforcement action necessary in the event of a violation of the Special Use Permit. Section "13.08: Appeal Appeal of a decision on a special use request may be taken to the Board of Zoning Appeals in accordance with Section "18.02. All decisions of the City Council and Board of Zoning Appeals relating to special use applications, including the findings supporting any decision, shall be recorded in written form and retained as permanent records on file with the Zoning Administrator and a copy in the office of the City Clerk. Section "13.09: Basis of Determinations Prior to approval of a special use application and required site plan, the City Council shall insure that the standards specified herein shall be satisfied by the completion and operation of the special use under consideration. 1. GENERAL STANDARDS: The City Council shall review the particular circumstances of the special use request under consideration in terms of the following standards, and shall approve a special use request only upon a finding of compliance with each of the following standards, as well as applicable standards established elsewhere in this Ordinance. a) The special use shall be designed, constructed, operated and maintained in a manner harmonious with the character of adjacent property and the surrounding area. b) The special use shall not inappropriately change the essential character of the surrounding area. c) The special use shall not interfere with the general enjoyment of adjacent property. d) The special use shall represent an improvement to the use or character of the property under consideration and the surrounding area in general, yet also be in keeping with the natural environment of the site. e) The special use shall not be hazardous to adjacent property, or involve uses, activities, materials or equipment which will be detrimental to the health, safety, or welfare of persons or property in any way. f) The special use shall be adequately served by essential public facilities and services, or it shall be demonstrated that the person responsible for the proposed special use shall be able to continually provide adequately for the services and facilities deemed essential to the special use under consideration. g) The special use shall not place demands on public services and facilities in excess of current capacity. h) The special use shall be consistent with the intent and purpose of this Ordinance and the objectives of the currently adopted Master Plan. �2. CONDITIONS: The City Council may impose conditions with the approval of a special use application and site plan which are necessary to insure compliance with the standards for approval stated in this section and any other applicable City ordinances and regulations. Such conditions shall be considered an integral part of the Special Use Permit and approved site plan and shall be enforced by the Zoning Administrator. The conditions may include conditions necessary to insure that public services and facilities affected will be capable of accommodating increased service and facility load caused by the land use or activity, to protect the natural environment and conserve natural resources, to insure compatibility with adjacent uses of land and to promote the use of land in a socially and economically desirable manner. 3. PERFORMANCE GUARANTEE: In authorizing a Special Use Permit, the City Council may require that a cash deposit, certified the applicant to insure compliance with an approved site plan and the Special Use Permit requirements. Such guarantee shall be deposited with the City Clerk at the time of the issuance of the Special Use Permit. In fixing the amount of such performance guarantee, the City Council shall limit it to reasonable improvement required to meet the standards of this Ordinance and to protect the natural resources of the City and future users or inhabitants of the proposed project or project area including, but not limited to roadway, lighting, utilities, sidewalks, screening and dr_ ainage. The term "improvements" does not include the entire project which is the subject of zoning approval nor to improvements for which a performance guarantee has be deposited pursuant to Act No. 288 of 1967, as amended. The City Council and the applicant shall establish an agreeable procedure for the rebate of any cash deposits required under this section, in reasonable proportion to the ratio of the work completed on the required improvements as work progresses. Said agreement shall be written as an element of the conditions surrounding the approval of the Special Use Permit. Section 13.10 : Effective Date The Special Use Permit shall become effective when the application has been approved by the City Council. 1. A building permit shall not be issued until approval of such Special Use Permit by the City Council. 2. Until a building permit has been granted pursuant to the Special Use Permit, there shall be no construction or excavation of said land, nor shall use of the land be made toward the intended purposes of the special use request. 3. Land subject to a Special Use Permit may not be used or occupied for purpose of such special use until after a certificate of occupancy for same has been issued pursuant to the provision of this Ordinance. Section 13.11 : Permit Validity 1. Approval of a Special Use Permit shall be valid regardless of change of ownership, provided that all terms and conditions of the permit are met by any subsequent owner. 2. In instances where development authorized by a Special Use Permit has not commenced within one (1) year from the date of issuance or the last date of review authorized by this subsection, the City Council shall review the permit in relation to the applicable standards and requirements of this Ordinance. Upon a finding that there has been a change in conditions on the property or the sur- �rounding area or in provision of this Ordinance applicable to the Special Use Permit under review, such that the permit is no longer in conformance with the requirements of this Ordinance, the permit shall become null and void. Where it is determined that such permits are in conformance with the provisions of this Ordinance and there has not been a change in conditions affecting the validity of the permit, the Special Use Permit shall remain valid, subject to periodic review in accordance with·the provisions of this Ordinance. Section 13.12: Requirements -for Compliance : Penalties It shall be the duty and obligation of the owner(s) and occupant(s) of land and uses subject to a Special Use Permit that the continued use of such land shall at all times be in compliance with the use requirements of this Ordinance. Failure thereof shall be a violation of this Ordinance and subject to the penalties and remedies provided in Section, 20.04 and the the continuance thereof is declared to be a nuisance per se. Section 13.13 : Once Granted g Special Use Permit, the Use is g Permitted Use Any use for which a Special Use Permit has been granted shall be deemed a conforming use permitted in the district in which such use is located provided: 1. Such permit was issued in conformity with the provisions of this Ordinance; and 2. Such permit shall be deemed to effect only the lot or portion thereof and uses thereupon for which the Special Use Permit shall have been explicitly granted; and 3. Such permit authorizes a use which is subsequently built, operated and maintained in compliance with the Ordinance, the Special Use Permit, and all conditions established with its approval. �ARTICLE XIV SITE PLAN Section 14.01 = Purpose The intent of requiring site plan submittal and review as specified herein is to facilitate determination of whether development proposals meet all applicable requirements and are in harmony with the purpose, intent and spirit of this Ordinance. It is further the intent to assist City officials in encouraging and assisting proposers of land development to design and implement land use proposals which foster orderly, efficient, compatible and aesthetic uses of land in the City of Niles. Section 14.02 =When Required A site plan shall be prepared and submitted in accordance with the requirements of this Ordinance with any application for a special land use permit, building permit for any residential, commercial or industrial building or project, and with any application for a planned unit development, provided that a site plan may not be required if the application involves the use, construction, alternation, enlargement, repair, placement, or replacement of only and individual single-family dwelling or any use or structure accessory to a permitted principal use. 1. The Planning Director may further require a site plan for applications otherwise exempted from a site plan requirement, where in his opinion a site plan is necessary to ensure compliance with this ordinance. 2. The Planning Director may upon written request of an applicant and after conversation with appropriate City staff, waive or mod ify the required contents of the Site Plan, provided, however, that all applicable requirements of this and other City ordinances and State laws are complied with . Section 14.03 = Contents A required site plan shall be drawn at a scale which is adequate to clearly portray the following information: 1. The boundary lines of the area included in the site plan, including angles, dimensions and reference to a section corner, quarter corner or point on a recorded plat, an arrow pointing north, and the individual lot areas and dimensions of the land included in the site plan . 2. Existing and proposed topography, existing and proposed drainage system and structures, with topographic contour intervals of not more than two (2) feet. 3. The shape, size and location of all structures that will remain on the lot including yard dimensions, height, floor area and ground coverage ratios and the finished ground and basement floor grades. Principal and accessory buildings shall be identified and their relationship to each other explained. 4. Front, side and rear elevations of all proposed buildings and structures. 5. Natural features such as woodlots, trees of more than one (1) foot in diameter, streams and lakes or ponds, and manmade features which are to be retained, and those which are to be removed or altered . Adjacent properties and their uses shall be identified. i �.. 6. Proposed streets, driveways, parking spaces, curb cuts, loading spaces and sidewalks, with indication of direction of travel for one-way streets and drives and the inside radius of all drives. The width of streets, driveways and sidewalks, and the total number and layout of parking spaces shall be shown. Vehicular traffic and pedestrian circulation patterns within and without the site shall be identified. 7. The size and location of all existing and proposed public and private utilities, including but not limited to water, sewer and solid waste disposal facilities. 8. The location of all proposed landscaping including fences and/or walls. 9. A vicinity sketch showing location of the site in relation to the surrounding street system. · 1O. The location, intensity and orientation of outdoor lighting. 11. The location, dimensions and lighting of all signs. 12. A legal description of the land and lots included in the site plan. 13. The name, signature, title, and mailing address of the person who prepared the site plan. The Planning Director shall require that this site plan be prepared and sealed by either a registered engineer, architect, and/or surveyor. 14. Any other information necessary to establish compliance with this and any other ordinances and the availability of adequate utility capacity. ' Section 14.04 = Application, Review Process, Approval All applicants are encouraged to confer informally with the Planning Commission before any documents for application are prepared. Five (5) copies of the site plan with five (5) copies of a covering letter signed by the owner of the land and/or prospective developer giying a general explanation of and background information on the proposed development shall be filed with the City Planning Director along with all necessary fees and documents required by this Ordinance. 1. The Planning Director shall examine the site plan as to proper form and content and particularly as to compliance with all applicable requirements of this Ordinance, and prepare a finding of fact. The Planning Director shall disseminate the Site Plan to appropriate City staff, including but not limited to City Engineer, Utilities, Building Inspector, Code Compliance Official, for their review and comment. The Site Plan shall be returned to the Planning Director within three (3) working days of receipt. 2. The site plan and any accompanying documents shall then by forwarded to the Planning Commission and the Property Committee for their joint consideration at the next regular application has been received by the City Planning Director at least fifteen (15) days prior to the regular meeting of the Planning Commission. If not received within this time schedule, the site plan will be considered at a special meeting called for that purpose, provided however, than the Planning Commission and property Committee shall meet not more and twice within a thirty (30) day period. 2 �3. The Planning Commission and the Property Committee shall examine the site plan and accompanying documents as to proper form and content and particularly as to compliance with all applicable requirements of this Ordinance. If the proposed development does not require the issuance of a variance, rezoning of land, special use permit or is not located in the Downtown Development District, the Planning Commission and Property Committee shall approve or disapprove the site plan. With ten (10) days of the decision of the Planning Commission and Property Committee, the Planning Director shall notify the proposer of the development of the approval or disapproval of the site plan. If the Site Plan is disapproved, the proposer of the development shall be notified in writing. 4. If the proposed development requires the issuance of a Special Use Permit, the Planning Commission shall transmit its findings to the City Council along with one (1) copy of the site plan and covering letter. The City Council shall follow the Special Use procedure as provided in Article XIII. The proposer of the development shall be notified of the status of his requested plan approval. 5. If the proposed development is located within the Downtown Development District, the site plan shall be reviewed by the Downtown Development Authority (ODA) at their regular meeting prior to final review by the Planning Commission. The Downtown Development Authority shall review the plan for conformance with its Downtown Development Plan and Building Rehabilitation/Renovation/Construction Standards. The DOA shall submit its findings and recommendation to the Planning Commission. 6. As approved, the site plan shall become part of the record of approval and subsequent actions relating to the activity authorized shall be consistent with the approved site plan, unless a change conforming to this Ordinance receives the mutual agreement of the landowner and the official or body which initially approved the site plan. 3 �ARTICLE XV PLANNED UNIT DEVELOPMENT Section 15.01 = Provisions and Requirements: The basic provisions and requirements concerning Planned Unit Development are as follows: the subdivision, development and use of land containing three (3) or more acres as an integral unit, combining more than one primary land use and which may provide for single-family residential, multi-family residential, education, business , commercial, industrial, recreations, park and common use areas may be described as a Planned Unit Development. 1. In its establishment and authorization as a special use, in addition to the foregoing provision, the following procedures, requirements, restrictions, standards and conditions shall be observed. 2. The Planned Unit Development may be excluded from the provisions of the Subdivision Regulations and of the Zoning Ordinance of the City of Niles to the extent specified in the final authorization of the Planned Unit Development. Section 15.02 = Procedure 1. The applicant shall request the City Council by letter addressed to the Zoning Administrator with the appropriate fee, to call a meeting of the Planning Commission for a preliminary discussion of the proposed Planned Unit Development (PUD), and the Planning Commission shall call such meeting, which may be continued from time to time. The applicant shall present such exhibits and written information as may be necessary to fully acquaint the Planning Commission with the proposed development which shall include but not necessarily be limited to the following: a. A tentative sketch plan, which may be in freehand sketch form, showing1 the location and extent of the types of land uses proposed; b. The existing topography at five (5) foot contour intervals which may be taken from U.S.G.S. information; c. Existing streets surrounding the subject property; d. Existing utilities including storm drainage facilities. e. The following shall be provided by either graphic exhibits or written statements: the density of residential uses and the number of dwelling units by type; the ancillary and non-residential uses to be provided in a residential Planned Unit Development; the off-street parking and other service facilities proposed; the exceptions or variations to the City zoning or subdivision requirements being requested as part of the Planned Unit Development application. 1 �2. Within thirty (30) days after final adjournment of the meeting, the Planning Commission shall submit to the City Council its report in writing containing recommendations. 3. The formal petitions for a Planned Unit Development shall be addressed to the City Council and shall be filed with the City Clerk, attached to each copy shall be copies of the supporting documents and exhibits hereinafter provided for. · 4. A filing fee in an amount of Two Dollars ($2.00) per dwelling unit or Ten Dollars ($10.00) per gross acre, whichever is greater, shall be paid to the City Clerk at the time of such filing. 5. The City Council shall refer the petition to the Planning Commission who shall set a hearing date which shall be not less than thirty (30) nor more than sixty (60) days after the filing of the petition. The petitioner shall cause notice of the hearing to be published at least once, not more than fifteen (15) days nor less than five (5) days before said hearing date in one or more newspapers of general circulation in the City. 6. The City Clerk shall forward a copy of the petition to the Supervisor and each member of the City Council and members of the Planning Commission. 7. The petition shall be heard by the Planning Commission and its report to the City Council of its findings and recommendations shall be accompanied by such plats, exhibits and agreements as shall have been presented by the petitioner; each identified for reference by letter or number, together with any suggested changes therein. 8. The City Council may grant a special use for a Planned Unit Development which shall be by specific ordinance and which shall contain or to which shall be appended all terms and conditions of the grant, including covenants and agreements, guarantees, performance bonds, plats and the like. Section 15.03 = Content of Petition The formal petition shall contain, in addition to all other requirements, the following: 1. An outline plan of the Planned Unit Development. This plan will be at a scale of not less than 111 = 1001 which shall show all proposed streets (public and private) street classifications, rights-of-way, all principal an accessory buildings and their use, lot size, building lines, easements for utility services, off-street parking, service areas, open space, recreation facilities and any other information necessary to clearly show the proposed elements of the Planned Unit Development. 2. Preliminary architectural plans for all residential buildings shall be submitted in sufficient detail to show the basic building planning, the number of units per building and the number of bedrooms per dwelling unit. Preliminary architectural plans are not required for business or other non-residential buildings at the time of this application but must be submitted to the Planning Commission for its approval prior to filing an application for a building permit. 3. A topographic survey and boundary survey of the subject area, prepared and certified by a registered Michigan surveyor including a legal description. 4. A rendered plan of the Planned Unit Development area, showing in contrasting colors or by other means, the respective location of all categories of land use. 2 �5. A map of the City of Niles showing the Planned Unit Development area and its relation to existing roads and streets and use districts within and immediately adjacent to the City. 6. Preliminary plans and outline specifications of the following improvements: a. Roads, streets and alleys, including classifications, width of right-of-way, widths of paved surfaces and construction details; b. Sidewalks, including widths of paved surfaces and construction details; c. Sanitary and storm sewers systems (private); d. Water supply system (private); e. Street lighting and public area lighting system; f. Recommended installation for electric, gas and telephone faculties and distribution; g. Sequence of phases or stages of development of the Planned Unit Development. h. A general landscape planting plan shall be prepared by a landscape architect and shall meet the approval of the Planning Commission. 7. Estimates of cost of installation of all proposed improvements confirmed by a registered Michigan engineer. 8. Petitioner's proposed covenants, restrictions and conditions to be established as a part of the Planned Unit Development. Section 15.04 = Construction of Improvements The petitioner shall construct and install the required improvements and must post with the City the sum in cash or negotiable securities, or a surety bond running to the City in an amount sufficient to cover the full cost, including engineering and inspection fees and costs, plus ten (1 0) percent of such total, to assure the satisfactory installation of such improvements; the amount of such deposit or bond shall be based upon the confirmed estimate of cost hereinabove provided for; if a surety bond is submitted, it shall have good and sufficient surety thereupon and shall not be accepted until approved by the Mayor and City Council. If the Planned Unit Development is to be constructed and developed in stages or phases, the deposit of cash or securities or the bond posted shall be in an amount based upon the confirmed estimated cost of installation of improvements in the respective stage or phase as approved by the City Council. Section 15.05 = Street Classifications Street Classifications, definitions and specifications shall be according to regulations pertaining to sam~ as established in the Subdivision Regulations of the City of Niles as may be amended from time to time. Section 15.06 = Standards No Planned Unit Development shall be authorized unless the Planning Commission shall find and recommend, in addition to those standards established herein for special 3 �uses that the following standards will be met: 1. GENERAL: a. The uses permitted by such exceptions as may be requested or recommended are necessary for desirable and appropriate to the purpose of the development. b. The uses permitted in such development are not of such nature or so located as to exercise an undue detrimental influence or effect upon the surrounding neighborhood. c. That any industrial park areas established in the Planned Unit Development conform to all requirements therefore as set forth elsewhere in this Ordinance. d. That all minimum requirements pertaining to commercial, residential, institutional or other uses established in Planned Unit Development shall be subject to the requirements for each individual classification as established elsewhere in this Ordinance, except as may be specifically varied in the Ordinance granting and establishing a Planned Unit Development use. e. When private street and common driveways are made a part of the Planned Unit Development or private common open space or recreation facilities are provided, the applicant shall submit as part of the application the method and arrangement whereby these private facilities shall be operated and maintained. Such arrangements for operating and maintaining private facilities shall be subject to the approval of the City Council. f. Underground Installation of Utility Wires. Findings: The City Council hereby finds that overhead wires for electric, communication, or similar or associated services are hazardous to the public health and safety, adversely affect the value of property in the City of Niles, contribute to conditions of urban blight, are incompatible with major land use planning objectives and mar the natural beauty of the City. Intention: It is the intention of the City Council over a period of years to eliminate overhead utility wires through police power, and other appropriate means. New Plats and Sites: Within the area of a plat or site plan approved effective on adoption of this Ordinance, all distribution lines for electric communication or similar associated service shall be placed underground in accordance with Land Development Regulations adopted by the Planning Commission. Such regulations shall contain, among other things, reasonable exceptions for the authorized overhead main supply lines and overhead perimeter feed lines and necessary surface facilities. Those electric and communication facilities placed in dedicated public ways shall be planned so as not to conflict with other underground utilities. All communication facilities placed in dedicated public ways shall be planned so as not to conflict with other underground utilities. All communication and electrical facilities shall be constructed in accordance with standards of constructing approval by the Michigan Public Service Commission. All underground utility installations which traverse privately owned property shall be protected by easements granted by the owner of such property. 4 �Subsection Three: Subsection three of this section shall not apply to any plat or site plan which has received preliminary approval as of the effective date of this section. City Council May Modify: The City Council may, by resolution, waive or modify any of the above requirements for underground line installations with respect to a particular plat or city plan when the strict application of the above requirements would result in practical difficulties or unnecessary hardship. Prior to any such waiver or modification, all interested parties shall be notified and given an opportunity to be heard. 2. RESIDENTIAL: a. Residential density for a Planned Unit Development shall not be greater than the recommended density, as shown on the Master Plan for the City nor shall any lot to be used for residential purposes be less in area or dimension than that required by the district regulations applicable to the district in which the planned development is located, except that the Planning Commission may recommend and the City Council may grant a reduction in such lot area and dimension, but not more than fifteen ('15) percent when the Planned Unit Development provides common open space equal to not less than ten ('10) percent of the gross area of the Planned Unit Development. b. Business uses may be included as part of a planned residential development when the Planning Commission finds that such business uses are beneficial to the overall Planned Unit Development (PUD) and will not be injurious to adjacent or neighboring properties. Such business uses shall not be greater in area than ten (1 O) percent of the Planned Unit Development. c. The open areas provided in the part of a planned development containing only residential structures shall be preserved over the life of the PUD for use only by the residents of the planned development or dedicated to the City of Niles for school, playground or other public uses by an instrument or guarantee acceptable to the City Park Board. d. For that part of a planned development devoted to residential uses, the Planning Commission may recommend and the City Council may approve access to a dwelling by a driveway or pedestrian walk easement, and spacing between buildings or lesser width or depth than required by district regulations for the district in which the planned development is located, provided: 1. That adequate provisions are made which perpetuate during the period of the special use, access easements and off-street parking spaces for use by the residents of the dwellings served; 2. The spacing between buildings shall be approved by the Planning Commission and shall be consistent with the application of recognized site planning principles for securing a unified development, and due consideration is given to the openness normally afforded by intervening streets and alleys. Minimum side yards between principal buildings within a part of a planned development where subsequent ·transfer of ownership is 5 �development where subsequent transfer of ownership is contemplated, shall be equivalent to side yards as would be required between buildings by district regulations for the district in which it is located; and 3. e. The yards for principal buildings along the periphery of the development shall be not less in width or depth than required for permitted uses in the district regulations applicable to the districts in which the planned development is located, and the plan is developed to afford adequate protection to neighboring properties as recommended by the Planning Commission and approved by the City Council. Variations of Minimum Requirements 1. Wherever the applicant proposes to provide and set out, by platting, deed, dedication, restriction or covenant, and land or space separate from single-family or multi-family residential districts to be used for parks, playgrounds, commons, greenways or open areas, the Planning Commission may consider and recommend to the City Council and the City Council may vary the applicable minimum requirements of he subdivision regulations and the Zoning Ordinance which may include but not necessarily be limited to the following: rear yard side yard lot area bulk off-street parking 3. intensity of use street width sidewalks public utilities BUSINESS a. Business uses shall be as prescribed by the Planning Commission. b. All business and storage of materials shall be conducted or stored within a completely enclosed building. C. Not more than thirty (30) percent of the lot area shall be covered by buildings or structures. d. At least ten (10) percent of the lot shall be provided for landscape and open space purposes. e. No building more than thirty-five (35) feet in height shall be approved by the Planning Commission. f. No dwellings shall be permitted in a planned business development. g. Off-street parking shall be provided and maintained on the same lot based upon three (3) square feet of parking space for each square foot of gross floor area unless the Planning Commission recommends and the City Council requires additional off-street parking space. h. Service and loading and unloading facilities shall be provided as recommended and approved by the Planning Commission. ~ 6 �4. i. No building shall be located nearer than fifty (50) feet to any street line. j. Business developments shall be adequately screened by fencing or/and scaping or both along the boundaries of adjacent residential, public open space, schools, churches or other similar uses. The screen planting shall be prepared by a landscape architect and shall meet the approval of the Planning Commission. k. Outside lighting shall be so designed and placed so as to not be disturbing to adjacent residential areas. I. Signs shall comply with the regulations of the B-1 Business Uses permitted in this Ordinance. INDUSTRIAL a. Minimum Area: The owner of a tract of undeveloped land or land cleared for ten ('10) acres or more which is designated for industrial development on the Land Use Plan, may submit to the City Planning Commission for its review, a preliminary plan for the use and development thereof for a planned industrial district, regardless of the zoning district in which such tract is located at the time said plan is filed. b. Permitted Uses: The following uses may be permitted in a Planned Industrial District: Any use permitted in the 1-1 Limited Industrial District, except retail and service business use, and except that there may be permitted the following attendant and accessory uses: Offices accessory or attendant to the principal use on a zoning lot; Accessory service uses which are necessary to conduct of the principal manufacturing use; Research facilities; Medical clinics; Any other attendant or accessory L!s e approved by the Planning Commission as part of the Planned Industrial Development which the Commission finds to be compatible with the plan and which will have no undue adverse effect upon surrounding properties. c. Conditions of Use: All permitted uses are subject to the following conditions: Any production, processing cleaning, servicing testing, repair or storage of goods, materials or products shall conform with the standards set forth herein; All business, production, servicing and processing shall take place within completely enclosed buildings unless otherwise specified; Within one hundred fifty ('150) feet of residence district, all storage shall be in completely enclosed buildings or structures and located elsewhere in this district, may be open to the sky but shall be 7 �enclosed by a solid wall or fence (including solid doors or gates thereto) at least eight (8) feet high, but in no case lower than the enclosed storage and suitable landscaped. However, open off-street loading facilities and open off-street parking of motor vehicles under one and one-half (1-1 /2) tons capacity may be unenclosed throughout the district, except for such screening of parking and loading facilities as may be required. Uses established on the effective date of this Ordinance and by its provision are rendered non-conforming shall be permitted to continue, subject to the regulations of Article V. d. Commission Findings: It shall be the duty of the Planning Commission to ascertain that the proposed project will comply with the following conditions: Integrated Design -- That the plan provides for an industrial district consisting of several buildings or groups of buildings of efficient and harmonious design, together with properly arranged trafficways, parking and loading facilities and landscaping, so arranged as to create an attractive project readily integrated with and having no undue adverse effect on adjoining or surrounding areas and development. Thoroughfare Access -- That the industrial district will abut a street on the Major Street Plan which is a part of the Official Land use Plan as a highway, primary or secondary thoroughfare or that direct access to such street is provided by means of an acceptable industrial service street. e. General Design Standards and Improvement Requirements: The following minimum design standards shall be observed and the owner or developer shall post with the City of Niles and adequate surety bond or furnish other kind of guarantee satisfactory to the Commission, assuring the installation at the expense of the owner or developer of improvements specified in the following: Right-of-Way and Pavements -- All interior streets shall have a rightof-way width of not less than sixty-six (66) feet, and all cul-de-sacs shall have a minimum radius of seventy (70) feet. Said streets shall be provided with pavement and concrete curb and gutter. Pavement shall be concrete or asphalt equal to the Michigan Division of Highway Specification. Utilities -- All necessary utilities shall be installed, meeting City specifications and the subdivision regulations of the City to include underground utilities in new construction. Off-Steet Parking -- Off-street parking shall be installed as required in Article XII except that for employee parking, one (1) space shall be provided for each two (2) employees on the maximum shift. Customer or visitor parking -- at least ten (1 O) spaces shall be provided per plant. Loading Facilities -- Loading facilities shall be installed in accord8 �ance with Article XII. Loading docks shall not be placed along building fronts. Plant Vehicle Storage --Such storage shall be sufficient to accommodate all plant vehicles off the street. Lot Area -- Minimun, of one (1) acre. Maximum Lot Coverage -- The maximum area occupied by all buildings on any lot shall not exceed forty-five (45) percent of the total area of the lot. Yard Requirements -- Same as permitted in 1-1 Limited Industrial District. Building Height limit -- Same as permitted in the 1-1 Limited Industrial District. --Distance Between Buildings -- Principal buildings - fifty (50) feet; accessory structures - twenty (20) feet. Distance of Buildings from Project or Tract Boundary -- If adjoining a residence district, one hundred (100) feet; if adjoining a B-1 District, fifty (50) feet; in all other cases, thirty-five (35) feet. Landscaping of Unsurfaced Areas -- All unpaved areas shall be landscaped subject to Commission approval. Greenbelts -- The project area shall be enclosed on all side adjacent to a residential district by a planted strip at least fifty (50) feet wide. The plant material, subject to Commission approval, shall have initially a height and compactness of not less than fifty (50) percent of the ultimately required height and compactness. Outdoor Advertising -- Each industry may have one (1) suitable identifying sign not to exceed two hundred fifty (250) square feet in area. One sign may be erected, designating the name of the industrial park and a directory to access. No sign shall be erected to exceed a height of twenty-five (25) feet. Illumination -- Exterior lighting fixtures shall be so installed as to reflect the light away from adjacent properties. f. Final Development Plan: Upon determination by the Planning Commission that the proposed planned industrial district, as shown in the preliminary plan, appears to conform to the requirements of this Ordinance, the proponents shall submit a final development plan which plan shall incorporates any changes or modifications required by the Commission, together with an application for the necessary appropriate changes in district classification of the site of the proposed planned industrial district. g. Recommendation to the City Council: If the final plan is found to be in compliance with the requirements herein, the Commission shall hold a public hearing on both the plan and the proposed change in zoning district classification and submit said plan with its report and 9 �recommendation to the City Council. ~ h. Rezoning: The City Council may modify the plan, consistent with the intent of this Ordinance and may change the zoning of the site to the appropriate zoning district classification. i. Adjustments Authorized by Commission: After the final development plan has been approved by the City Council and in the course of carrying out the plan, minor adjustments and rearrangements of buildings, service area and other features requested by the developers may be authorized by the Planning Commission. 10 �ARTICLE XVI AMENDMENTS Section 16.01 = Authority The regulations imposed and the districts created under the authority of this Ordinance may be amended from time to time, by ordinance in accordance with applicable statutes of the State of Michigan. An amendment shall be granted or denied by the City Council only after a public hearing before the Planning Commission and a report of its findings and recommendations has been submitted. Section 16.02 = Initiation of Amendment Amendments may be proposed by the City Council, by the Planning Commission, the Zoning Board of Appeals, other governmental bodies, or by any resident or owner of property within the jurisdictional limits of the Ordinance. Section 16.03 = Content All petitions for amendments to this Ordinance, without limiting the right to file additional material, shall contain the following: 1. The petitioner's name, address and interest in the petition as well as the name, address and interest of every person, firm or corporation having a legal or equitable interest in the land; 2. The nature and effect of the proposed amendment; 3. If the proposed amendment would require a change in the Zoning map, a location map of the parcel(s) proposed for rezoning; classification of the land, the zoning classification of all abutting districts, all public and private rights-of-way and easements bounding and intersecting the land under construction. 4. If the proposed amendment would require a change in the Zoning map, the names and addresses of the owners, according to the current tax roll, of all land within three hundred (300) feet of the perimeter of the area to be changed by the proposed amendment. 5. The changed or changing conditions in the area or in the municipality which make the proposed amendment reasonable and necessary to the promotion of the public health, safety and general welfare. 6. All other circumstances, factors and reasons which applicant offers in support of the proposed amendment. Section 16.04 • = Processing An application for an amendment shall be filed with the City Planning Director and thereafter reviewed by the City Council. Such an application shall be forwarded from the City Council to the Planning Commission, with a request to hold a public hearing. 1 �Section 16.05 = Public Hearing Before submitting its recommendations on the petition to amend, the Planning Commission shall hold at least one (1) public hearing notice of which shall be given by two (2) publications in a newspaper of general circulation in the City, the first to be printed not more than thirty (30) days before the date of such hearing. In addition, the following procedures shall be required: 1. Not less than twenty (20) days notice of the time and place of such hearing shall be given by mail to each electric, gas, pipeline and telephone public utility company which registers its name and mailing address with the City for the purpose of receiving such notice, and to each railroad operating within the district or zone affected. An affidavit of mailing shall be maintained. 2. If an individual property is proposed for rezoning, the Planning Commission shall give a notice of public hearing thereof to the owner of the property in question, to all persons to whom any real property within 300 feet of the premises in question is assessed, and to the occupants of all single and two-family dwellings within 300 feet. Such notice shall be given at least fifteen (15) days prior to the hearing. The notice shall be delivered personally or by mail to the respective owners and tenants at the address given in the last assessment roll. If the tenant's name is not known, an affidavit of mailing shall be filed with the Planning Commission prior to the hearing. 3. All notices of public hearing shall state the time, date, place and purpose of such public hearing. 4. Following the public hearing on behalf of the Planning Commission, the Planning Director shall: a. submit the proposed amendment to the County Planning Commission for approval. The approval of the County Planning Commission shall be conclusively presumed unless the County Planning Commission within thirty (30) days of receipt notifies the City Clerk of its disapproval. b. refer the proposed amendment to the City Council along with its summary of the public hearing and written recommendations for approval or disapproval and reasons therefore after receipt of the response from the County Planning Commission. 5. A public hearing conducted by the City Council shall not be necessary unless a request is made in writing by the property owner. If a hearing is requested, notice of the public hearing must be published not less than five (5) days or more than fifteen (15) days before the hearing. 6. Thereafter at any regular meeting or any special meeting called therefore, the City Council may adopt and enact the proposed amendment, in accordance with Act 207, P.A. 1921, as amended, being the City and Village Zoning Act. Section 16.06 = Protest Petition An amendment to the Zoning Ordinance which is the object of a protest petition shall be passed only by a 2/3 vote of the City Council. The protest petition must be received before final legislative action on the proposed amendment. The protest petition must be delivered personally, or mail, to the City Clerk, either at or before the hearing on the proposed amendment. The City Council may not act on a proposed zoning amendment protested pursuant to Section 4 of P.A. 207 of 1921, as amended, until after the 2 �,r,. protest petitions are examined and certified by the City Clerk. A valid petition shall include the signatures of either: 1. the owners of at least twenty (20) percent of the area of land included in the proposed change; or 2. the owners of at least twenty (20) percent of the area of land included within an area extending outward one hundred (100) feet from any point on the boundary of the land included in the proposed change. Section 16.07 = Enactment Upon enactment, the Zoning Ordinance, as well as subsequent amendments or supplements, shall be filed with the City Clerk, and one notice of ordinance adoption shall be published in a newspaper or general circulation in the City within fifteen (15) days after adoption. The notice shall include the following information: 1. In the case of a newly adopted zoning ordinance, the following statement: 11 A Zoning Ordinance regulating the development and use of land has been adopted by the City Council of the City of Niles"; 2. In the case of an amendment to an existing ordinance, a summary of the regulatory effect of the amendment including the geographic area affected; 3. The effective date of the Ordinance; 4. The place and time where a copy of the Ordinance may be purchased or inspected. Section 16.08 = Official Filing and Map Change Within seven (7) days after publication, the amendment to the Zoning Ordinance shall be filed in the Official Ordinance Book of the City with a certification of the City Clerk stating the vote on passage and when published and filed. If the amendment requires a change on the official zoning map, such change shall be made on the map in accordance with the provisions of Article VI of this Ordinance within ten (1 O) days after enactment of the amendment. • 3 - - -- - - �ARTICLE XVII ADMINISTRATION Section 17.01 = Zoning Administrator 1. An administrative official who shall be known as the Zoning Administrator shall be designated by the City Council to administer and enforce this Ordinance. He may be provided with the assistance of such other persons as the City Council may direct. 2. If the Zoning Administrator shall find that any of the provisions of this ordinance are being violated, he shall notify, in writing, the person responsible for such violation, indicating the nature of the violation and ordering the action necessary for correction. He shall order discontinuance of illegal uses of land, buildings, or stru_ctures; removal of illegal buildings or structures or of illegal addition, alterations, or structural changes; discontinuance of any illegal work being done; and shall take any other action authorized by this Ordinance or general law to ensure compliance with or to prevent violation of the provisions of this ordinance. Section 17.02 = Duties and Limitations of the Zoning Administrator 1. The Zoning Administrator shall have the authority to grant zoning compliance permits and to make inspections of buildings or premises necessary to carry out his duties in the enforcement of this Ordinance. It shall be unlawful for the Zoning Administrator to approve any plans or issue a Zoning Compliance Permit for any excavation or construction or use until he has inspected such plans in detail and has found them in compliance with this ordinance. To this end, the Zoning Administrator shall require that an application for a zoning compliance permit for excavation, construction, moving, alteration, or change in type of use or type of occupancy, shall, where required by this Ordinance, be accompanied by a site plan. (See Article XIV, Site Plan.) • 2. If the proposed excavation, construction, moving or alteration, or use of land as set forth in the application, and site plan when required is in conformity with the provisions of this Ordinance, the Zoning Administrator shall issue a Zoning Compliance Permit. If an application for such permit is not approved, the Zoning Administrator shall state in writing on an appropriate denial form the cause for such disapproval. 3. The Zoning Administrator may accept a preliminary application and a lesser number of submitted documents than those listed above in situations where a basic clarification is desired prior to proceeding with further technical work; and the Zoning Administrator may on such preliminary submittal take the formal action of tentative denial or tentative approval. 4. Issuance of a Zoning Compliance Permit shall in no case be construed as waiving any provisions of this Ordinance. The Zoning Administrator is under no circumstances permitted to grant exceptions to the actual meaning of any clause, order, or regulation contained in this Ordinance to any person making application to excavate, construct, move, alter, or use buildings, structures, or land. The Zoning Administrator is under no circumstance permitted to make changes to this Ordinance or to vary the terms of this Ordinance in carrying out his duties. �5. The Zoning Administrator shall not refuse to issue a Zoning Compliance Permit when the applicant has complied with all applicable conditions required by this Ordinance. Violations of contracts such as covenants or private agreem~nts which may result upon the granting of said permit are not cause for refusal to issue a permit. Section 17.03 • =Zoning Compliance Permit 1. It shall be unlawful to commence the excavation for or the construction of any building or other structure, including an accessory building, or to commence the moving, or structural alteration, including an accessory building, costing more than one hundred dollars ($100.00) or exceeding one hundred (100) square feet in floor area, until the Zoning Administrator has issued for such work a Zoning Compliance Permit including a cerification of his opinion that plans, specifications, and intended use of such structure do in all respects conform to the provisions of this Ordinance. 2. It shall be unlawful to change the type of land, or to change the type of use or type of occupancy of any building, or to extend any use on any lot on which there is a nonconforming use, until the Zoning Administrator has issued for such intended use a Zoning Compliance Permit. 3. In all cases where a building permit is required, application for a Zoning Compliance Permit shall be made coincidentally with the application for a building permit and in all other cases shall be made not less than ten (10) days prior to the time when a new or enlarged use of a building or premises or part thereof is intended to begin. This application shall be made in writing to the Zoning Administrator and shall provide all relevant project information. A record of all such applications shall be kept on file by the Zoning Administrator. 4. Any Zoning Compliance Permit issued under the provisions of this Ordinance shall be valid only for a period of sixty (60) days following the date of issuance thereof. Any project which has not commenced within the sixty (60) day period will require the reissuance of extension of the Zoning Compliance Permit. 5. When the Zoning Administrator receives an application for a Zoning Compliance Permit, which requires a special land use permit, variance, or other approval, he shall so inform the applicant. 6. Before any Zoning Compliance Permit shall be issued, an inspection fee shall be paid in an amount fixed by a schedule established by resolution of the City Council. 7. No building or structure or use for which a Zoning Compliance Permit has been issued shall be used or occupied until after a final inspection has been performed which indicates that all the provisions of this Ordinance are being complied with and a Certificate of Occupancy has been issued by the Building Official. The issuance of a Certificate of Occupancy shall in no case be construed as waiving any provisions of this Ordinance . �ARTICLE XVIII ZONING BOARD OF APPEALS Section 18.01 : Creation and Membership 1. A City Board of Appeals is hereby established. The word 11 Board 11 when used in this Section shall be construed to mean the Board of Appeals. The Board shall consist of five (5) members as provided by Section 18 of Act 184 of the Public Acts of 1943, as amended. The first member of such Board of Appeals shall be a member of the City Planning Commission. The remaining members of the Board of Appeals shall be selected from the electors of the City. The members selected shall be representative of the geographic population distribution of the City. An employee or contractor of the City Council may not serve as a member or an employee of the City Board of Appeals. Members of the Board of Appeals shall be removable by the City Council for nonperformance of duty or misconduct in office upon written charges and after public hearing. A member shall disqualify himself from a vote in which he has a conflict of interest. Failure of a member to disqualify himself from a vote in which he has a conflict of interest shall constitute misconduct in office. 2. The term of each member shall be for three (3) years, except that of the members first appointed, two (2) shall serve for two {2) years and the remaining members for three (3) years. A successor shall be appointed not more than one {1) month after the term of the preceding member has expired. All vacancies for unexpired terms shall be filled for the remainder of the term. 3. Meetings of the City Board of Appeals shall be held at the call of the Chairman and at such other times as the Board in its rules of procedure may specify. All meetings of the Board of Appeals shall be open to the public. The Board shall maintain a record of its proceedings which shall be a public record. Section 18.02: Jurisdiction and Authority The Board of Appeals shall have the following powers and duties and shall act upon all questions as they may arise in the administration of the Zoning Ordinance. 1. APPELLATE JURISDICTION: To hear and decide appeals from and review any order, requirements, decision or determination made by the Zoning Administrator in the enforcement of this Ordinance or by the City Council in the issuance, approval/disapproval of special use permits. Appeals: a. • Filing: Appeals to the Board of Appeals concerning interpretation or administration of this Ordinance may be taken by any person aggrieved or by any office, department, board or bureau of the City, County, or State affected by any decision of the Zoning Administrator. Such appeal shall be taken within sixty {60) days of the aggrieved action by filing with the Board of Appeals a Notice of Appeal specifying the grounds thereof. The Zoning Administrator from whom the appeal is taken shall forthwith transmit to the Planning Director for presentation to the Board all materials constituting the record upon which the action appealed from was taken. �2. b. Hearing: The Board of Appeals shall fix a reasonable time of the hearing of the appeal and give due notice to the parties in accordance with standard City procedures and decide the appeal within a reasonable time. At the hearing, any party may appear in person or by agent or attorney. c. Stay of Proceedings: An appeal stays all proceedings in furtherance of the action appeased from,unless the Zoning Administrator from whom the appeal is taken certifies to the Board of Appeals after the Notice of Appeals is filled with him, that by reason of facts stated in the Certificate, a stay would, in his opinion, cause imminent peril to life and property. In such case, proceedings shall not be stayed other than by a restraining order which may be granted by a court record. VARIANCES: The Board of Appeals shall decide variances from the provisions of this Ordinance in harmony with its general purpose and intent, and shall vary then only in the specific instances hereinafter set forth where the Board shall have made a finding of fact based upon the standards hereinafter prescribed that here are practical difficulties or particular hardship in the way of carrying out the strict letter of the regulations of this Ordinance. a. Initiation - An application for a variation may be made by any person, firm or corporation, office, department, boards, bureau or commission requesting or intending to request application for a building permit, zoning certificate or occupancy certificate. b. Processing - An application for a variance shall be filed with the Zoning Administrator. The Zoning Administrator shall forward the application to the Planning Director for processing and presentation to the Board in accordance with applicable statutes of the State of Michigan and the provisions of this Ordinance. No variances shall be made by the Board except after a public hearing, of which there shall be a given due notice in accordance with standard City procedures in a newspaper of general circulation. C. Decisions - All final decisions of the Board of Appeals on variances arrived at after the hearing shall be accompanied by findings of facts specifying the reasons for approval/disapproval of the variance. Said decision shall be final and subject to judicial review only in accordance with applicable statutes of the State of Michigan. All variances granted will be the minimum variance that will make possible the reasonable use of the land, building or structure. d. Standards 1. The Board of Appeals shall not vary the provisions of this Ordinance unless it shall have made findings based as follows: (a) That the property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations governing the district in which its located; (b) That the plight of the owner is due to unique circumstances ; and �(c) 2. A variance shall be permitted only if the evidence in the judgment of the Board of Appeals sustains each of the three (3) conditions enumerated above. 3. For the purpose of supplementing the above standards, the Board, in making this determination, whenever there are practical difficulties or particular hardships, shall also take into consideration the extent to which the following facts, favorable to the applicant, have been established by the evidence: 4. e. That the variances, if granted, will not alter the essential character of the locality. (a) That the particular physical surroundings, shape or topographical conditions of the specific property involved will bring a particular hardship upon the owner as distinguished from a mere inconvenience if the strict letter of the regulations were to be carried out; (b) That the conditions upon which the petition for variance is based would not be applicable generally to other property within the same zoned classification; (c) That the purpose of the variance is not based exclusively upon a desire to make more money out of the property; (d) That the alleged difficulty or hardship has not been created by any person presently having an interest in the property; (e) That the granting of the variance will not be detrimental to the public welfare or unduly injurious to other property or improvements in the neighborhood in which the property is located, or; (f) That the proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the danger, the public safety or substantially diminish or impair property values within the neighborhood. The Board may require each condition and restriction upon the premises benefited by a variance as may be necessary to comply with the standards set forth in this section to reduce or minimize the effect of such variation upon other property in the neighborhood, and to implement the general purpose and intent of this Ordinance. Authorized Variations 1. Variations from the regulations of this Zoning Ordinance shall be granted by the Board of Appeals only in accordance with the standards set out in this section. 2. No conforming use of neighboring lands, structures or buildings in the same district, and no permitted or nonconforming use of lands, structures or buildings· in other districts shall be considered grounds for the issuance of a variance. �3. BOARD OF APPEALS HAS POWERS OF ZONING ADMINISTRATOR ON APPEALS; REVERSALS: a. In exercising the above mentioned powers, the Board of Appeals may, so long as such action is in conformity with the terms of this Ordinance, reverse or affirm, wholly or partly, or may modify the order, requirement, decision or determination appealed from. The Board may make such order, requirement, decision or determination as ought to be made, and to that end shall have the powers of the Zoning Administrator or City Council in reference to special use decision from whom the appeal is taken under appellate jurisdiction. b. The concurring vote ·of three (3) members of the Board shall be necessary to reverse any order, requirement, decision or determination of the Zoning Administrator, or to decide in favor of the applicant on any mater upon which it is required to pass under this Ordinance or to effect any variance in the application of this Ordinance. Section 18.03: Appeals from the Board of Appeals Any person, firm, corporation or department, board or bureau of the City aggrieved by any decision of the Board of Appeals may seek review by a court of record of such decision in the manner prescribed by the laws of the State of Michigan. Section 18.04: Duties of Zoning Administrator, Board of Appeals, City Council, and Courts on Matters of Appeal 1. It is the intent of this Ordinance that all questions under appellate jurisdiction shall be presented to the Board of Appeals only on appeal from the decision of the Zoning Administrator. Requests for Variances, constituting matters under original jurisdiction of the Board shall be filed with the Board via the Zoning Administrator and shall not be construed as an appeal from the decision of the Zoning Administrator. Recourse from the decisions of the Board of Appeals shall be to the courts as provided by the laws of the State or Michigan. 2. It is further the intent of this Ordinance that the duties of the City Council in connection with this Ordinance shall not include hearing and deciding questions of interpretation and enforcement that may arise. The procedure for deciding such questions shall be as stated in this Ordinance. Under this Ordinance, the City Council shall have only the duties of; a. considering and adopting or rejecting proposed amendments, considering the approval or rejection of Special Use Permits, or the repeal of this Ordinance, as provided by law, b. establishing a schedule of fees and charges as stated in Article 19.02, and c. appointing members of the Board of Appeals and the Zoning Administrator. �ARTICLE IXX SCHEDULE OF FEES Section 19.01 = Fees The City Council shall establish fees for occupancy certificates, appeals, application for amendments or special uses, and other matters pertaining to this Ordinance. The schedule of fees shall be posted in the office of the City Clerk and may be altered or amended only by the City Commission. Until all applicable fees, charges and expenses have been paid in full, no action shall be taken on any application or appeal. Section 19-02 =Fee Schedule 1. Land split or combine property: $50.00 residential/single family; $100.00 other 2. Site Plan Review: $100.00 3. Rezoning: $100.00/residential $200.00 all others 4. Special Use: $100.00 5. Zoning Board of Appeals: $50.00 Variance Request 6. Zoning Compliance Permit: $25.00 7. Antenna: $10.00 �ARTICLE XX GENERAL PROVISIONS Section 20.01 = Interpretation 1. Minimum Requirements: The provisions herein shall be held to be the minimum requirements for the promotion of public health, morals and welfare or as set by law. 2. Relationship with other laws: When the conditions imposed by any provision herein upon the use of land or building or upon the bulk of buildings are either more restrictive or less restrictive than comparable conditions imposed by any other provision herein or any other law, ordinance, resolution, rule or regulation of any kind, the regulations which are more restrictive (or which impose higher standards or requirements) shall govern. 3. Effect of Existing Agreements: This Ordinance is not intended to abrogate any easement, covenant or another private agreement, provided that where the regulatlons of the Ordinance are more restrictive, (or impose higher standards or requirements), than such easements, covenants or other private agreements, the requirements herein shall govern. Section 20.02 = Separability It is hereby declared to be the intent of the City of Niles that several provisions of this Ordinance are separable in accordance with the following: 1. If any court of competent jurisdiction shall adjudge any provision of this Ordinance to be invalid, such judgment shall not affect any other provisions not specifically included is said judgment. 2. If any court of competent jurisdiction shall adjudge invalid the application of any provisions of this Ordinance to a particular property, building or other structure, such judgment shall not affect the application of said provisions to any other property, building or structure not specifically included in said judgment. Section 20.03 = Abatement of Nuisance Any use of land, dwelling, buildings or structures, including tents and trailer coaches, used, erected, altered, razed or converted in violation of any provisions of this Ordinance, or regulation lawfully adopted hereunder, is hereby declared to be a nuisance and the City Commission, after resolution duly adopted, or any private citizen, may take action in any court of competent jurisdiction to cause the abatement of such nuisance and such remedy shall be in addition to the imposition of penalty for violation of the terms hereof as provided in Section 20.04. Section 20.04 = Violation, Penalty, Enforcement Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with any of the provisions of this Ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined not less than Ten Dollars ($10.00) nor more than One Hundred Dollars ($100.00), and upon failure to pay such fine such person shall be imprisoned in the County Jail of Berrien County, Michigan, for a period not exceeding ninety (90) days. The continued violation of any provision of this Ordinance shall be deemed to constitute a separate offense each and every day such violation shall continue. �-----------• ARTICLEXXI REPEAL OF PREVIOUS ORDINANCE: EFFECTIVE DATE Section 21.01 = Repeal of Previous Ordinance The revised City of Niles Zoning Ordinance effective (date) and revised Article XI, Signs, effective (date) are hereby repealed; provided, however, that such Ordinance shall remain in full force and effect to the extend necessary to initiate or sustain any proper action for the enforcement or prosecution of any liability or penalty thereunder. Section 21.02 = Effective Date This Ordinance shall take effect on the - . - - - - day of .------,----,.,--...-..,...' 19 -....--..· This Ordinance shall not be deemed to alter, change, or amend any existing Ordinance of the City of Niles except insofar as it may place more restrictive standards than those set forth in other Ordinances and to the extent that other Ordinances are more restrictive, such more restrictive Ordinances shall control. • • � 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 Niles_Comprehensive-Plan_1990 Date A point or period of time associated with an event in the lifecycle of the resource 1990 Title A name given to the resource A Comprehensive Plan for the City of Niles, Michigan Description An account of the resource A Comprehensive Plan for the City of Niles, Michigan was prepared in 1990 and contains city ordinances. Subject The topic of the resource Comprehensive plan publications Ordinances, municipal Niles (Mich.) Cass 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/84bd4d05f87e6183b8e83401485d025f.pdf 2f126f560ad5f63167bc285fe6be1593 PDF Text Text City of New Buffalo Michigan GENERAL PLAN - UPDATE 1994 �f r r J J City of New Buffalo Michigan :~:===~~~~·-;,,·,,·,•,,,',' , ',' - . ;f~ r GENERAL PLAN - UPDATE 1994 �CITY OF NEW BUFFALO, MICHIGAN CITY COUNCIL MEMBERS Howard Covert, Mayor William Geisler Ray Wojdula Hewlett Bean Gordon Christopher PLANNING COMMISSION MEMBERS Alice Drenten Florence Ruszkowski Otto Zack Tony Mrozek Jim Dombrowski Mark Krauskopf Judy Smith George Schlecta John Otto Douglas Hedges, City Manager Public Consulting Team Charles R. Eckenstahler - Planning Consultant P.O. Box 1047 115 West Main Street Benton Harbor, Michigan 49023 219-879-1012 �TABLE OF CONTENTS SECTION ONE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 5 SECTION TWO . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . GOALS AND POLICES OF THE GENERAL PLAN . . . . . . . . Background and Community Development Goals . . . . . . . 7 7 7 SECTION THREE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PHYSICAL ATTRIBUTES OF THE PLANNING AREA . . ... . Planning Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . Surface and Subsurface Conditions . . . . . . . . . . . . . . . . Regulated Lands . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 13 13 13 15 SECTION FOUR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . POPULATION ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . Historic and Projected Population Growth . . . . . . . . . . . Seasonal Population Estimates . . . . . . . . . . . . . . . . . . . Findings and Conclusions Regrading Population Trends . . . 17 17 17 18 23 SECTION FIVE ... . . . . . . . . . . . . .. .. EXISTING LAND USE .. . .. . .. . . Land Use Survey . . . . . . . . . Existing Land Use Tabulations . 25 25 25 25 SECTION SIX . . . . . . . . . . . . . . . . LAND USE PLAN . . . . . . . . . Summary of Current Plan Land Use Plan - 1994 .. . . . . . . . . . . . . . . . . . . . . ... . .. . . . . . . . . .... . . . . . . . . . . . . . . . . . .. .. .. . ... . .. . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . ... . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 29 29 29 31 �LIST OF FIGURES Figure Figure Figure Figure Figure Figure 123456- Planning Area . . .... . . . . . . . . . . . . . . . . . . . . . . . . . Regulated Land Development Areas . . . . . . . . . . . . . . . . . Population Trends and Projections . . . . . . . . . . . . . . . . . . Generalized Existing Land Use .... . . . . . . . . ... . . . . . 1968 Land Use Plan .. . . . . . . . . . . .. ... . .. .. .... . 1993 Land Use Plan . . . . . . . .. . . . .... .. ... . .. . . . 14 16 18 28 30 36 LIST OF TABLES Table Table Table Table Table Table 123456- Historic Population Trends . . . . . . . Household Data .. . . . . . . . . . . . . Tenure By Age of Householders . . . . Other Indicators . . . . . . . . . . . . . . Age by Sex and Total Population . . . Existing Land Use Tabulations . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 21 21 22 22 26 �City of New Buffalo, Michigan General Plan - Update 1994 SECTION ONE INTRODUCTION The purpose of the General Plan - Update 1994, is to set forth an updated strategy for the City of New Buffalo to guide its future development. The Plan will assist community leaders to provide for community needs, both present and future. It will also be used to guide land use decisions made by the City Planning Commission, Zoning Board of Appeals and the City Council as they perform there respective duties and responsibilities. The General Plan - Update 1994, builds on plans and policies previously prepared and adopted by the City of New Buffalo. Prior to this Plan, a seven section plan document was prepared between March 1966 and January 1968. The General Plan, as formally adopted by the Planning Commission and City Council, consists of a comprehensive series of analyses which includes: - History of the City - Physiography (soils, geology, etc) - Existing land use - Economy - Population; existing and future - Housing and elimination of blight - Future land use - Transportation needs - Community facilities needs - Central business district needs - Capital improvements - Zoning ordinance - Subdivision regulations Public Consulting Team Page 5 �City of New Buffalo, Michigan General Plan - Update 1994 Pursuant to State of Michigan enabling legislation, it is the duty of the City Planning Commission to adopt the plan and present the plan to the City Council and general public. The General Plan - Update 1994 has been prepared in accordance with the Municipal Planning Commission Act and was presented to the public at a public hearing held on February 1, 1994. It has been formally adopted by the City of New Buffalo Planning Commission on September 6, 1994. Pursuant to the recommendation of the City Planning Commission, the City Council, by resolution endorsed the General Plan - Update 1994 on September 20, 1994. Public Consulting Team Page 6 �City of New Buffalo, Michigan General Plan - Update 1994 SECTION TWO GOALS AND POLICES OF THE GENERAL PLAN Background and Community Development Goals In the General Plan of 1968, a series of ten community development goals were established to act as guides for the rational decision making procedures for the location and density of land uses designated in the land use plan. In recent time, the importance of the specific goal and policy statements have been demanded of municipalities by the court system as explanatory information pertaining to decisions rendered by municipal Planing Commissions and other City agencies which issue land uses decisions. This section summarizes goals and policies for land use and other development issues of the City of New Buffalo. They have been prepared based on research documented in this General Plan - Update 1994 and the previous research documented in the General Plan as adopted by the Planning Commission and endorsed by the City Council. In the following paragraphs, the goals for development of the City of New Buffalo are presented. The goal is a statement of desired outcome. Policies are tools, statements of what will be acceptable and what will be discouraged as the Planning Commission evaluates specific proposed development projects . Public Consulting Team Page 7 �City of New Bil//a/o, Michigan General Plan - Update 1994 Land Use: CONTROL RESIDENTIAL DENSITY, AS WELL AS INDUSTRIAL AND COMMERCIAL LAND ALLOCATIONS IN LINE WITH INFRASTRUCTURE AND SERVICE FACILITY DEVELOPMENT. POLICY: Maintain balance among residential, commercial, office, cultural , industrial and open space land allocations . POLICY: Encourage a variety of uses within these land allocations. POLICY: Provide land for industrial uses that are not intrusive on residential, commercial, and other areas. POLICY: Encourage strict adherence to state and local environmental performance standards. POLICY: Encourage steady improvement of the City parks and recreation system. Capital Improvements: REQUIRE NEW DEVELOPMENTS TO PAY FOR CAPITAL IMPROVEMENTS NECESSARY TO SERVE THE NEW DEVELOPMENT. POLICY: Require that park and recreation facilities be developed in new subdivisions with the cost paid for by the developer. POLICY: Require that all new developments be serviced by City utilities and that cost for utilities be paid by the development. Public Consulting Team Page 8 �City of New Buffalo, Michigan General Plan - Update 1994 Public Lands, Places and Structures: PROVIDE THE CITY WITH FACILITIES THAT ARE SAFE, EFFICIENT, ACCESSIBLE, AND WELL LOCATED. POLICY: Plan and purchase locations for future municipal facilities, as early as possible, to provide capacities for long-term needs. POLICY: All construction and development should proceed in accordance with all appropriate requirements of ADA and any other federal or state laws dealing with the disabled. POLICY: Plan for the eventual expanded need for housing additional City services including general office space, police service, fire services, and public works operations. Public Places and Utilities: DEVELOP MUNICIPAL FACILITIES AND SERVICES THAT WILL ECONOMICALLY AND ADEQUATELY SERVICE EXISTING AND ANTICIPATED GROWTH. POLICY: Eliminate or reduce flooding and install retention/detention pond areas where needed. POLICY: Plan City water, sewer and storm water drainage facilities to provide sufficient capacities needed to accommodate long-term needs. Public Consulting Team Page 9 �City of New Buffalo, Michigan General Plan - Update 1994 Transportation: PROVIDE A SAFE, EFFICIENT AND BALANCED TRANSPORTATION SYSTEM. POLICY : Improve the system of thoroughfares to move people quickly, economically and conveniently. POLICY: Plan for orderly development of Buffalo Street, encouraging the use of existing buildings, whenever possible and compatible with adjacent land uses, for commercial purposes. POLICY: Create separate bike/walking paths, where needed and feasible, and create safe, wide shoulders on street pavement for bicycles when a separate bike path cannot be built. POLICY: Support the improvement of the public transportation system for the region, linking The City of New Buffalo to northwest Indiana. POLICY: Improve the system of City Streets to encourage development of vacant land within the City. Housing: ENCOURAGE A VARIETY OF RESIDENTIAL DEVELOPMENTS TO PROVIDE A DIVERSE SELECTION OF RESIDENTIAL TYPES AND PRICE RANGES. POLICY: Maintain predominantly low density single family neighborhoods . POLICY: Attract quality senior citizen housing. Public Consulting Team Page 10 �City of New Buffalo, Michigan General Plan - Update 1994 POLICY : Encourage increased investment in home expansion. Appearance: ENHANCE THE APPEARANCE OF THE ACCESS POINTS TO THE CITY, THE MAJOR THOROUGHFARES, AND THE CENTRAL BUSINESS DISTRICT. POLICY: Improve the architectural facades of buildings on the thoroughfares leading to, and in the central business district. POLICY: Landscape the thoroughfares and the central business district. POLICY: Develop and implement a uniform street furniture design for the thoroughfares and central business district. Economic Development: PROMOTE DIVERSIFIED ECONOMIC DEVELOPMENT IN ORDER TO ENCOURAGE BUSINESS INVESTMENT AND INCREASE EMPLOYMENT OPPORTUNITIES. POLICY: Encourage growth of small and light industries and offices to diversify and strengthen the tax base and provide employment. POLICY: Encourage steady growth of business and commercial activities in balance with anticipated needs of population growth. POLICY: Maintain and develop the Central Business District. Public Consulting Team Page 11 �City of New Buffalo, Michigan General Plan - Update 1994 POLICY: Encourage controlled growth of small and light industries and offices in order to diversify and strengthen the tax base and provide employment. Public Consulting Team Page 12 �City of New Buffalo, Michigan General Plan - Update 1994 SECTION THREE PHYSICAL ATTRIBUTES OF THE PLANNING AREA Planning Area The City of New Buffalo has elected to study and discuss the development of a planning area consisting of all lands within the City and all lands abutting the City boundary. This analysis allows the logical planning for the provision of municipal services to areas outside of the City, should service extensions take place in the future. The City planning area is graphically defined on the following page. Surface and Subsurface Conditions The General Plan for the City has extensive descriptive information pertaining to the soil conditions, natural features, climatic, and other natural features which, in combination, contribute to the unique environment of the City planing area. Rather than include this information in the General Plan - Update 1994 report the reader is referred to these documents for additional information. The two principal surface features which influence the City of New Buffalo are the Galien River and Lake Michigan. Both natural resources have contributed to the growth and development of the City since its founding . Both resources will continue to influence the future of the City. Public Consulting Team Page 13 �City of New Buffalo, Michigan General Plan - UpdaJe 1994 Figure 1 - Planning Area 110 _, ______' --4, JL ' t• ••·-•o· Public Consulling Team Page 14 �City of New Buffalo, Michigan General Plan - Update 1994 Regulated Lands In 1968, the emphasis on environmental protection was not as pronounced as it is today . Therefore, environmental planning was not included in the General Plan. Preservation of unique natural features including wetlands, sand dunes and wildlife habit was not an issue and therefore was not regulated to the extend as today . Throughout Michigan, Indiana and other states, establishment of floodplains, floodways, sand dune preserves, shoreline and river development set back areas are commonly included as development restrictions which must be observed in the planning and development process The City is affected by these restrictions and the land use plan for the planning area considers these additional regulations in the allocation of land for future development purposes. On the following map is shown the land areas regulated as wetlands, floodplain and costal zones as administered by the Michigan Department of Natural Resources or the U.S. Army Corps of Engineers. Public Consulting Team Page 15 �City of New Buffalo, Michigan General Plan - Updale 1994 Figure 2 - Regulated Land Development Areas -- --: _ __r -, I Public Consulting Team Page 16 �City of New Buffalo, Michigan General Plan • Update 1994 SECTION FOUR POPULATION ANALYSIS Historic and Projected Population Growth The General Plan prepared in the 1960's analyzed population data for the years 1930 to 1960. The Plan also provided a forecast of future population for the years 1970, 1980 and 1985. Historic population information is provided in the following table: Table 1 - Historic Population Trends Year .,::c:.,/\ •.• Population Count From Census Population Projections (1) 1930 1,015 1940 1,190 1950 1,565 1960 2,128 1970 2,784 2,844 1980 2,821 3,977 4,851 1985 1990 Notes: Population Projections (2) 2,317 2000 2,829 2010 2,838 Actual counts taken from the U.S. Census (1) Projection from the City of New Buffalo General Plan prepared by City Planning Assoc . (2) Projections by Southwestern Michigan Commission; the State designated Regional Planning Agency Public Consulting Team Page 17 �City of New Buffalo, Michigan General Plan - Update 1994 Figure 3 - Population Trends and Projections POPULATION TRENDS 1930 - 2010 3 :Z.9 2.8 2.7 2.6 2.5 2.4 2.3 :z .:z 2.1 2 1.9 1.8 1.7 1.6 1 . !I 1.4 1,3 1,2 1.1 1 1930 1940 1950 1960 1970 1980 1990 2000 2010 YEAR Seasonal Population Estimates The City of New Buffalo is unique in that its population, the number of people residing in the City substantially increases in the summer months. This seasonal population increase is a major planning concern since the City must provide City services for the people residing in the City during the summer season. Because of the recreational opportunities in the City, the City must also provide services Public Consulting Team Page 18 �City of New Buffalo, Michigan General Plan - Update 1994 to visitors which may only temporally demand services for the short duration of their stay in the City. The amount of wastewater treated by the wastewater treatment plant will increase and even doubles between July and August each year. From a planning perspective, the City must consider this population increase when allocating land for recreational and seasonal housing units, providing downtown parking spaces, providing correctly sized streets to accommodate seasonal increased traffic, adequate water pressure, waste water transmission/treatment capacity, storm water drainage, and fire/police services. Therefore, the estimate of this influx of seasonal population is of great importance in the future development of the City. There are no known methods to statistically project the number of summer residents in the City of New Buffalo. The most accurate method to determine the number of inhabits would be to conduct a 100% count of all residential living units in similar fashion as done during a census. Costs of conducting a census of this type is most often prohibitive for a small community. A projection methodology using 1990 housing information and information about the number of and types of boats moored in the City harbor was used to estimate the seasonal population. The methodology for the projection uses the number of vacant housing units classified in the 1990 census as seasonal housing units and the number of housing units currently vacant to estimate the total housing units estimated to be occupied on an seasonal basis. The formula and projection is as follows: Public Consulting Team Page 19 �" ' ' ' ' ' ' ~ ~ ~ ~ ~ ~ -~ City of New Buffalo, Michigan General Plan - Update 1994 Seasonal Housing Units I. Number of seasonal housing units . . . . . . . . . .. .. . . .. . . . . ... 294 2. Person per household, 1990 Census .. . .. . . . .... .. .... . ... 2.44 3 . Estimated seasonal residents (line l X line 2) . . . . . . . . . . . . . . . .. 717 Vacant Housing Units 4 . Percentage vacant housing units , 1990 Census . . . . . . . . . . . . . . . 8.7% 5. Excess vacant units above 5% normal vacancy rate . . . . . . . . . . . . 3 .7% 6. Estimate of seasonally occupied units (line 5 of 1,363 housing units) . . . . . . . . . . . . . . . . . . . . . . 51 Boat Living Unit Occupancy 7. Number of Marina Slips in Harbor for .boat with living accommodations . , . . . . . . . . . . . . . . . . . . . . . . 650 8. Number of boats in use per International Marina Institute occupancy studies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 % 9. Number of boats occupied during season (line 7 X line 8} . . . . . . . . . . . . . . .· , . . . . . . .. . . . .... ... 371 10. Estimate seasonal boaters in occupancy · (line 9 X 2.44 persons per household) . . . . . . . . . . . . . . . . . . 904 Estimated Total Seasonal Residents 11. Total residents (sum of lines 3, 6 and 10) 1,672 This methodology projects that 1,672 people could be classified as seasonal occupants. This results in a total seasonal population in the City of New Buffalo of 3,989 or an increase of 72.2% in population of the City during the summer months. This analysis indicates the projected summer resident population to be approximately 4,000 people during certain times in the summer season. I I I I Public Consulting Team Page 20 �II ' ' '~ ~ ~ ~ ~ ~ ~ ~ City of New Buffalo, Michigan General Plan • Update 1994 Selected Demographic Trend Indicators Table 2 - Household Data 1970 Indicator Household Count Persons Per Household 1980 1990 905 1010 950 3.08 2.79 2.44 Table 3 - Tenure By Age of Householders ,:' •:i:: ?::::},:,::::::: :,:'t>.:c::=/':C::):<':. :':':::,.;:::;::::. •:;:;:•:::-=:: Age of'H6tiseh6lder' . '::. ',', ,', ·,·,•, ,·,·,·,· •,•,· •..•,•:•:-:- .. . •,•.•, .::::•:•:• :-·:::,::;:;:;:,:::::::;,: • Owned : ; :(Rfntal .: . ';:{%,H{f94il: A.Ii } 15 to 24 years 0 10 1.0% 25 to 34 years 59 105 16.1 % 35 to 44 years 143 22 16.2% 45 to 54 years 149 46 19.2% 55 to 64 years 129 26 15.3% 65 to 74 years 129 29 15.6% 75 years and over 113 56 16.6% ~ -I 'I Public Consulting Team Page 21 �City of New Buffalo, Michigan General Plan - Update 1994 Table 4 - Other Indicators I I Indicator I New Buffalo I Berrien County $30,065 $27 ,274 Housing Unit Count 1,363 69,532 Vacant Housing Units 119 8.7% 8,507 12.2% 294 21 .6% 4,448 19.5 Minutes 17.4 Minutes 5.6% Census 6.4% MESC 7 .3% Census 7.4% Average Household Income (1989) Seasonal Housing Units Journey to Work Travel Time 1990 Unemployment 6.4% MESC Table 5 - Age by Sex and Total Population Age Grouping I I I I .·:•:•·•: ' Females X . . · Total ·. .. Males :::::::::.: ;:• \) •· .. Peicent Totat '/ 0 to 5 years 72 79 151 6.5% 6 to 9 years 73 65 138 6.0% 10 to 14 years 70 107 177 7.6% 15 to 19 years 81 78 159 6.9% 20 to 24 years 63 62 125 5.4% 25 to 34 years 161 195 356 15.4% 35 to 44 years 168 150 318 13.7% 45 to 54 years 137 117 254 11.0% 55 to 62 years 100 100 200 8.6% 62 to 74 years 172 116 288 12.4% 75 and above 92 59 151 6.5% 1189 1128 2317 100.0% Total Public Consulting Team Page 22 �City of New Buffalo, 1Wichigan General Plan - Update 1994 Findings and Conclusions Based On Population Trends Analysis of the above information indicates several significant trends influencing the future of the City of New Buffalo. These are summarized as follows: 1. While the projections for the population growth of the City have historically indicated a population growth, the actual resulting counts for each of the census periods indicate the City has not met the projected population count. 2. Between 1980 and 1990 the City lost approximately 500 residents. 3. The current population projections indicate the City will grow by 500 residents between 1990 and the year 2010 returning the population to the 1980 count. 4. Of the total households in the City, 32.2 % are headed by persons at or above the 62 year old retirement age and 17. 8 % by someone of 35 years or less. 5. Households headed by person 35 years old and younger equal 17 .15 % of the total households in the City. 6. On April 1, 1990, 8.7% of all housing units were vacant. Normally, a 5 % vacancy rate is considered acceptable for a community. 7. Of all housing units, 21. 6 % were reported to be seasonally occupied. 8. Residents of the City work close to home with the average trip to work of 19.5 minutes compared to 17.4 minutes for the county. This indicates that more people from New Buffalo are going somewhere else to work. A majority of the residents work within an area described as beginning from south St. Joseph, and Galien in Michigan; and ending in LaPorte and Michigan City in Indiana. I I I Public Consulting Team Page 23 �City of New Buffalo, Michigan General Plan - Update 1994 9. Of the total population, 18. 9 % are over the age of 62 years and 20.1 % under the age of 15 years. This indicates a balance of older and younger residents in the City. 10. During the summer season, the resident population increases as much as 73 % resulting in a resident population estimated to reach almost 4,000 people. This estimate does not include consideration visitors to the City. 11. Unemployment in 1990, as documented by the Census and Michigan Employment Security Commission indicates that unemployment in New Buffalo is rather low, slightly below the between the 6 to 7 percent rate recorded for the County. Summary The population analysis indicates that the City of New Buffalo is similar to many smaller cities in Michigan with a mix of older and younger residents who commute to jobs within a short distance of their homes. The estimate of the summer and weekender population estimates indicate the small town atmosphere is effected by the influx, estimated to be nearly a 100% increase in population of recreational and seasonal residents. I I Public Consulting Team Page 24 �-J City of New Buffalo, Michigan General Plan - Update 1994 SECTION FIVE J ' ~ ~ ~ ~ EXISTING LAND USE Land Use Survey During the first two weeks in June 1993, a windshield survey of all properties in the City was conducted to identify the characteristics and location of all land uses in the City. The purpose of this survey is to record the observed present land and building usage . The information was color coded onto a City base map; a copy which is on display in the City Council Chambers. Existing Land Use Tabulations ~ Information gathered in the survey indicates that a majority of the City is and has ~ General Plan. The only significant change which is noticeable, is the transition ~ retail and office uses. The other major finding is the amount of vacant land area -I I I I remained residential in nature from the information recorded in the original of residential housing units located along the edges of the commercial areas into within the City which has remained despite planned rights-of-way. Based on the generalized inventory of existing land uses, it is estimated that almost 38 % of the City remains undeveloped. Residential land usage occupies 58.7 % of the land area and commercial 1. 2 %. Industrial usage is almost non existent. Public Consulting Team Page 25 �City of New Buffalo, Michigan General Plan - Update 1994 Table 6 - Existing Land Use Tabulations EXISfING LAND USES CITY OF NEW BUFFALO, MICHIGAN June 1993 Percent Total Area Percent Total Area Chesterton, Ind . Comparison Community Single Family Residential 58.70 56.0 Multi-Family Residential 1.00 24.0 Commercial Retail and Office 1.20 4.0 Industrial 0.04 1.0 Schools, Churches and Public Buildings 0.07 15.0 Marina and Waterfront 1.00 0.0 38 .00 0.0 100.01 100.01 % Land Use Vacant Total As shown by these percentages, the City of New Buffalo is a residential community with little industrial development. The distribution of land uses is consistent with the forecast of development projected by the 1968 General Plan for the City. It is apparent that the City has adhered well to the planning concepts set forth in the General Plan and is successful in achieving the type of development envisioned 25 years ago. Industrial is the only land use category where no development has occurred. There may be several factors for the lack of industrial development including the close proximity to the State of Indiana, the lack of intense desire for certain types I I I I of industrial development by City residents and the lack of municipal utilities Public Consulting Team Page 26 �' ' ' ' ' ' City of New Buffalo, Michigan General Plan - Update 1994 (water and sewer) to prospective sites. The reconsideration of a new land use plan provides the opportunity for recommending changes to the future land use plans and policies of the City of New Buffalo . ~ ~ ~ -I I I I Public Consulting Team Page 27 �NORTH LEGEND ~GEOMARK :. GEOGRAPHIC INFORMATION AN AFFILIATE SYSTEMS OF ~LANDMARK 0 ::.,es1!:..s.:ig~ ~1:r, 616-1127-3383 FAX 611Hl27--4 CITY OF NEW BUFFALO EXISTING LANDUSE BERRIEN COUNTY, MICHIGAN �City of New Buffalo, Michigan General Pla11 - Update 1994 SECTION SIX LAND USE PLAN Summary of Current Plan The General Plan of 1968, established eleven categories of land uses in the land use plan for the City and the overall planning area. Of the 7,840 acres within the planing area shown in the following plan map, 1,287 acres or 16.5 % was scheduled for residential development, 166 acres or 2.1 % acres scheduled for commercial development, 182 acres or 2.3 % scheduled for industrial development, 3,747 acres left in planned open space or in agricultural use amounting to 47. 8 % of the total land area and the remainder 31. 3 % allocated for rights-of-way, and other public purposes including 24.5 acres for a marina service use classification. Public Consulting Team Page 29 �City of New Buffalo, Michigan General Plan - UpdaJe 1994 Figure S - 1968 Land Use Plan GfNUAllllD lANO UH ru,N NEW BUFFALO, MICHIGAN ~ . (, ,I .. tO"l.l•Ol"'ll Ulll tl)l .. 11&1 ~ c.1 .. 1••1co .... 1,c••1 G1] .. , 1G-.10u,oooco--1•c1•1 UiiJ ' <l"'IUIIUllNIUCWSll l(. 1 - ., .......... "''"9<1- ~ ~ , i I r - - _; ' ·., , /,' I. I r ~ ~,,,.u,_., ~ ("'"""" • U ,IO(Nt&I l(NOOI ti l . - ~~ . ~·/1 , :\ . .,•u ...-00•1 .. I I I ,. r ...,,,-·u'Tu , ' . - , ,..,. I ~ · •• ~ I \ / ! j : \...:1 ~/' / :o.u:::~-; 1 ··•~I. . CtUelNG • ..., '"";..'.. " ; / :__ I I ·n ! .. ~ . [ I .. -_ _ Public Consulling Team Page 30 �City of New Buffalo, Michigan General Plan - Update 1994 Land Use Plan - 1994 The land use plan shown on the previous page is based on the land use plan shown in the General Plan, developed in 1968 and updated to reflect current conditions within the City of New Buffalo and the planning area. The most significant changes to the plan are identification of transition zones where existing land uses are trending to higher land uses such as commercial and office uses. Additionally, regulated lands are illustrated in the plan as they require special consideration if chosen for development. The future land use map of the City shows the logical extension of residential development surrounding the more densely populated portions of the City, as well as portions of land areas surrounding the City. The conversion of lands once considered for industrial development to residential uses is also indicated since the demand for industrial land has diminished within the City boundary. The plan is based on certain land development planning assumptions and guidelines including: 1. PROVISION OF MUNICIPAL SERVICES Municipal services will be extended in increments necessary to accommodate the logical extension of development from existing utility service locations. 2. MUNICIPAL ASSISTANCE TO DEVELOPMENT INFRASTRUCTURE FUND NEW The City will aid the development of vacant land areas within the by assisting private developers with financing of street improvement with in designated rights-of-way or in alternative rights-of-way approved by the Planning Commission and the City Council. Public Consulting Team Page 31 �City of New Buffalo, Michigan General Plan - Update J994 3. ANNEXATION OF CITY SERVICED LAND AREA Land in the Planning Area to be serviced by municipal utilities shall be incorporated into the City and recognized in the General Plan. 4. COMPLIANCE WITH LAND REGULATIONS Regulated lands shall be designated and all regulations respected in the context of all future development patterns proposed for land uses. 5. CITY COST IMPACT OF NEW DEVELOPMENT All development proposals for land use shall seek to minimize the development and maintenance expenses of the City . 6. PRESERVATION OF APPEARANCE The beauty, visual appearance and historic characteristics of the City shall be, to the extent possible, preserved. The proposed revised land use plan indicates a number of changes from the land use plan presented in the General Plan. These are summarized in the following paragraphs. Additional retail and commercial development areas are proposed for lands surrounding the Downtown Central Business District and along Buffalo and Whittaker Streets to the edge of the City limits. Provision is made for the logical extension of the downtown area into adjacent residential areas, especially along the highway and street frontage . Additional commercial transition into residential uses is indicated for the area south of Whittaker Street between the marina district and Buffalo Street. Public Consulting Team Page 32 �J J , J , City of New Buffalo, Michigan General Plan - Update /994 A larger, more dominate highway retail & office area is designated for the area surrounding the Round House . The intent is to provide a sufficiently large land area within the City , to allow development of Interstate related commercial and locally based commercial activities. Whittaker Street is the Main Interstate entrance to New Buffalo and provides a visitor their first impression of the City. Providing sufficient land for the development of a commercial area serving travelers as well as residents will give the City an opportunity to seek improvements in the visual appearance of the entry to the City. An area for industrial development is proposed, although considerably smaller in size that proposed in the original General Plan. The area located between the railroad tracks and Madison Street is proposed for this use designation. It is envisioned that "light" industries and other non-retail commercial developments could be attracted to this area in a development pattern having high visual qualities and appearance. Residential development areas are proposed for lands to the east of the railroad tracks. This area is only partially served by municipal utilities . It has unique natural features including wetland areas and natural tree cover which would enhance the attractiveness of the area for residential development. The land use map indicates the land uses suggested for the future. It does not affect the use of land in these areas immediately since this can only be done through a zoning change. The suggested changes to the land use plan will, in part, be incorporated into the update process for the zoning ordinance expected J. Public Consulting Team Page 33 �City of New Buffalo, Michigan General Plan - Update 1994 to be completed in concert with the preparation of the General Plan - Update 1994. The remaining portions of the City is recommended for low density residential development. Low density development includes single family homes on individual lots in the City. Additionally , multi-family duplex living units on somewhat larger lots is suggested as an alternative to the traditional single family living unit. Additional multi-family housing units are not suggested for inclusion at this time since vacant land for this type of housing is currently unavailable. The most logical location of additional multi-family housing will be expansions to existing zoned areas. It is recognized that additional multi-family housing will likely be proposed into the City. The plan, while currently not designating additional land for multifamily housing, can be amended by the Planning Commission to include a location proposed by a developer if found to be consistent with the General Plan and the City Zoning Ordinance and deemed to be in the best interest of the City. The proposed land uses contained on the land use plan is a guide and not intended to indicate precise boundaries between uses. These uses could vary, depending on how a specific proposal relates to existing uses and to the plan. However, the plan allows the City to grow and expand in a controlled manner that reflects the wishes and desires of the entire community . The City will give fair consideration Public Consulting Team Page 34 �City of New Buffalo, Michigan General Plan - Update 1994 to proposals for land development that vary from the plan. If the proposal will enhance the City, the City may amend the plan map to approve the proposed use. Public Consulting Team Page 35 �NORTH • LEGEND -------- = 5 Sllt6I.E FNIIIY RESIDElfflN. IJUUI-FIMIIY R£SIDElff/N. CEJffRJL BJSMESS D/STRl:f H161Nfll RUNL OFFK:£ ; - : ; COIIIJE/fCIN.WNf£HWSIJIG t /lilllSTRIN.. PIRICS Ir BEJCHES IIMJ/tA ....____. RJSHr-<JFJ/111 - ~ GEOMARK :. QEOQRAPHIC INFORMATION AN Al""P' ILI ATE SYSTEMS 015" ~LANDMARK =.=~ 061 ~ 0 ~~1 61&-lr.!Hl383 FAX 61&-e27-361W - CITY OF NEW BUFFALO FUTURE LANDLJSE PLAN BERRIEN COUNTY, MICHIGAN �City of New Buffalo, Michigan General Plan - Update /994 INDEX appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11, 32, 33 central business district . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 11, 32 commercial . . . . . . . . . . . . . . . . . . . . . . . 8, 10, 11, 25, 26, 29, 31-33 commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2, 5-7, 25, 31 development . . . . . . . . . . . . . . . . 5, 7-11, 13, 15, 16, 19, 26, 29, 31-34 drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9, 19 economic development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 floodplain . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 general plan . . . . . . . . . . . . . . . . . . 1, 5-7, 13, 15, 17, 25, 26, 29, 31-34 goal ............................................ 7 industrial . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8, 25, 26, 29, 31, 33 land use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 7, 8, 15, 25-34, 36 office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8, 9, 25, 26, 31, 33 policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-12 population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 11, 17-20, 22-24 sewer ...... ..................................... 9 storm water . . . 9, 19 transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 10 utilities .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8, 9, 32, 33 wetland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15, 33 zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 33, 34 Public Consulting Team Page 37 � 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 New-Buffalo_General-Plan-Update_1994 Creator An entity primarily responsible for making the resource City of New Buffalo Planning Commission, City of New Buffalo, Berrien County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1994-09-20 Title A name given to the resource General Plan-Update 1994 Description An account of the resource The General Plan-Update 1994 for the City of New Buffalo was prepared by the City of New Buffalo Planning Commission with the assistance of Charles R. Eckenstahler-Planning Consultant and was endorsed by the City Council on September 20, 1994. Contributor An entity responsible for making contributions to the resource Charles R. Eckenstahler-Planning Consultant (consultant) Subject The topic of the resource Master plan reports New Buffalo (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/e81e3a917729833a543e7b9637814914.pdf f8ddb26ceda82fd56f35a37c5da4ebc8 PDF Text Text \)\CKINso,t Q; L4,/ c.::, ..... cS: �TABLE OF CONTENTS 1.0 2.0 OVERVIEW & BRIEF DESCRIPTION 1.1 Introduction ........ . 1.2 Township Description POPULATION 2.1 Introduction 2.2 Population Trends . 2.3 Population Estimates 2.4 Age & Male/Female Composition 2.5 Racial Composition 2.6 Educational Attainment . 2.7 Household Characteristics 2.8 Population Projections 2.9 Population Density .... 2.10 Issues & Opportunities .. . . . . . 1 1 .. .. . .. . .. . .. .. . ...... . . .. . . . .. ... 3.0 ECONOMIC BASE Introduction Area Economy Labor Force & Employment Employment by Sector ....•• Employment by Place of Work Major Employers Income 3.8 Poverty Rates 3.9 Issues & Opportunities 3.1 3.2 3.3 3.4 3.5 3.6 3.7 4.0 NATURAL FEATURES 4.1 Topography 4.2 Geology ••.•. 4.3 Mineral Resources 4.4 Soils .......... 4.5 Water Features Wildlife 4.6 4.7 Climate 4.8 Issues & Opportunities . . . . .. ... . .. ...... ... ... ..... 1 ..... 1 ......... 6 ...... ....... ...... ...... .7 12 13 15 16 17 20 ...... 1 .................. 1 1 6 . . . . . . .. .. . . .. ...... 10 ...... . . . . .. . 11 ...... 13 ... ... .. . .. . . . . .. . . . ...... 17 . . . . .. . ....... 19 . . ... . . .. . . .. . . . . . . . . . . . . ....... 1 ... • 2 . .. .. . .. . . . ...... 3 3 . . . . . .. . .. . . .. . ........ .................. 5 ... . ... .... 6 .......... ...... 6 6 �• 5.0 Page LAND USE 1 5.1 Historical Land Use Patterns •2 5.2 Factors Affecting Land Use .4 5.3 Current Use Inventory ....... 8 5.4 Residential Land Use .. 10 5.5 Commercial Land Use 10 5.6 Industrial Land Use ... 11 5.7 Forestry & Agricultural Land Uses 12 5.8 Public & Quasi-Public Land Use 14 5.9 Land Ownership .... 14 5.10 Contaminated Sites 5.11 Wellhead Protection and Planning •••••...•.••••....••.•••......... 17 17 5.12 Land Use Trends 18 5.13 Issues & Opportunities 6.0 COMMUNITY FACILITIES & SERVICES 6.1 Introduction ................... . 6.2 Municipal Community Facilities & Services 6.3 Other Community Facilities & Services 6.4 Other Public Facilities & Services .• 6.5 Issues & Opportunities ...•..••••••••..•.. 7.0 8.0 HOUSING 7.1 Introduction 7.2 Housing Characteristics 7.3 Financial Characteristics 7.4 Selected Housing Characteristics . 7.5 Areas of Development 7.6 Issues & Opportunities ....... 1 1 3 •••••••• 7 8 1 1 13 15 18 19 PARK & RECREATIONAL FACILITIES 8.1 8.2 8.3 8.4 8.5 8.6 8.7 Existing Recreational Facilities .•.......•.. Nearby Recreational Sites Historical Resources ... Local Recreation Needs Recreational Needs Standards Park Accessibility .••.• Issues & Opportunities ..••••. 1 5 8 12 15 18 20 �• 9.0 10.0 • TRANSPORTATION 9.1 Road System ..••••.. 9.2 Private Roads .•..••••.••.... 9.3 National Functional Classification of Roads 9.4 Condition of Roads in the Township .. 9.5 Condition of Bridges in the Township 9.6 Financing 9.7 Sub-State Area Long Range Plan 9.8 Secondary Commercial Network (SCN) 9.9 Traffic Volume ••..•.. 9.10 Public Transportation 9.11 Inter-Community Bus Services 9.12 Port ............ . 9.13 Air Transportation 9.14 Railroads ....... . 9.15 Non-Motorized Transportation Facilities 9.16 Issues & Opportunities ............. . MARQUETTE COUNTY AIRPORT 10.1 Introduction .............• 10.2 Existing Marquette County Airport 10.3 K.I. Sawyer Facilities 10.4 Airport Relocation •• 10.5 Issues & Opportunities ...... .. ... . ......... ...... 11.0 GOALS, POLICIES & OBJECTIVES 11.1 Introduction 11.2 Economy ......... . 11.3 Natural Features 11.4 Land Use. 11.5 Housing. 11.6 Transportation 11.7 Community Facilities & Services 11.8 Recreation/Historical ••••...•. Appendix A - ADA Requirements Appendix B - Maps Page 1 3 3 •• 7 ..... ... .... 11 11 17 18 19 21 24 25 26 26 ....... 27 28 ...... .......... ...... 1 1 7 9 12 1 2 •4 5 6 8 9 ••...• 10 �1.0 OVERVIEW AND BRIEF DESCRIPTION 1.1 Introduction This Comprehensive Plan represents the culmination of months of discussion and study by the Negaunee Township Planning Commission, with technical assistance from the Central Upper Peninsula Planning and Development (CUPPAD) Regional Commission. The plan can be divided into two primary areas -- background information, and goals, policies and objectives which will guide Township future development. The first nine chapters (2-10) of the plan contain background information on the population trends, the local economy, land use, and community facilities, among other things. Such information is useful in forming a complete picture of Township growth and development over time as well as its potential. These chapters answer such questions as ''where do we want to go in the future and how can we achieve those goals. The last chapter of the plan (11) builds on the first nine, and provides a framework for guiding the Township's future development. In addition to providing a general framework for development, the goals, policies and objectives articulated in this plan will be used as a basis for reviewing proposed public improvement projects, in accordance with the Township Planning Act and redrafting of the township zoning ordinance. 1.2 Township Description Negaunee Township is located in the east central section of Marquette County, within the Marquette-Negaunee-Ishpeming Urban Center. The Township lies along the Highway U.S. 41/M-28 corridor between the City of Marquette and the Cities of Ishpeming and Negaunee. The Township is bounded by the townships of Ishpeming, Marquette, Sands, Richmond, Tilden and the City of Negaunee. The Township incorporates approximately 44 square miles of total land area. The area is approximately one day's drive from the major midwest cities of Chicago, Milwaukee, Detroit and Minneapolis. The current Marquette County airport is located within the Township on U.S. 41/M-28. The Marquette County Board of Commissioners made a decision in August 1996 to move the existing county airport location to the former K.I. Sawyer Air Force Base. The airport is expected to be moved by mid- to late 1999. The historic development of the Township goes back to the days of iron ore exploration. In 1844, a survey party headed by William A. Burt made the first discovery of iron ore in the Lake Superior region within the present area of Negaunee. One year later, a Chippewa Indian Chief named Marji Gesick led Phil Everett and his party of explorers to an uprooted pine tree where they found an outcropping of iron ore. The explorers Chapter 1 - Page 1 �were from Jackson, Michigan and they founded the Jackson Mine at the pine tree site, the first property in the Lake Superior region to be worked for iron ore. Today a large monument marks the site of the first ore discovery. While iron ore extraction began early in the history of the Negaunee area, a number of efforts were also made to process this natural resource. In 1847 the Carp River forge was constructed on the Carp River at the present northeast limits of the city of Negaunee. The first blooms from this forge were hammered out in 1848. The site also housed the first Post Office in Marquette County. Further efforts to manufacture iron ore began with the construction of a charcoal blast furnace in 1847 near the present location of downtown Negaunee. The actual site is on Partridge Creek, some 1,000 feet south of the Teal Lake Avenue and Lincoln Street intersection. Pig iron production from this site began in 1858 and continued through 1893. A number of other early efforts to process iron ore were made in Marquette County, but they too eventually ceased due to economic difficulties. Because of the iron ore discovery of 1844, Peter S. White named the area "Negaunee", a word of Chippewa origin having the connotation of pioneer or first. The spirit of pioneering in Neguanee continued in July 1965, with the world's first shipment of pelletized underground iron ore. The ore was mined from the Mather "B" Mine and processed in the Pioneer Pellet Plant located in Negaunee Township. These technological advances in processing low grade iron ore gave new life to mining on the Marquette Iron Range. The processing of lowgrade ore continues to be a major economic factor in the area. The Empire Mine, started in 1962 with an annual capacity of 1.6 million tons of pellets, produced 8.35 million tons of magnetite ore in 1997. The Tilden Mine, which opened in 1974 with an annual production of 4 million tons, produced 6.0 million tons in 1997; the Tilden Mine produces both hematite and magnetite iron ore pellets. With the decision by Algoma Steel to purchase its source of iron ore exclusively from the Tilden Mine, annual pellet production will be increased to 7.8 million by 1999. An increase in households and demand for housing within the Township as well as development pressures in the Township and urban corridor are among the challenges facing Negaunee Township. While these trends can be viewed as positive changes, it is desirable for growth to occur in areas where services are adequate, where land use conflicts are minimized and where the physical environment is suitable for development. This plan will help identify Township strengths and w~knesses, and provide a framework for the future growth and development of the area. Chapter 1 • Page 2 ~ �2.0 POPULATION 2.1 Introduction Population change is the primary component in tracking a community's past growth as well as predicting future population trends. Population characteristics relate directly to Township housing, educational, community, and recreational facility needs, and to its future economic development. Fluctuations in the economy can greatly influence the population growth and characteristics in a community. 2.2 Population Trends The population of Negaunee Township from 1940 to 1990 increased by 1,800 persons, or 316.9 percent (Table 2-1). The only decline during this fifty year period occurred between 1980 and 1990, when the Township population declined from 2,443 to 2,368, a 3.1 percent decline. The decline during this decade mirrored a county-wide decline, probably due to employment losses in the mining industry. From 1940 to 1980, the Township population grew steadily, with an increase of 330 percent. During the 1940s, the Township experienced the greatest rate of growth of the 50-year time period, with a 60.0 percent increase, followed by a 52 percent increase in population during the 1950s. These two decades saw growth as a result of increases in the mining industry. Figure 2-1 gives a graphic comparison of the Township population trends to other civil divisions within Marquette County. The population of Marquette County from 1940 to 1990 increased by 23,743 persons, or 50.4 percent. Of the County civil or political divisions, the townships of Chocolay, Ely, Forsyth, Ishpeming, Marquette, Negaunee, Powell, Sands, Skandia, Tilden and West Branch and the city of Marquette were the only ones that experienced growth during this period, with the largest growth occurring in Sands. Countywide, a significant portion of the population growth is attributable to K.I. Sawyer Air Force Base, with large population increases in Forsyth, Sands and West Branch townships, which encompass the former base. Between 1950 and 1960, for example, Sands Township population grew by over 800 percent. The population of the two nearby cities of Negaunee and Ishpeming declined during this time period. The six county CUPPAD Region experienced some population decline in the 1940s, which was then followed by steady growth from 1950-1980, with a population increase of 22 percent; however, in the decade of the 1990s, the region lost 4,602 persons. The State of Michigan in each of the decades from 1940 to 1990 incurred growth in population, with a 50 year period increase of 76.8 percent. Chapter 2 - Page 1 �TABLE 2-1 POPULATION 1940-1990, SELECTED AREAS Area 1940 1950 % Change, 1940-50 1960 %Change, 1950-60 1970 % Change, 1960-70 1980 % Change, 1970-80 1990 % Change, 1980-90 % Change, 1940-90 -3.1 316.9 346 -24.8 -50.1 72.3 6,025 6.0 583.1 1,955 74.6 1,946 -0.5 215.9 -21.1 163 -7A 156 -4.3 -49A 8,290 140.0 9,679 16.8 8,775 -9.3 339.2 5JJ 444 -5.7 577 30.0 500 -13.3 -4.2 8,857 -1.2 8,245 -6.9 7,538 -8.6 7,200 -4.5 .24.3 14.0 2,238 47.5 2,376 6.2 3,612 52.0 3,515 -2.7 164.1 17,202 8.0 19,824 15.2 21,967 10.8 23,288 6.0 21,977 -5.6 38.0 780 1,280 64.1 1,880 46.9 1,703 -9A 2,669 56.1 2,757 3.3 253.5 513 455 -11.3 410 ·10.0 436 6.3 383 -12.2 339 -11.5 -33.9 6,813 6,472 -5.0 6,126 -5.3 5,248 -14.3 5,189 -1.1 4,741 -8.6 -30A 644 623 .3.3 390 -37A 372 -4.6 667 79.3 660 -1.0 2.5 Republic Twp. 1,617 1,490 -7.9 1,417 -4.9 1,442 1.8 1,390 -3.6 1,170 15.8 -27.6 Richmond Twp. 1,225 1,197 -2.3 1,411 17.9 1,277 -9.5 1,246 -2A 1,095 -12.1 -10.6 Sands Twp. 172 179 4.1 1,657 825.7 2,164 30.6 2,437 12.6 2,696 10.6 1467A Skandia Twp. 793 634 -20.1 664 4.7 717 8.0 999 39.3 933 -6.6 17.7 Tilden Twp. 967 932 -3.6 922 1.1 883 -4.2 1,044 18.2 1,010 .3.3 4A 38.8 2,368 460 11A 47.6 5,685 1,120 26.7 -20.6 176 3,454 99.0 -148.0 471 8,962 -5.6 1,331 1,517 Marquette City 15,928 Marquette Twp. Michigamme Twp. Negaunee Twp. 568 Champion Twp. 694 557 -19.7 495 -11.1 519 4.8 Chocolay Twp. 882 1,205 36.6 2,235 85.5 3,299 Ely Twp. 616 674 9A 884 31.2 Ewing Twp. 308 281 -9.1 223 1,998 1,736 -13.1 Humboldt Twp. 522 445 Ishpeming City 9,491 Ishpeming Twp. Forsyth Twp. 909 60.0 1,383 52.1 1,760 27.3 2,443 I Negaunee City Powell Twp. Chapter 2 - Page 2 ; )J I )) )) �TABL.E 2-1 POPULATION 1940-1990, SELECTED AREAS Area 1940 1950 % Change, 1940-50 1960 % Change, 1950-60 1970 o/o Change, 1980 1960-70 o/o Change, 1990 1970-80 % Change, 1980-90 % Change, 1940-90 Torin Twp. 353 217 -385.0 128 -410.0 101 -21.1 160 SSA 156 -2.5 -55.8 Wells Twp. 491 431 ·12.2 278 .35.5 277 -0A 351 26.7 281 -20.0 -42.8 West Branch Twp. 438 256 -41.6 807 215.2 2,195 172.0 2,806 27.8 2,998 6.8 584.5 47,144 47,654 1.2 56,154 17.8 64,686 15.2 74,101 9.9 70,887 -4.3 S0A 154,496 149,865 -3.0 157,257 4.9 165,744 SA 182,390 10.0 177,692 -2.6 15.0 5,256,106 6,371,766 21.2 7,824,965 22.8 8,875,083 13A 9,262,078 4A 9,295,297 0A 76.8 131,669,275 151,325,798 14.9 179,323,175 18.5 203,302,031 13A 226,542,199 11A 248,709,873 9.8 88.9 Marquette County CUPPAD Region Michigan United States Source: U.S. Bureau of the Census, Census data for years cited. Chapter 2 - Page 3 �FIGURE 2-1 POPULATION 1940-1990, SELECTED AREAS 10,000 9,000 8,962 8,000 7,200 6,000 C 0 j ::, a. 5 5,248 5,000 8. 4,741 4,000 3, 12 3,000 3,515 2 757 ! 2,368 2,000 1,000 1,095 568 0 1940 1950 1970 1960 1980 Year -<>-Negaunee Township -o-1shpemlng Township -¥-Richmond Township ~ City of Negaunee ' -ll-Marquette Township -o-c1ty of Ishpeming Source: U.S. Bureau of the Census, Census data for years cited. Chapter 2 - Page 4 1990 R �Population change is the result of a combination of natural increase or decrease and migration. When births within a community within a period of time exceed deaths, a positive natural increase occurs. If deaths exceed births, a negative natural increase is the result. Communities with a relatively young population tend to have a high natural increase, since the birth rate is relatively high. Those communities with a large number of older people tend to have a small natural increase; a negative natural increase is uncommon. Net migration is the difference between the number of people moving into a community and the number of people moving out. Net migration is positive when more people move into an area than move out. Economically depressed areas often experience significant out-migration as residents leave for real or perceived employment opportunities elsewhere. In Marquette County, births exceeded deaths in the 1960s, '70s and '80s. From 1960 to 1969, and from 1970 to '79 in-migration occurred, while out-migration was the rule between 1980 and 1989. The County's population increased from 1960 to 1980, as a result of in-migration combined with the natural increase in population. In the last decade (1980-89) out-migration exceeded the natural increase to result in a declining population for Marquette County as shown in Table 2-2. Significant out-migration appears to have occurred county-wide following the closure of K.I. Sawyer Air Force Base in 1995. The 1996 population estimate for Marquette County was 62,017, down 12.5 percent from the 1990 Census figure of 70,887. Within the central U.P. from 1980 to 1989, Dickinson County was the only county in the central U.P. in which net in-migration occurred, and was the only county in the region to see its population increase during this decade. TABLE 2-2 COMPONENTS OF POPULATION CHANGE, MARQUETTE COUNTY, 1960-1990 1960-69 Live births 1970-79 1980-1989 13,733 12,781 11,558 Deaths S,694 5,380 S,039 Natural increase 8,039 7,401 6,519 493 2,014 -9,733 8,532 9,415 -3,214 Migration Total population change Source: Michigan Information Center, Michigan Dept. of Management & Budget. Chapter 2 - Page S �2.3 Population Estimates Periodically, the Michigan Department of Management and Budget (DMB) along with the U.S. Bureau of the Census prepares population estimates between the decennial census. County estimates of population developed by the U.S. Bureau of the Census are in turn used by DMB to develop the subcounty population estimates. These estimates are based on formulas which attempt to estimate migration, births, and deaths in a community and also respond in a certain extent to known local changes. An example is the closure of the K.I. Sawyer Air Force Base and activities associated with the mining industry. The population estimates for Negaunee Township from 1991 to 1996 reveal a downward trend beginning in 1994. The annual population estimates indicate that population had increased in the earlier part of the decade (1991- 1993), but in subsequent years the number of residents declined. Overall, the Township experienced a loss of 126 persons, or 5.3 percent drop, from April 1990 to July 1996. The current population estimate is 2,242. The population estimates for both the City of Negaunee and City of Ishpeming indicate a continued population decline. The current population for the Negaunee city of 3,559 is down 24.9 percent from 1990 and the current population for Ishpeming city is down 24.7 percent. Of the townships surrounding Negaunee Township, all had reported significant growth in their population base. Ishpeming, Richmond and Tilden Townships all are estimated to have experienced increases around 45 percent, as have many other smaller townships in the County. Marquette County population was estimated at 62,017 persons in 1996, which was a decrease of 8,870 persons or 12.5 percent from 1990. The majority of this decrease occurred in Forsyth, Sands and West Branch Townships, and can be related to the closure of K.I. Sawyer AFB. However, trends elsewhere in the county, including a decline of over 20 percent in the City of Marquette, appear to be inconsistent with local observations. In smaller townships with significant population increases, the rate of increase generally tends to be about 45 percent, indicating the population increase is the result of a formula used by the DMB and the Census Bureau. The county estimates are prepared utilizing data from a number of sources including federal income tax returns, Medicare enrollment data, birth and death records, and counts of persons in prisons, hospitals, college dormitoMes and other group quarters. The Department of Management and Budget also responds to a certain extent to known local changes in a community such as the construction of a new nursing home or the closure of an air force base. The population estimates are approximate and more Chapter 2 - Page 6 �accurate information will not be available until the 2000 Census. The estimates are prepared as annual estimates from July 1991 to July 1996. TABLE 2-3 POPULATION ESTIMATES FOR SELECTED AREAS, 1990-1996 1990 Census Area 1991 Est. 1992 Est. 1993 Est. 1994 Est. 1995 Est. 1996 Est. % Change 19901994 Negaunee Twp. 2,368 2,405 2,445 2,480 2,458 2,310 2,242 -5.3 Negaunee City 4,741 4,659 4,574 4,455 4,257 3,838 3,559 -24.9 Ishpeming City 7,200 7,073 6,944 6,764 6,464 5,839 5,420 -24.7 Ishpeming Twp. 3,519 3,934 4,311 4,716 5,031 5,023 5,lU 45.3 Marquette Twp. 2,757 2,955 3,154 3,132 3,068 2,861 2,742 -0.S Richmond Twp. 1,095 1,261 1,334 1,456 1,548 1,540 1,571 43.S Sands Twp 2,696 2,794 2,980 3,061 2,909 2,199 2,150 -20.3 Tilden Twp. 1,010 1,U8 1,242 1,361 1,450 1,443 1,474 45.9 70,887 71,308 71,844 71,748 70,068 64,716 62,017 -U.S Marquette Co. Source: Department of Management and Budget, Subcounty Population Estimates of Michigan, 1996. 2.4 Age and Male/Female Composition The median age of Negaunee Township residents in 1990 was 33.8 years (Table 2-3). This figure was over three years older than the figures for the County. The Township 1990 median age figure was lower than the nearby cities of Negaunee and Ishpeming. Between 1970 and 1990, the Township median age increased 8.1 years; the most significant increase occurred between 1980 and 1990, when the median age increased by more than five years. The Township older age structure is most likely the result of young adults (within the 20-29 age group) out-migrating to other areas with larger populations for educational and job opportunities. On the whole, the aging population of the Township is following state and national trends, which result from a combination of factors. The primary causes of this aging are increased life expectancies, combined with the fact that the largest segment of the population, the so-called "baby boomers," are aging. A trend toward smaller families, with many people choosing to delay childbearing or not to have children, also contributes toward this aging. Chapter 2 - Page 7 �TABLE 2-4 MEDIAN AGE, 1970-1990, SELECTED AREAS Area 1970 1980 1990 % Change, 1970-1990 Negaunee Twp. 25.7 28.7 33.8 31.S City of Negaunee 34.3 31.8 36.9 7.6 City of Ishpeming 33.S 32.7 36.2 8.1 Marquette County 24.2 26.1 30.7 26.9 Michigan 26.3 28.8 32.6 24.0 United States 27.9 30.0 32.9 17.9 Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, Summary Population and Housing Characteristics, Table 1; 1980 Census of Population, General Population Characteristics, Table 44; 1970 Census of Population, Characteristics of the Population, Table 33. Within Negaunee Township, the highest median age is found in northeastern portion of the Township, adjacent to Marquette Township. The youngest population area is located in the southeastern corner of the township. Map 2-1 shows the median age by census block group in the Township. Table 2-5 indicates the 1990 population distribution of Negaunee Township by age and sex. The age group of 35-44 years made up the largest portion of the total population at 416 persons, or 18 percent. The age group of persons between the ages of 25-45 is comprised of persons within the population commonly known as the "baby boomer generation", born approximately between 1945 and 1965. Persons of the "baby boomer generation" comprise one third of Negaunee Township population. The younger population of the Township, 5-14 years, also made up a substantial portion of the total population, accounting for 397 persons or 17 percent of the total population. A large portion of this group was likely children of baby boomers. The age groups with the least amount of influence in terms of numbers were the 55-64 years and 65 years and older age groups, who only accounted for 8.1 percent and 8.3 percent of the township total population, respectively. This scenario indicates that the number of elderly individuals within the township population is not that significant. Between 1970 and 1990, the population within the Township became older. The older population 65 years and older, increased 60.7 percent during this period. An analysis of the information in Table 2-5 by age cohort provides another perspective on age distribution within the population. An age cohort is made up of people born within a given time period, such as those born between 1970 and 1980 (10 years). Chapter 2 - Page 8 ~ �TABLE 2-5 MALE AND FEMALE DISTRIBlITION BY AGE GROUP, NEGAUNEE TOWNSHIP, 1970-1990 Age Group 1970 Male Female I# #I% Under 5 83 5-14 219 4.7 12.4 Male I% 78 203 I# I% I# I% I# 4.4 i!:!!:l!!:if;;ii//i /!:;!Jjji:!/j ;;//jil/i/;1;:~/jJ,i./i;!! 111,i:1:lil/J!J:;!!J!l/i/j/!i!;I:i:::jll::: :1:1:J!!/J/!i!l i:/i!!ig1/:l/: 1 11.5 :1:!:itfiff.ililiI: /iB::i:: i:::::1!!i:i'Ii1[f!.l;:IIIII::1::i1:::1:::::::;,;,::11:iI/:;:~::::;::il!i::!!1=iI!l:: ii1 illl;;::::;~;.:;iI!~:1;;;ili!ii;;ifff~!:::;:r, i:iti~:1!1:::1::::;!i;il :ll: ii;l!;i;~]lf I;i!!~!:::::;i!1!illili::::: :i/:1:!1:::1::::::::1i1::::: :~~~lirl~f;ii!;ii)i:~;~ii1~1~ftii1!:/;ii ~!:;.1~: .: : 1111:; l!i~~:~; ;~:1:~~~;!i!i @lfar.Ji~l-l.I®i/ ~:rmii!i/:::::::::~i;j~~?,)i/ /!I~f~I!!)iif.1!.J.1::;: 211 8.9 203 8.3 215 203 Female Male Female 1 !.li!!I 1 1990 1980 I% I# 70 3.0 205 8.7 I% 69 2.9 192 8.1 11 8.8 :::::::::1:::1::;:::::::::;il!l!li.lJ; li:!:l::;IimI:/ ::1/11I:;:;~:il ! :i !:!l1i;i Il:;11l1/!l!!:1,el; 8.3 ;: : :1: : : : : : :1: 1:1: : : :1:~~1.:1;: : :1~:1:::~~i:::1:v~f::::: ::::::::ii f/JJ;i;l,~::i:1~:~qi/iji I:::1:::1:::i::~:~w.i' 1 35-44 109 6.2 97 5.5 ii!iiiiiili:::;i:;ili:i!i!::::t.11:::::: :::::::m;:::1::::;;:i:; Iii:::;;:iiii~!:iI;ii!!Jl,l;i!:! ::I!l!!iili,::::ii:l,;i/:: 214 9.o 202 8.5 4 5-54 81 4.6 84 4.8 11:::::::;~/Ilii;i!i;i!:!i.li;t :::::1:::::11t:l:i!i1ii ::/:i/ii~:i!i:l;i;lrl:i.lI!I::;:::;::1::~:I:ll!:ili 112 1.3 158 6.1 1 :I.BI:1!il;l11~[i;I;i!;:ii!];~iii/!;:;;1;Iilii iiii!;;i/!:ii!i/ii;l::/i;;/i;fl*:: l;!:i;t.l!1l1l1!: ::ii:t::i:1:1:l1!!t!ll!!i!/1i:::::; I!/ll ]r1:::::1~~!!~ Il!1il!ilil:;fi!ll!,1~!t1ll;l:111 !i;!!/i!!.lli1itliil!~lii!l !11iliililll!I: l!!f;ijl:f;ilil \1!1~111:::1 Iil!lill:/:!!!!lt~i!lI 1 "ifi;;lilf.i.lt.i1i;l!l~! ~ili,~;l:/l;j ~: ll;!ll!li!@f !i:l '!i!~l!i!i:i;:1111:1r .1:11~:1: 11:!;i)Ji.i.!! iitlii! i1!ili{lf Sobtbtal 49 1760 75 3.1 85 3.5 ::~::::~;illi;::::::;:i:t~!lili:;:: l:::;i::i:::1111 :1!!i1l:1::1::::::::li!!i!I:1i:1zi:::: !iii::::I;:::;::11:: 85 3.5 56 2.3 36 1.5 59 2.4 1252 51.2 1191 48.8 2443 1~: !!ll il!!tililili!lil/l:;;!ljil :11:::1 =iil l !:!~;!i~II,!::! ::::!;!i1l!ilil!i i:::l!!l!l:!!!llil l 1 !/:!:/:l:/!;~\ll:l !l1!: :1:1: :;!:r1:1: : Il1l!i!lil;iii~iill; :1: :1: :li!;: : 1!:ll l ili:::::111:::: : 1:i!ll1i /\::1:1m:! 1207 51 1161 2368 Source: U.S. Bureau of the Census, 1970 Census of Population, Characteristics of Population, Table 35; 1980 Census of Population, General Population Characteristics, Table 39a; 1990 Census of Population, General Population Characteristics, Table 68. Note: The percentages in this table reflect the relationship of males to females to the total population. Chapter 2 - Page 9 49 �The age cohort of 5-14 years of age in the 1970 Census would have been 15-24 years in the 1980 Census. Looking at this age group in 1980, a slight increase of 10 persons occurred. Several older age groupings had more of an increase. The 15-24 age cohort from the 1970 Census increased by 123 persons who became the 25-34 age group in the 1980 Census. Another age group which saw an increase during this time period was the 25-34 age cohort from the 1970 Census who were aged 35-44 in 1980; this cohort had an increase of 105 persons. Taken together, the increase in these cohorts indicates that during the 1970s the in-migration to the township was higher than out-migration and deaths in these age classes. Families with children were moving into the township and many existing residents were remaining. During the 1980s, there was a decrease in population. The 15-24 age cohort of 1980 who were the 25-34 age group of 1990 had a 71 percent decrease. This scenario is related to the departure of young people as they reach their late teens and early twenties, and migrate to other communities for educational or employment opportunities. When the 24-34 age group moves into the 35-44 age group, an increase in the age cohort typically occurs, which happens because members of the cohort return to the community for employment following college, or to raise their families. During the 1980 decade, the older age cohorts lost population either as a result of outmigration or death. The age cohort of 45-54 in the 1980 Census who were 55-64 in 1990, had a decrease of 43 persons. The 65-74 age group of the 1980 Census which was the 75 & older of the 1990 Census had a decrease of 71 persons. The proportion of the population over 65 years of age decreased during the 1980s. While migration may be a primary factor influencing population change among the younger age groups, death rates become the primary factor in older age groups. Overall, there are slightly more males than females in Negaunee Township. The ratio of males to females varies by age group, with more males in all but the 15-24 years and 6574 years groups. Table 2-6 divides the population of Marquette County into three age groups, the school age group (5-17), the working group (16+), and the voting group (18+). In 1990, the school age group made up 21.9 percent of the Township population, which was lower than the County percentage (26.1 percent) but greater than the State percentage (20.5 percent). The working age group accounted for 75.7 percent of the Township total population. The percentage of individuals in this group dropped to 67.4 percent when considering retirement at age 65. This figure compares with 70.0 percent at the county level and 64.5 percent at the state level. The portion of elderly population (65 years and older) in the Township was three percentage points lower than the County and 3.6 percentage points lower than the State. Chapter 2 • Page 10 -------' �FIGURE2-2 AGE DISTRIBUTION Negaunee Township 1970 Aa• Under5 5.14 ]5.24 - ll.l 24.0 l6.l 25.34 126 35--« 117 45-54 9.4 55-64 9.0 ~-74 75 .t.Oldor 3.5 0 15 2 4 8 6 10 12 Pucent 16 14 18 3l 22 24 20 22 24 1980 Aa• .8 Under5 5-14 J.5..24 25--34 - 18.7 rl.7 16.6 113 35..« 9.6 45-54 6.5 55-64 65-74 5.8 75.t.Oldm 3.51 0 2 4 6 8 10 l2 l8 16 14 Perceut 1990 AF UD4er5 5.51 S.14 15-24 25-34 35--44 16.8 - 14.2 lS.2 rl.6 45-54 13.9 55-64 8.1 65.74 ~ S.3 .t.Oldor 3.0 0 2 4 6 8 10 12 14 :16 18 20 22 24 Source: U.S. Bureau of Census, 1970 Cemus of Population, First Count; 1980 Census of Population, S1F 1, 010; 1990 Census of Population, S1F 1A, P014. Chapter 2 - Page 11 �TABLE 2-6 AGE GROUPS, 1990 Negaunee Township School Age Total Female Marquette County Male Percent 5-11 284 144 140 12-14 113 48 65 15-17 120 58 62 State Percent 17.9 11.1 4.8 4.2 4.7 S.1 4 4.7 12 IWorking, Voting & Retired Age I 16+ 1792 876 916 7S.7 76.8 76.4 16-64 1596 776 820 67.4 70 64.S 18+ 1712 840 872 72.3 74 73.S 18-64 1S16 740 776 64 67.3 61.6 196 101 95 11.3 11.9 6S+ 8.3 Source: U.S. Bureau of the Census, 1990 Census of Population, General Population Characteristics, Tables 54 and STF 1A Table P14. 2.5 Racial Composition The racial make-up of Negaunee Township is primarily persons who are white. In 1990, the other race categories only accounted for 26 residents, or 1.1 percent of the total population (Table 2-6). The largest minority group was the American Indian (there were no reported persons of Eskimo or Aleut race) race with 16 persons, which was a decrease of 12 persons from 1980. Between 1980 and 1990, the number of minorities within Negaunee Township decreased by four persons, or 13 percent. Chapter 2 • Page 12 �TABLE 2-7 NUMBER OF PERSONS BY RACE, 1980 AND 1990 Race 1990 1980 Number Number Percent Percent Total 2443 100 2368 100 White 2413 98.77 2342 98.9 Black 1 0.04 5 0.21 American Indian, Eskimo & Aleut 28 1.15 16 0.68 Asian and Pacific Islander 1 0.04 2 0.08 Other Races 0 0 3 0.13 Source: U.S. Bureau of the Census, 1990 Census STF, 1A Table PS; and 1980 Census of Population STF 1, Table 007. 2.6 Educational Attainment The number of Negaunee Township residents over 25 years of age in 1990 with no high school diploma was 198 or 13.2 percent, which was 5 percentage points lower than the Marquette County, and 10.1 percentage points lower than the State (Table 2-8). Overall, 86.8 percent of residents over 25 years of age in the Township were high school graduates or higher, which was higher than the County (81.8 percent) and State (76.8 percent) averages. The percent of residents in the Township and County over 25 years of age with a bachelors degree or higher were also higher than the State. This may indicate that a higher percentage of jobs within the Township and County require higher education skills. Recent trends indicate that employers are now requiring their employees to have higher educational levels. Table 2-9 identifies the top ten employers in the County. Five of these ten top employers are in the health care and education sectors, which generally require a college degree or technical training beyond high school. Many positions associated with financial institutions and the state prison also require a college degree. Some of the major manufacturing industries have also started to require higher education background before hiring. Chapter 2 - Page 13 �TABLE 2-8 EDUCATIONAL ATIAINMENT OF PERSONS OVER 25 YEARS, 1990 Negaunee Township Educational Level Number Percent Marquette County Number Percent State of Michigan Number I Percent 102 6.8 2851 6.7 452,893 7.8 96 6.4 4875 11.S 902,866 15.S High School Graduate 674 45.1 15144 35.7 1,887,449 32.3 Some College, No Degree 246 16.S 8172 19.3 1,191,518 20.4 Associate Degree 88 5.9 2755 6.5 392,869 6.7 Bachelor's Degree 217 14.S 5707 13.S 638,267 10.9 72 4.8 2882 6.8 375,780 6.4 Less than 9th Grade 9th-12th Grade, No Diploma Graduate or Professional Degree Percent High School Graduate or Higher 86.8 81.8 76.8 Percent Bachelor's Degree or Higher 19.3 20.3 17.4 Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, P057. ' Chapter 2 - Page 14 �TABLE 2-9 MARQUETTE COUNTY'S TOP TEN EMPLOYERS, 1994 Location Employer Number of Employees Type Marquette General Hospital Marquette 1725 General medical and surgical hospital Northern Michigan University Marquette ll03 University Empire Iron Mining Partnership Palmer 1131 Iron ore mining Tilden Mining Company, LC. Ishpeming 824 Iron ore mining Marquette School District Marquette 576 Elementary and secondary schools Michigan Department of Corrections Marquette 421 Correctional Institution Gwinn Area Community Schools Gwinn 399 Elementary and secondary schools Simmons I.J Enterprises, Inc. Negaunee 385 Air transportation Alger-Marquette Community Mental Health Marquette 382 Public health programs MFC First National Bank Marquette 382 Commercial bank Total Employment of Top Ten Employers: 7,403 Source: Michigan Employment Security Commission, ES 202 Data, 1994. 2.7 Household Characteristics The U.S. Census defines a household as all persons who occupy a housing unit; e.g., a single family, one person living alone, two or more families living together, or any group of related or unrelated persons sharing living quarters. A family consists of a householder and one or more persons living in the same household who are related by birth, marriage, or adoption. From 1980 to 1990 the population of Negaunee Township decreased by 3.1 percent; however the number of housing units (by definition a household is the same as a housing unit) increased by 18.7 percent during the same time period (Table 2-10). This scenario was caused by a decrease in the average household size, which was the result of an increase in single-parent families and non-family households. The number of singleparent family households increased by nearly a third between 1980 and 1990, while the number of non-family households, including persons living alone, more than doubled. The number of non-family householders living alone increased by 114.7 percent, from 68 to 146; almost a third of these households are elderly people living alone. The average household size during this period decreased from 3.08 persons to 2.80 persons between 1980 and 1990. Chapter 2 - Page 15 �TABLE 2-10 HOUSEHOLD CHARACTERISTICS FOR NEGAUNEE TOWNSHIP, 1980 - 1990 1990 1980 Household Type Number Percent Percent Number 627 88.1 668 79.1 568 79.8 591 70.0 Female Householder 23 3.2 52 6.2 Male Householder 36 5.1 25 3.0 85 11.9 177 20.9 Householder Living Alone 68 9.6 146 17.3 Householder 65 or Over 29 4.1 46 5.4 Family Households Married-Couple Family Non-Family Households Total Households 7U 845 Average Household Size 3.08 2.80 Source: U.S. Census, 1990 Census of Population and Housing, STF 1A, P003, P016, and H0l 7A; and 1980 Census of Population and Housing, STF 1, 003, 016, 022, and 035. 2.8 Population Projections Population projections are very useful for units of government like counties for projecting future residential demands for public services. However, the major component for making population projections, future in- and out-migration, is very difficult to predict. The main problem is this data depends heavily on the future economic trends of the locality and other areas. The other components of population projections, fertility and mortality data, have less of an impact on population change, particularly for smaller jurisdictions. In 1996, the Michigan Department of Management and Budget prepared baseline population projections to the year 2020 for counties of the state using a special formula that utilizes the three main components of population change; birth, death, and migration. These population projections assist counties in making predictions on future demographic trends. The 30-year population forecast for Marquette County reveals downward population trend, with an overall 5.96 percent decrease from 1990 to 2020 (Tables 2-11, 2-12 and Figure 2-3). Though anticipated to grow from 1995 to 2000, the county is projected to experience a drop in population in the ensuing years. Marquette and Menominee Counties are the only counties in the central U.P. with an expected decline in the next ,,,......_, Chapter 2 - Page 16 �three decades. Alger County to the east is projected to have the largest increase, at 13.74 percent during the 30-year time period. The populations of Delta, Dickinson and Schoolcraft counties are also predicted to grow during this time period. TABLEl-11 POPUIATION PROJECTIONS, SELECTED AREAS, 1990-2020 1990 Censua Area 1995 2000 2020 201S 2010 2005 Alger County 8,972 9,847 9,920 10,009 10,114 10,192 10,20S Delta County 37,780 38,582 38,741 38,906 39,004 39,244 39,400 Dicldnson County 26,831 27,161 27,416 27~7 27,746 27,942 28,096 Marquelle Counly 70,887 65,427 69,135 68,916 68,393 67,016 66,661 Menominee County 24,920 24,537 23,576 22,518 21,497 20,565 19,581 8,302 8,706 8,779 8,861 8,926 8,970 8,929 177,692 174,260 177,617 176,7'7 175,740 174,529 172,872 9,295,297 9,556,063 9,786,685 9,963,788 10,Ul,298 10,284,960 10,~,737 248,709,873 262,073,000 275,005,000 287,092,000 299,194,000 311,833,000 324,668,000 Scboolcnll County CUPPAD Region Michigan Unlltd States Source: Department or Management and Budge~ Population to Year 2020 In Micbipa, 1996. TABLE2-12 POPULATION PROJECTIONS, PERCENT CHANGE, 1990-2020 2015-2020 1990-2020 0.77 0.13 13.74 0.41 0.46 0.40 4.29 0.48 0.72 0.71 0.55 4.71 5.67 -0.32 -0.76 -1.14 -1.41 -5.96 -1.54 -3.92 -4.49 -4.53 -4.34 -4.78 -21.42 Schoolcraft County 4.87 0.84 0.93 0.73 0.49 -0.46 7.55 CUPPAD Region -1.93 1.93 -0.48 -0.69 -0.95 -2.71 Michigan 2.81 2.41 1.81 1.58 1.62 1.65 12.47 United States 5.37 4.93 4.40 4.22 4.22 4.12 30.54 1990-1995 1995-2000 Alger County 9.75 0.74 0.90 1.05 Delta County 2.12 0.54 0.30 Dickinson County 1.23 0.94 Marquette County -7.70 Menominee County Area 2000-2005 2005-2010 2010-2015 -5.8 Source: Deparbnent of Management and Budget, Population to Year 2020 in Michigan, 1996. 2.9 Population Density With a 1990 population of 2,368 persons and a land area of 42.1 square miles, the Negaunee Township population density was 56.2 persons per square mile (Table 2-13). This figure compares with a density of 38.9 persons per square mile at the county level and 163.6 person per square mile at the state level. Negaunee Township has the second Chapter 2 - Page 17 �highest population density of the townships within the Marquette urban area. Wells Township, with 1.8 persons per square mile, is the least populated township in the county. The 1990 population density varies widely throughout the Township, as shown on Map 2-2. The highest population density occurs in the area near the US41/M-28 corridor and along Midway Drive. Closer to US41/M-28, and the southern portion of the township, much of the land is in small parcel and small tract ownership. Many of the smaller land parcels border, or are near, the City of Negaunee. Areas of low population density in the northern portion of the township include commercial forest reserve lands and larger private tracts. TABLE 2-13 POPULATION DENSITIES, SELECTED AREAS, 1990 Place Land Area (Square Miles) Population Persons Per Square Mile Negaunee Township 42.1 2368 56.2 City of Negaunee 13.8 4741 343.6 City of Ishpeming 8.7 7200 827.6 Ishpeming Township 86.S 3515 40.6 Marquette Township 54.7 2757 50.4 City of Marquette 11.4 21977 1927.8 Chocolay Township 59.7 6025 100.9 1821.3 70887 38.9 56,809.2 9,295,297 163.6 Marquette County Michigan Source: U.S. Bureau of the Census, Summary of Population and Housing Characteristics, 1990, Table 15. ' Chapter 2 - Page 18 �FIGURE 2-3 POPULATION PROJECTIONS, SELECTED AREAS, 1990-2020 80,000 70,000 68,916 68,393 67,616 66,661 ' 38906 39004 39 44 39,400 27, 28,096 65,427 60,000 50,000 C .2 J§ ::, c.. 40,000 37,780 38582 26831 27161 24,920 24,537 38741 ~ 30,000 20,000 27416 23,576 9, 10,000 8,302 22,518 21,497 10 0 8,706 8,779 8,861 8,926 8,970 1995 2000 2005 2010 2015 8,929 0 1990 Year -❖- Dickinson Co. -o- Menominee Co. -1::r- Delta ~Marquette Co. ~Alger Co. ---<r- Schoolcraft Co. Co. Source: Department of Management and Budget, Population to Year 2020 In Michigan, 1996. Chapter 2 - Page 19 2020 �2.10 Issues and Opportunities Census data indicate that the Township had experienced a steady growth rate from 1940 up until 1980. During the 1980s the township population decreased by slightly over 3 percent. But at the same time, the number of households increased by over 18 percent. This growth in the number of homes may entail increased demands on services such as fire protection, sewer, water, garbage, police, and snow removal. The median age of Township residents in 1990 was 33.8 years. The age composition and distribution within the Township indicates an older population base than the State, the nation and county average. The population estimates for Negaunee Township indicate a steady increase in the number of residents, while county population projections indicate an overall population decrease into the 21st Century. The relatively high percentage of high school graduates or higher in the Township indicates that the Township offers a well-educated work force to potential employers within the area. The moderately large shift from family households to non-family households between 1980 and 1990 may indicate a change in the type of housing and other services demanded within the Township. Most significant is the sharp increase in the number of non-elderly persons living alone. The Township population density of 56.2 persons per mile is the second highest of the townships within the Marquette-Ishpeming-Negaunee urban area. The majority of the Township population is located near US41\M-28, Midway Drive and adjacent or near the City of Negaunee. It is likely that the densely populated areas within the Township will expand northward into more of the rural portions of the Township in coming years. ' Chapter 2 - Page 20 �3.0 ECONOMIC BASE 3.1 Introduction The Township of Negaunee is situated within the Marquette-Negaunee-Ishpeming urban corridor. The Marquette-Negaunee-Ishpeming urban corridor is the primary trade and employment center, and statistics on a county level reflect trends in this area. Many residents in the county, including Negaunee Township, are employed in the urban corridor and purchase goods and services there. Economic trends and data presented in this chapter will be discussed in terms of Negaunee Township where such information is available, and on a county-wide basis where more detailed information is not available. 3.2 Area Economy Like the rest of the Upper Peninsula of Michigan, Negaunee Township economic history is closely related to its natural resources. Mining and logging were mainstays of the local economy 100 years ago. Logging and lumbering became a less important part of the economy as the white pine forests which covered much of the Upper Peninsula were cut. Some areas which had access to natural port facilities, such as Escanaba and Menominee, retained strong ties to the wood products industry, while in Marquette County the focus remained on iron ore mining. Mines in the Marquette Iron Range have provided thousands of jobs and vast quantities of iron ore to the steel mills of the lower Great Lakes region. Eventually, most of the mines in Marquette County closed as the ore bodies were exhausted or the costs of extracting and shipping the ore rose. In 1997, only two mines remain operational in Marquette County -- the Empire Mine in Richmond Township and the Tilden Mine in Tilden Township. County-wide, the economy has diversified beyond its original natural resource base. The service and retail trade sectors have become the largest employment sectors in the county, while manufacturing has diminished in relative importance. The county includes a regional health care facility, a state university, and a number of government offices. Between the mid-1950s and 1995, K.I. Sawyer Air Force Base was a major employer in the county. The base closed officially on September 30, 1995. 3.3 Labor Force and Employment Unemployment data is collected at the county level by the Michigan Employment Security Commission, and unemployment and labor force information from MESC is available dating back to the early 1960s. Prior to that time, unemployment figures were based on data collected by the U.S. Department of Commerce Bureau of the Census. The information summarized in Table 3-1 and Figure 3-1 shows that unemployment in Marquette County has generally followed the same trends as the six-county central Chapter 3 - Page 1 �FIGURE 3-1 UNEMPLOYMENT TRENDS SELECTED AREAS 25 20 15 10 5 0 ~ ....O> ,.._ I() .... 0) i::: m - O> ,.._ .... m ~ Marquette Co. .... ....O> (X) (") (X) ....O> I() (X) .... O> ,.._ (X) 0) .... O> (X) .... O> ....O> ....O> (") O> .... m I() O> ....O> Year -D-Central U.P. -6-U.P ~ Mic hlgan -¼-U.S. Source: MESC, 1965-1996. Chapter 3 - Page 2 .,, �region, the Upper Peninsula, and the state and nation. Unemployment rates rose during the late 1970s and 80s, peaking in 1982 at 22.5 percent. Since that time the unemployment rate has followed a fairly consistent pattern of decline until 1990, when an increase of 1.2 percentage points occurred. In mid 1990 the country encountered a moderate economic decline. The Upper Peninsula experienced a slowdown in employment growth, which was similar to the rest of the nation. The trend continued into 1991. Unemployment has generally been lower in Marquette County than in other counties in the central U.P. In recent years, both Menominee and Dickinson counties have had lower unemployment rates. The slight rise in unemployment in 1994 is contrary to regional and state trends, and probably reflects the closure of K.I. Sawyer Air Force Base. The sharp increase in unemployment in 1995 is probably also due to base closure, and is much more significant than the slight increase that occured region- and U.P.wide. The unemployment rates for 1996 and 1997 showed improvements. During 1996, the number of unemployed persons decreased by 600, as a result of people leaving the area as the total number of employed persons and the total civilian labor force decreased by 50 persons and 650 persons, respectively. From 1996 to 1997, the total civilian labor force increased by 275 persons; the number of unemployed persons dropped by 75 persons. Although the county population declined between 1980 and 1990, the labor force has grown during that time, as shown in Table 3-1. The labor force peaked in 1993, with an annual average of 33,550 persons. In subsequent years the average labor force has declined. In 1996 there were 31,300 persons in the civilian labor force. The downturn is reflective of direct and indirect loss of employment associated with the closure of the KI Sawyer AFB. It should be noted that the labor force and unemployment figures from MESC do not reflect military personnel. TABLE 3-1 MARQUETTE COUNI'Y LABOR FORCE AND UNEMPLOYMENT, 1965-1997 Civilian Labor Force Employed Unemployed Unemployment Rates Total Marquette County Region U.P. Michigan U.S. 1965 18,700 1,100 19,800 5.6 6.2 7.7 3.9 4.S 1970 19,820 1,380 21,200 6.S 7.8 9.3 7.0 4.9 1975 29,775 2,275 27,050 8.4 10.S 12.3 12.S 8.S 1976 29,525 2,725 32,250 8.4 9.1 12.2 9.4 7.7 1977 28,750 2,750 31,500 8.7 9.3 11.8 8.2 7.0 1978 31,775 2,500 34,275 7.3 8.3 10.7 6.9 6.0 Chapter 3 - Page 3 �TABLE 3-1 MARQUETTE COUNTY LABOR FORCE AND UNEMPLOYMENT, 1965-1997 Civilian Labor Force Employed Unemployed Unemployment Rates Total Marquette County Region U.P. Michigan U.S. 1979 27,950 2.825 30,775 9.2 9.1 10.4 7.8 5.8 1980 26,650 3,925 30,575 12.8 11.5 12.2 12.4 7.1 1981 26,650 3,675 30,225 12.1 11.8 13.3 12.3 7.6 1982 24,050 6,975 31,025 22.5 19.0 18.9 15.5 9.7 1983 24,575 4,775 29,350 16.3 16.3 17.4 14.2 9.6 1984 25,225 3,300 28,525 11.6 13.6 15.5 11.2 7.5 1985 24,900 3,575 28,450 12.5 13.6 15.1 9.9 7.2 1986 25,275 3,325 28,600 11.6 12.2 13.4 8.8 7.0 1987 26,475 2,350 28,800 8.1 9.1 10.5 8.2 6.2 1988 26,925 2,000 28,925 6.9 7.9 8.8 7.6 5.5 1989 27,550 2,000 29,550 6.8 7.2 8.2 7.1 5.3 1990 29,375 2,650 32,025 8.3 9.4 9.2 7.6 5.3 1991 29,700 2,800 32,500 8.6 10.0 10.7 9.3 6.7 1992 30,750 2,750 33,500 8.2 10.1 11.0 8.9 7.4 1993 31,200 2,350 33,550 7.0 8.1 8.7 7.1 6.8 1994 31,125 2,375 33,500 7.1 8.0 8.7 5.9 6.1 1995 30,000 2,625 32,625 8.1 8.3 8.9 5.3 5.6 1996 29,950 2,025 31,975 6.3 6.9 7.9 4.9 5.4 1997 30,300 1,950 32,250 6.0 6.6 7.3 4.2 5.0 Source: U.S. Census, 1940-1960 & MESC, 1965-1997. Increases in the labor force have been the norm on a nationwide basis, even in areas where the population has declined. Two factors have accounted for much of the increase; record numbers of young people entering the work force during the 1970s and 1980s as the "baby boomers" reached working age, and an ever-increasing number of women entering the work force. The proportion and number of women in the labor force has increased in both Negaunee Township and Marquette County, as shown in Table 3-2. Within Marquette County, women now make up approximately 55 percent of the county labor force, compared to about 35 percent two decades ago. For the Township, females comprised about 27 Chapter 3 - Page 4 �percent of the labor force in 1970 and more than doubled their participation rate in 1990 to 63.1 percent. A more drastic increase occurred for women with children, particularly those with children under six years of age, as shown in Table 3-2. Looking at Negaunee Township figures, in 1970, about 13 percent of the women with children under six in the Township were in the labor force; by 1980, a quarter of the mothers of young children were in the labor force and in 1990, 68.6 percent of the women with young children were either employed or unemployed/actively seeking work. Women with children between the ages of six and 17 also increased their participation in the labor force during the past decades, from 24.8 percent in 1970 to 92.7 percent in 1990. County-wide, a quarter of the mothers with young children were in the labor force in 1970 and by 1990 their participation has risen to over fifty percent. A similar trend can also be seen with women with older children; within that particular segment about 40 percent were in the labor force in 1970 and by 1990 almost three-fourths of the mothers with older children were either employed or looking for work. TABLE 3-2 LABOR FORCE PARTICIPATION OF WOMEN, 1970-1990 1970 No. 1990 1980 % No. % No. % Negaunee Township (Total) Women (16 years & over) In labor force 606 166 100.0 27.4 849 325 100.0 38.2 Women with children In labor force 265 52 100.0 19.6 361 148 100.0 41.0 316 230 100.0 74.9 Women w/children <6 In labor force 116 15 100.0 12.9 151 39 100.0 25.8 105 72 100.0 68.6 Women w/children 6-17 In labor force 149 37 100.0 24.8 210 109 100.0 51.9 206 191 100.0 92.7 Chapter 3 - Page 5 879 555 100.0 63.1 �TABLE 3-2 LABOR FORCE PARTICIPATION OF WOMEN, 1970-1990 1970 No. 1990 1980 % No. % No. % Marquette County 21,834 7,605 100.0 34.8 27,158 12,175 100.0 33.8 26,974 14,849 100.0 Women w/children In labor force 8,681 2,782 100.0 32.0 10,354 4,632 100.0 44.7 9,322 6,032 100.0 64.7 Women w/children <6 In labor force 4,416 1,058 100.0 24.0 S,239 1,843 100.0 35.2 4,521 2,SSS 100.0 56.S Women w/children 6-17 In labor force 4,265 1,724 100.0 40.4 S,115 2,789 100.0 54.S 6,857 4,660 100.0 68.0 Women (16 years & over) In labor force ss.o Source: U.S. Bureau of the Census, 1970 Fourth Count, 17,54,57,SS; 1980 STF3, 016,054,057,0SS; 1990 STF3a, P7 ,P70.P73. Another way of expressing the above trend is to note that in 1990, women with children (any age) made up 18.1 percent of the township labor force and 17.6 percent of the county's. About 40 percent of the fem ale labor force in the township are women with children, compared to 40.6 percent countywide. In addition to reflecting changes in values and in the family structure and the economic need for two-income families, the statistics on women in the labor force also point out potential impacts on employers and local service providers in terms of day care, health care costs, educational and recreational programs, etc. 3.4 Employment by Sector According to the U.S. Census, employment patterns in Marquette County have changed since 1970. The biggest change is the decrease in the relative importance of mining and manufacturing to the county economy. The percentage of local employment in these sectors has dropped by over half since 1970. The service sector has been the strongest sector of the Marquette County economy in recent years, and continues to grow in importance. The presence of Northern Michigan University and Marquette General Hospital, two large service sector employers, help to boost Marquette County's reliance on the service sector. This sector also includes those employed in educational services. Retail trade has become increasingly important to the local economy, with 20.6 percent of county residents employed in retail trade in 1990 compared to 16.4 percent in 1970. The construction sector has grown during the past 20 years. The growth in 1980 probably reflects the economic prosperity of the late 1970s, when a significant amount of Chapter 3 - Page 6 �new construction took place at the mines, universities/schools, paper/pulp mills and hospitals. During the recession of the early 1980s, this sector decreased, to rebound as economic conditions improved with a number of large construction projects. Transportation and public utilities have grown during the past two decades, as has finance, insurance and real estate. The public administration sector, which would include civilian employees at K.I. Sawyer, grew slightly during this period, but may drop over the next few years as a result of the closing of K.I. Sawyer. TABLE 3-3 EMPLOYMENT BY SECTOR, MARQUETTE COUNTY, 1970-1990 Number 1990 1980 1970 Sector Number % Number % % 227 0.8 1,987 6.7 4.6 1,462 5.1 1,430 5.2 1,613 5.6 6.3 1,733 6.3 2,192 7.6 744 3.6 687 2.5 715 2.5 3,383 16.4 4,889 17.8 5,948 20.6 597 2.9 1,109 4.0 1,317 4.6 Service 6,311 30.7 10,483 38.2 11,076 38.4 Public Administration 1,435 7.0 2,063 7.5 2,321 8.0 20,583 100.0 27,423 100.0 28,858 100.0 Agriculture, Forestry & Fisheries 166 0.8 3,773• 3,210 15.6 * 748 3.6 1,256 Manufacturing 2,687 13.1 Transportation & Public Utilities 1,302 Mining Construction Wholesale Trade Retail Trade Finance, Insurance & Real Estate Total 13.8 * Mining was combined with agriculture, forestry and fisheries in 1980 Source: U.S. Census, 1970-1990 When Negaunee Township employment is compared to Marquette County, it can be seen that the local economy is dependent upon mining interests. Employment within the mines is almost 11 percent of employed residents, as compared to 7 percent for the county and less than 1 percent for the state. Employment in manufacturing businesses is slightly more important locally with 7.5 percent of employed township residents working in that sector, as compared on a county-wide basis where employment is almost 6 percent. The local economy is also dependent on both retail trade and the service sector employment. It must be noted that these figures reflect the employment sector of Chapter 3 - Page 7 �persons living within the Township and County; the jobs held by these residents may actually be located outside of where they live. TABLE 3-4 EMPLOYMENT BY SECTOR, 1990 Negaunee Township Sector Number Marquette County CUPPAD Region State of Michigan % % % % 14 1.2 0.8 2.2 1.7 125 10.5 6.9 2.9 0.3 Construction 75 6.3 5.1 6.5 4.9 Manufacturing 89 7.5 5.6 17.6 24.6 Transportation & Public Utilities 135 11.4 7.6 6.7 5.4 Wholesale Trade 31 2.6 2.5 2.7 4.0 245 20.6 20.6 19.8 18.0 58 4.9 4.6 4.1 5.5 337 28.4 38.3 31.9 31.8 78 6.6 8.0 5.6 3.8 1,187 100.0 100.0 100.0 100.0 Agriculture, forestry, & fisheries Mining Retail Trade Finance, Insurance, & Real Estate Service Public Administration Total Source: U.S. Bureau of the Census, 1990, STF 3A, P077. Service sector employment has been the fastest-growing sector nationally and statewide, while local employment in this sector has been also increased. The decline in manufacturing employment is consistent with state and national trends, although some central Upper Peninsula counties have seen increases in manufacturing employment. The relative importance of manufacturing is greater in many other counties in the region; for example, 36.6 percent of Menominee County employment is in the manufacturing sector. The increase in retail trade emp1oyment is also consistent with broader trends, although greater increases have occurred statewide and nationally. Wholesale trade has generally increased in other areas, while in Marquette County it remained stable. Chapter 3 - Page 8 �TABLE 3.5 MARQUETTE COUNTY EARNINGS BY INDUSTRY, 1975-1990 (fHOUSANDS OF DOLLARS) 1980 1975 Earnings Earnings % 1990 1985 Earnings % Earnings % % 375 0.1 2,226 o.s 1,340 0.3 901 0.1 Nonfarm 289,489 99.9 461,229 99.S 534,234 99.7 705,382 99.9 Private 187,447 64.7 312,647 67.S 333,304 62.2 443,736 62.8 973 0.3 738 0.2 771 0.1 1,340 0.2 Mining 69,240 23.9 119,689 25.8 83,961 15.6 76,868 10.9 Construction 16,042 5.S 22,030 4.8 24,182 4.S 37,021 5.2 Manufacturing 11,228 3.9 14,236 3.1 11,267 2.1 17,076 ZA Transportation & Utilities 13,855 4.8 22,122 4.8 39,543 7A 56,931 8.1 9,018 3.1 13,423 2.9 11,670 2.2 16,782 2A 27,233 9A 42,801 9.2 52,924 9.9 61,200 8.7 6,168 2.1 11,472 2.S 12,414 2.3 23,339 3.3 33,690 11.6 66,136 14.3 96,5'12 18.0 153,179 21.7 102,042 35.2 148,582 32.1 200,930 37.S 261,646 37.0 Federal, Civilian 13,354 4.6 16,825 3.6 21,094 3.9 25,274 3.6 Military 41,653 14A 50,027 10.8 74,812 14.0 83,894 11.9 State & Local 47,035 16.2 81,730 17.6 105,024 19.6 152,478 21.6 Total Earnings 289,864 100.0 463,455 100.0 535,574 100.0 706,283 100.0 Farm Ag., Forestry & Fisheries Wholesale Trade Retail Trade Finance, Insur. & Real Estate Services Government Source: U.S. Department or Commerce, Burean of Economic Analysis Although the service sector provides the greatest number of jobs in Marquette County, with 38.4 percent of the county employment, this sector provides only 21.7 percent of the county earnings. Public administration, which is the second-largest provider of jobs in the county, is responsible for 37.0 percent of the county earnings. Although mining provides only 4.5 percent of Marquette County employment, 10.9 percent of local earnings come from mining. Conversely, the 18.8 percent of the county employment provided by the retail sector supplies only 8.7 percent of local earnings. The above figures illustrate that although retail and service sector jobs are becoming less oriented towards minimum-wage, part-time jobs, jobs in manufacturing and mining Chapter 3 - Page 9 �are more high-paying. Government jobs also provide higher earnings levels. The flip side of this is that manufacturing employment is declining, or at best stable, in most regions of the country, and the job security once associated with mining, manufacturing and even many government jobs is no longer a reality. Marquette County has seen firsthand evidence of this with the closure of numerous mines, and the recent closure of K.I. Sawyer AFB. Although attraction of new manufacturing jobs may seem to be the answer, the competition for such jobs is very stiff, and in some cases the incentives necessary to attract new industrial development may negate the economic benefit to a community. More significant is the need to develop a diversified economy, with less reliance on any single sector; when losses of jobs and income occur in one sector, it has less affect on the overall economy. When the earnings figures in Table 3-5 are compared against the U.S. Department of Commerce inflation figure for the years 1980-1990, it can be seen that most sectors provided less earnings in 1990 than in 1980 after adjustment for inflation. This follows the pattern discussed in Section 3.6 with regards to local incomes, which are based primarily on earnings from employment. The only sectors to increase over the rate of inflation were transportation and utilities, services, government, finance, insurance and real estate, and construction. Earnings from mining declined the most, down 61.7 percent after inflation; overall earnings declined by 8.7 percent over the decade after inflation. With the eventual move of the Marquette County airport operations to KI Sawyer, the "former airport" property could potentially be available for industrial or commercial ventures. Questions on ownership, needed and planned infrastructure improvements must be addressed. Proper development of these lands could provide for an increased tax base for Negaunee Township as well as increased employment opportunities for the area. 3.5 Employment by Place of Work The vast majority of township employed residents work within Marquette County. There is a slight number of residents who either worked outside of Marquette County or outside of the state. Chapter 3 - Page 10 ? �TABLE 3-6 WORKERS 16 YEARS AND OVER BY PLACE OF WORK. NEGAUNEE TOWNSHIP, 1990 Characteristics Percent Number Total Township Residents Employed 1,187 100.0 Worked in Michigan 1,161 99.1 Worked in Marquette County 1,149 98.1 Worked Outside of County u 1.0 Worked Outside of Michigan 10 0.9 Source: US Bureau of the Census, 1990 Census of Population and Housing, STF 3A, P04S. 3.6 Major Employers Once Marquette County's largest employer, the closure of K.I. Sawyer AFB resulted in the loss of about 4700 jobs (3,600 military and 1,100 civilian). Most major employers are located in the City of Marquette and, with the exception of the Tilden Mining Company, L.C. and the Empire Iron Mining Partnership, are generally service-related. Over the past century, the economy of the central Upper Peninsula has been dominated by mining, especially iron ore mining. The iron ore industry has been sensitive over the century to cycles of boom and bust. Much of the cycle has been related to the same cycles as the national economy. The iron mining industry reacted to the demand for high grade ore by developing pelletizing plants to turn low grade ore into high grade pellets. All mining is now done in open pit mines. The last underground mines were closed in the late 1970's. Chapter 3 - Page 11 �In 1997, the Empire Mine produced 8.35 million tons of iron ore pellets. The Tilden Mine produced 6.0 million tons. Initial production nominations for 1998 have Empire scheduled to produce 8.4 million tons with Tilden at 6.6 million tons. These are initial nominations and could change during the year, depending upon steel industry business conditions. Collectively, North American steel makers reported mostly positive earnings for 1997. Many steel-making companies forecast 1998 to be another solid year within the industry. Iron ore pellet demand remains fairly strong and, as a result, both Empire and Tilden are projected to produce at, or above, their rated capacity in 1998. The Tilden Mine continues to produce both hematite and magnetite iron ore pellets. Magnetite production was added in 1989 at considerable expense to the mine partners. Producing magnetite pellets utilizes different methods and equipment at the mine and, as a result, only one type of ore can be processed during any one period. Algoma Steel of Sault Ste. Marie, Ontario, a 45 percent owner of the Tilden Mine, has decided to source its iron ore exclusively from Tilden. As a result, Tilden's annual pellet production capacity will be increased to 7.8 million tons by 1999. The Empire Mine mines and processes only magnetite ore. Costs and quality continue to be of paramount concern at both mines due to the highly competitive iron ore industry. In 1976, 14.5 million tons of iron ore pellets were produced on the Marquette Iron Range. Production peaked at 15.5 million tons in 1981, with three mines, the Tilden, Empire and Republic operating in Marquette County. The following year, production dropped to 6.9 million tons as the steel industry hit a slump and the Republic Mine was idled. Production returned to nearly 15.2 million tons in 1989 as Empire produced a then record 8.1 million tons. Empire's 1997 production of 8.35 million tons of iron ore pellets set a new production mark for the mine. In 1997, total production in Marquette County was 14.35 million tons. On the Marquette Iron Range, there were 3,500 mining employees in 1968. By 1971, employment was at 2,800 but later increased to 4,000 in 1979. In 1997, there were about 2,000 employees, a slight decrease from the previous year. Most of the major employers within Marquette County are associated with providing a service. The ''top 25" employers in Marquette County are shown on Table 3-7. It should be noted the information presented is from the latest information from the Michigan Employment Security Agency. ' Chapter 3 - Page 12 ,.. :;:::::::; �TABLE 3-7 MARQUETIE COUNTY MAJOR EMPLOYERS, 1996 Employer Area Employees Type of Industry Marquette General Hospital Marquette 1,831 General Medical & Surgical Hospital Northern Michigan University Marquette 1,119 University Empire Iron Mining Partnership Palmer 1,020 Iron Ore Mining Tilden Mining Company, LC. Nat'l. Mine 848 Iron Ore Mining Marquette School District Marquette 574 Elementary & Secondary Schools MI Marquette Branch Prison Marquette 438 Correctional Institution l\.1FC First National Bank Marquette 367 National Commercial Bank Alger-Marq. Comm. Mental Health Marquette 366 Admin. Of Public Health Programs City of Marquette Marquette 289 Executive & Legislative Combined Simmons W Enterprises, Inc. Negaunee 268 Air Transportation, Scheduled Bell Memorial Hospital Ishpeming 266 General medical & surgical hospitals Alger-Marquette Comm. Action Marquette 257 Individual & Family Services Wal-Mart Stores Marquette 256 Department Stores Gwinn Area Community Schools Gwinn 250 Elementary & Secondary Schools Marauette Countv Marquette 245 Executive & Legislative Combined Source: Michigan Employment Security Agency, 1996 3.7 Income Examination of local income trends, and comparison of local income figures to state and national averages provides information about the amount of wealth that is available locally for expenditures on goods and services. Income figures also reflect the wages and salaries paid to local workers. Table 3-8 shows that incomes in Negaunee Township and Marquette County are generally relatively low when compared to state averages. Income is measured in three ways: per capita income, which is derived from the total income reported for a community divided by the total population; household income, the average income reported for all households, including families; and family income, which includes Chapter 3 - Page 13 �married-couple families and other households made up of persons related by blood, marriage or adoption, but does not include persons living alone, unrelated persons sharing living quarters, or other non-family households. Income for 1979 (from the 1980 Census) is shown in Table 3-8, as a figure that is "adjusted for inflation". The "inflation-adjusted" 1989 dollar figure uses the U.S. Department of Commerce inflation factor of 1.676 for the period of 1979-1989. A household with annual income of $12,450 in 1979 would require an income of 1.676 times that amount, or $20,866, in 1989 just to keep pace with inflation. The 1989 actual income is the income as reported in the 1990 Census. TABLE 3-8 INCOME LEVELS, 1979-1989 1979 Actual Income 1989 Income Adj. for Intl. 1989 Actual Income % of State % Change % of State After Adj. for Intl. Per Capita Income Negaunee Township $6,368 $10,672 82.8 $12,257 86.6 14.9 Marquette Co. 6,187 10,369 80.S 11,02S 77.9 6.3 Michigan 7,688 12,88S 100.0 14,154 100.0 9.8 $21,037 $35,258 109.4 $32,076 103.4 -9.0 Marquette Co. 16,517 27,683 8S.9 25,137 81.0 -9.2 Michigan 19,223 32,218 100.0 31,020 100.0 -3.7 $21,953 $36,793 99.3 $35,492 89.S -3.S 19,492 32,669 88.2 30,249 82.S -7.4 $22,107 $37,051 100.0 $~,6S2 100.0 -1.1 Median Household Income Negaunee Township Median Family Income Negaunee Township Marquette Co. Michigan Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, P080A, Pll4A, and P107A and 1980 STF3, 069,074, 08S. Chapter 3 - Page 14 �Although per capita incomes locally are well below state averages, both the Township and the county showed an increase in per capita income after inflation. In terms of relative percentage of the state per capita income, the county lost ground, dropping from 80.S to 77 .9 percent; local income gained with 82.8 percent in 1979 to 86.6 percent in 1989. Both household and family incomes dropped when adjusted for inflation, and the decrease in all cases was greater than the drop at the state level, meaning that the local area also lost ground when compared to statewide averages. In summary, these income figures show that local residents make less money than the average Michigan resident (with the exception of household income), and for the most part their purchasing power decreased over the past 10 years. The incomes of Negaunee Township residents are also generally higher when compared to the county-wide averages. While the low incomes may be partially offset by lower costs of some items, such as land and housing in the local area compared to statewide averages, many consumer goods are priced at the same or even higher rates than the state as a whole. Comparing the number of households in the various income groups shows that Negaunee Township contains a lower percentage of households in the lowest income groups (less than $10,000 per year) than Marquette County or the state, and also fewer households in the high income groups. This information is displayed in Table 3-9. However, households with incomes between $10,000 and $24,999 per year are well above county-wide percentages. There are more households in the $25,000-$34,999 range at both the county and state level. On a percentage basis, Negaunee Township has more residents in the $50,000 - $99,999 income level than the county and the state. This is consistent with the relatively high household income figure for Negaunee Township, since about 40 percent of the township households have annual incomes of between $35,000 and $74,999, well above the county and state median household income. Chapter 3 - Page 15 �TABLE 3-9 HOUSEHOLDS BY ANNUAL HOUSEHOLD INCOME, 1989 Annual Income Marquette County Negaunee Township No. % No. % Michigan No. % Less than $5,000 44 5.2 1,311 5.4 203,692 5.9 $5,000-$9,999 54 6.4 3,276 13.4 329,871 9.6 $10,000-$14,999 57 6.7 2,776 11.3 293,659 8.6 $15,000-$24,999 147 17.4 5,268 8.9 562,017 16.4 $25,000-$34,999 175 20.7 4,481 18.3 525,350 15.3 $35,000-$49,999 168 19.8 4,631 18.9 638,963 18.7 $50,000-$74,999 173 20.4 2,762 11.3 556,760 16.3 $7S,000-$99,999 21 2.S 519 2.1 185,137 S.4 8 0.9 376 1.S 128,673 3.8 847 100 24,500 100.0 3,424,122 100.0 $100,000 or More Total Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, Table P080. Table 3-10 shows the type of income for households in Negaunee Township, Marquette County and the state. The Township has a higher proportion of households with earnings from wage or salary than the county or state, while the number of households receiving income from Social Security, public assistance, or interest, dividends or rent is lower than county and state averages. Those receiving retirement income is slightly higher than that of both the county and state. ,,,..--..___ Chapter 3 • Page 16 ~ . �TABLE 3-10 HOUSEHOLDS* WITH INCOME BY TYPE OF INCOME, 1989 Income Negaunee Township No. Earnings % Marquette County Michigan % % 711 83.9 79.4 78.5 689 81.3 77.9 76.5 87 10.3 8.1 9.8 3 0.4 0.4 1.6 Interest, Dividend, or Net Rental 263 31.3 38.1 41.8 Social Security 201 23.7 26.1 26.7 41 4.8 7.1 9.6 Retirement Income 153 18.1 17.7 17.4 All Other 101 11.9 12.2 12.5 Total Occupied Households 847 Wage or Salary Non-Farm Self-Employment Farm Self-Employment Public Assistance *Households may be counted more than once according to number of sources of income. Individual sources of income does not equal "total occupied households." Source: U.S. Bureau of Census, 1990 Census of Population and Housing, STF 3A. 3.8 Poverty Rates Another measure of local incomes is the poverty rate. Poverty levels are determined by the U.S. Bureau of the Census based on a complex formula including 48 different thresholds. The poverty level for a family of four in 1990 was $12,674. Poverty rates for most of the groups rose slightly between 1980 and 1990 in the township. The county also experienced a general increase in poverty levels. In 1990, the poverty rate for all persons in Negaunee Township was 7.2 percent, substantially lower than Marquette County's rate of 12.6 percent and the statewide rate of 13.1 percent. Poverty rates for children were also notably lower than both the countywide and state-wide averages. A higher percentage of residents over the age of 65 who were in poverty is greater than the state average, but lower than the county-wide level. The rate for children under five in the township remained about constant from 1980 to 1990, however the poverty rate for all children under 18 rose 87 percent. The rate for Chapter 3 - Page 17 �female-headed households, rose almost 20 percent from 25.6 in 1980 to 30.6 in 1990. More elderly persons were in poverty in 1990 than in 1980, contrary to county and state trends, which saw a slight decrease in the poverty rate for those over 65. TABLE 3-11 POVERTY RATES, 1980-1990 1990 1980 Negaunee Township Poverty Rate for All Persons 4.3 7.2 Poverty Rate for Children Under 5 5.9 5.8 Poverty Rate for Children Under 18 3.1 5.8 Poverty Rate for Female Householder Families 25.6 30.6 Poverty Rate for Families w/Children Under 5 14.3 6.7 Poverty Rate for Persons 65 and Over 10.9 12.2 9.8 12.6 Poverty Rate for Children Under 5 13.3 19.0 Poverty Rate for Children Under 18 10.3 14.0 Poverty Rate for Female Householder Families 33.8 35.7 Poverty Rate for Families w/Children Under 5 12.2 18.0 Poverty Rate for Persons 65 and Over 13.9 13.5 Poverty Rate for All Persons 10.4 13.1 Poverty Rate for Children Under 5 16.0 22.1 Poverty Rate for Children Under 18 13.3 18.2 Poverty Rate for Female Householder Families 30.7 35.8 Poverty Rate for Families w/Children Under 5 13.9 20.6 12.2 10.8 Marquette County Poverty Rate for All Persons Michigan Poverty Rate for Persons 65 and Over . U.S. Bureau of the Census, 1990 Census of Population and Housing, STF3A, Income and Poverty Status. Chapter 3 • Page 18 �3.9 Issues and Opportunities Significant increases in the number of women with children in the labor force affect the needs for child care, educational and recreational programs and related facilities. Changes in the working environment to accommodate family needs of both men and women, such as flexible days and hours of work, job sharing, etc., may in tum affect commuting and transportation patterns, shopping patterns, etc. The soon-to-be-vacated county airport will offer the opportunity to redevelop the area for possible commercial and industrial uses. This will most likely increase the tax base for the Township as well as provide increased employment for the area. Local unemployment rates are generally lower than the Upper Peninsula average, but are, in recent years, higher than statewide rates and always higher than the national rate. The unemployment has declined in recent years, indicating a resurgence of the local economy following the closure of K.I. Sawyer AFB. With a declining labor force, the overall percentage of persons unemployed improved in 1996. The unemployment rate has improved as the labor force adjusted itself for the loss of KI Sawyer AFB. The closure of K.I. Sawyer AFB has caused business to adjust its marketing strategies and product lines. Employment in Marquette County is concentrated in the Marquette-Negaunee-Ishpeming urban center, which in turn affects commuting patterns as well as demand for residential development. Locally, most of the employment is centered on the retail, service and mining sectors. Family and household incomes actually decreased in Negaunee Township and Marquette County when adjusted for inflation, meaning that the buying power of these families and households declined. This affects the ability to afford housing and other basic goods and services. The average household income for Negaunee Township exceeds the statewide average. Although poverty rates for children are lower than state averages, the number of children in poverty increased over the past decade. The poverty rate for persons age 65 and over also increased and is higher than the statewide rate. This indicates that those who are generally least able to provide for themselves, and most in need of services such as health care, transportation, etc., are finding that their economic situation is worsening. A related issue with regards to children in poverty is the effect poverty may have on the ability to do well in school or obtain higher education, in turn affecting future earning ability. Chapter 3 - Page 19 �4.0 NATURAL FEATURES Natural features, including soils, geology, topography, water features, and other natural resources, have a profound effect on a community's development. These physical features directly or indirectly constrain or encourage growth; for example, soil types and geology often affect the ability of a community to provide high quality water and wastewater services. The natural resources, such as timber or minerals, which occur in certain areas are often a primary factor in the establishment and growth (or decline) of communities. For instance, many areas in the Upper Peninsula were settled as a result of logging operations in the late 1800s. These natural features are often interrelated and disturbance in one area can potentially affect other areas. From a planning standpoint, it is important to understand these interrelationships, and the role that natural features play in determining a community's future development. 4.1 Topography Topography, or the physical features of a place, is an important planning consideration. Land use and required maintenance depend to a large degree upon slope. While steep slopes can provide attractive views and recreational opportunities, building development can be adversely impacted. Slopes of over 10 percent (a rise in gradient of more than 10 feet in a horizontal distance of 100 feet) can result in more expensive building construction due to utility connection difficulties and more elaborate foundation requirements. Additionally, the risk of erosion is increased with the steepness of slope due to faster runoff. This is especially the case with steeper slopes (above 25 percent). High density development should not be permitted to occur on moderate slopes of 10 to 25 percent. Slopes of less than 10 percent are generally easy grades for residential and less intensive uses, although slopes of less than one percent may not drain well without manmade intervention. Negaunee Township terrain is typical of Marquette County, in that it is varied and contains flat, gently rolling, and hilly areas. The southern half of the Township's topography is characterized with rolling to hilly areas interspersed with a few flat scattered spots. Valleys are common in the northern portion of the Township. The streams and rivers within this area formed these valleys by carving through loose glacial deposits and bedrock. The terrain in the central portion is mostly rolling. The highest point in the Township is situated in the northwest corner of the Township, just northwest of Reany Lake, with an elevation of approximately 1,615 feet above sea level, or 1,013 feet above Lake Superior. The lowest elevation in the Township is about 990 feet above sea level, or 388 feet above the level of Lake Superior, which is located in Chapter 4 - Page 1 �the eastern portion of the Township, along the Dead River. The steepest terrain found in the Township is located along the Dead River in the central portion of the Township. 4.2 Geology Both bedrock and surface geology have an impact on community development. Bedrock geology consists of the solid rock formations found below the soil, which were formed during the early periods of the earth's evolution. These formations have undergone extensive folding, uplifting, eroding, and weathering during the millions of years which have since passed, and are now overlain by surface rock formations and soil. One of the primary factors which makes geology important to community development is its ability to supply groundwater. The quality and quantity of groundwater is influenced by the types of bedrock in which it is found, and the layers through which the water passes before it is extracted. Certain types of bedrock increase the potential for groundwater contamination, particularly when such bedrock is close to the surface. Surface runoff is filtered through the soil, sand, and gravel which overlay bedrock, and many contaminants are removed through this filtering process. When bedrock is close to the surface, there is less opportunity to filter out contaminants and the polluted runoff can enter the groundwater. If the bedrock is highly permeable, contaminants can quickly enter the same layers of groundwater used for domestic purposes. All of the bedrock underlying Negaunee Township dates back to the Precambrian era, generally believed to be over 600 million years ago. The oldest formation are rocks made up of mafic-volcanic and intruded felsic rocks that have been metamorphosed into schist and gneiss, which are from the Archean period. These types of rock formations underlay most of the northern two-thirds of the Township, with Volcanic and Sedimentary rock formation making up the largest portion. Next in age are the rock formations underlying the majority of the southern one-third of the Township, consisting primarily of metasedimentary rocks like schists, quartzites, iron formations, and gneiss. These rock formations date back to the Middle Precambrian (Huronian) era. Siamo Slate and Ajibik Quartzite, is the largest rock formation within the Township from this era. The bedrock geology of Negaunee Township is depicted on Map 4-1. The surface geology of Negaunee Township is a result of glaciation which occurred 10,000-12,000 years ago. As the Wisconsin Continental Glacier moved over the area, existing landform features were obliterated under the weight of ice estimated to be about one mile thick. Outwash, glacial till, bedrock, and wetlands make up the surface geology of the Township, as shown on Map 4-2. Chapter 4 - Page 2 " I.I �Outwash consists of stratified sand and gravel, which were carried by glaciers and deposited as a result of meltwater flowing from glaciers. These deposits commonly are very permeable, and are a good source of groundwater. Wells drilled into glacial outwash generally yield over 10 gallons per minute, providing water which is satisfactory for domestic use. Some areas of outwash contain ground water with a high level of iron. The largest areas of outwash are found in the east central portion of the Township. In some areas the movement of the glaciers scoured all or most of the surface material away, leaving bedrock exposed. In some cases a thin layer of till may remain. Availability of groundwater depends on the type of bedrock but is usually poor. Large areas of Glacial Till-Bedrock are found in the western, northern, and far southeastern portions of the Township. Wetlands are areas of poor drainage and high water table where an accumulation of muck and peat overlay a glacial lake plain. Wetlands occur in the west central and southern portions of the Township, especially in areas adjacent to the Dead and Carp rivers. 4.3 Mineral Resources Although reminders of past iron ore-related mining operations are still noticeable within the Township, all of the current iron ore mining activities along the Marquette Iron Range occur in Tilden and Richmond Townships to the south. A gravel quarry located in the southeastern portion of the Township, along Morgan Meadows Road, is the only active gravel operation within the Township. The quarry is owned and operated by A. Lindberg and Sons, Inc. 4.4 Soils There are a couple of sandy areas within the Township that are being used or have been used as sand pits. One pit, owned by the Marquette County Road Commission, is located about ¼ mile south of the Township Hall on M-35. This sand pit is no longer being used as an active sand pit and has been closed by the Road Commission. Another sand area, located about 1/8 of mile west of the M-35\CR492 intersection is in private ownership and occasionally sand is removed. Most soils in the U.P. have been formed as a result of glacial action, followed by accumulation of organic matter in some areas. A modern soil survey is currently underway in Marquette County with the work being completed by the U.S. Department of Agriculture Natural Resource Conservation Service (NRCS) (formerly the Soils Conservation Service). To date, soils in much of the County have been mapped, a draft soil survey publication was completed September, 1997. Soils Chapter 4 - Page 3 �throughout Negaunee Township have been mapped with detailed descriptions of the various soil mapping units. Over 300 mapping units have been identified in Marquette County, and the completed soil survey contains descriptions of the suitability of the various mapping units for various uses. This information is invaluable to developers, foresters, planners, realtors, farmers, and anyone else concerned with the utilization and development of the land. Soils are grouped into associations based on common characteristics, such as drainage, slope, and texture. The soils in these associations respond similarly to the various uses to which they may be subjected. Development should be planned in such a way as to take into account the suitability of the soils for the type of development planned. For example, residential subdivisions outside of areas served by sewer systems should not be planned in areas of shallow and/or poorly drained soils, or in areas where the water table is close to the surface, since such soils are unsuitable for septic tanks and drain fields. Engineering and construction techniques can be used to overcome soil limitations, often at considerable cost. However, the long-term implications of such techniques should be carefully considered, since development in areas of marginal suitability may lead to high cost to local governments, and thence to taxpayers, in order to provide services to these areas. The NRCS has classified the soils of Marquette County into 25 soil associations, seven of which are found in Negaunee Township. These soil associations occur in scattered patterns throughout the County, deposited at random by glaciers. Sandy-loamy soils are predominant in Negaunee Township. Map 4-3 shows the soil associations in the Township, which are briefly described below. Four soil associations found in Negaunee Township are located on bedrock controlled moraines. The Keewaydin-Michigamme-Rock Outcrop Association (Map No. 4) is found in the western portion and northwest corner of the Township. This association is composed of nearly level to very hilly, moderately to very deep, well-drained soils. Woodlands is the major use of areas with this soil association, but also support agriculture uses in the Township. The Tilden-Michigamme-Rock Outcrop Association (Map No. 5) covers most of the southeastern portion of the Township. The makeup of this association includes gently rolling to very hilly, moderately to very deep, well drained loamy soils. The major use of this association is woodlands, with some areas in agricultural use within the Township. The Kalkaska-Ishpeming-Rock Outcrop Association (Map No. 7) is found in the central portion and the northern edge of the Township. It consists of nearly level to very steep, moderately to very deep, somewhat excessively drained sandy soils. The primary use is woodlands. The area within this Township with this soil association is the most developed, thus also supports residential, commercial, and industrial uses. An area of Pits-Pumps Mine-Slickens Association (Map No. 6) is found in the southeastern portion of the Township. This area is most likely the site of the former Pioneer (iron ore) Pellet Plant. An onsite investigation of the site is needed to determine the suitability for specific uses. Chapter 4 - Page 4 ~ \ �Negaunee Township also has one soil association found on outwash plains, terraces, and beach ridges. The Rubicon-Sayner Association (Map No. 9) is found in the north central portion of the Township. This association is composed of gently undulating to very steep, very deep, excessively drained sandy soils. It is used primarily for woodlands, but in the Township it's also used for residential developments. The Rubicon-Keweenaw Soil Association (Map No. 14) is found in a small area of the northwestern portion of the Township. It is a very deep, well drained and excessively drained sandy soils found on disintegration moraines. This soil association is principally used for woodlands. The Keweenaw-Kalkaska-Waiska Associations (Map No. 24) is found in northeastern and southern portions of the Township. It is made up of moderately sloping to very steep, very deep, well drained and somewhat excessively drained sandy soils, which is found on dissected moraines and till floor lake plains. The areas in this association are primarily used for woodlands; however, in Negaunee Township these soils are used for residential developments as well. The Natural Resources Conservation Service is currently preparing a detailed soil survey of Marquette County, and preliminary maps have been obtained. When completed, this survey will list detailed soil characteristics for a wide variety of mapping units, and will assist local units of government in making community and economic development decisions. While this information will be far more detailed and updated than the soils association information presently available, site specifics should still rely on field work to determine site suitability. 4.5 Water Features The most significant water features in the Township are the Hoist Storage Basin and McClure Storage Basin, which are both formed along the Dead River. The Township has in excess of ten miles of shoreline along these two storage basins. Many permanent and seasonal homes are located along these storage basins. Several small inland lakes are located within the Township. Most of these, along with the storage basins, are accessible by boat. Some of the inland lakes are only suitable to smaller boats. Numerous streams and creeks are also found throughout the Township. Two drainage basins are found in the Township. The water features in the north-north central portion of the Township are located within the Dead River drainage basin, which flows toward Lake Superior. Within the central-southeastern part of the Township, the water features are within the Carp River drainage basin, which also flows toward Lake Superior. Both these drainage basins flow in a easterly direction. The Empire Iron Mining Partnership had planned to increase the size of wetlands in the area surrounding Morgan Pond as part of a wetland mitigation project. The Chapter 4 - Page S �remediation project did not receive state approval. 4.6 Wildlife An abundance of wildlife species thrive within the Township forest and water areas. Many fish species are found in the Township storage basins, rivers, inland lakes, and streams. The type of fish found in these bodies of water include various trout and salmon species, perch, pike, panfish, and rough fish species. Mammals found within the Township include muskrat, beaver, white tailed deer, black bear, fox, skunk, mink, and raccoon. Bird species that can be seen include a wide variety of songbirds, woodcock, ruffed grouse, geese, ducks, bald eagles, osprey, and owls. 4.7 Climate Negaunee Township has a humid continental climate that is heavily influenced by Lake Superior, with cold winters and humid cool summers. The lake helps keep temperatures cool in summer and generally moderate in winter. The Township mean monthly temperature ranges from 14 degrees Fahrenheit in January to 66 degrees Fahrenheit in July, with a mean annual temperature of about 41 degrees Fahrenheit. Total precipitation averages approximately 32 inches per year, with the wettest month in June and the driest month in February. The winter snowfall in the Township averages about 160 inches annually. The growing season averages about 109 days. The last frost in the spring usually occurs about May 31, and the first frost in fall usually occurs about September 17. Incidence of thunderstorms is around 26 days per year. Michigan is located on the northeast fringe of the Midwest tornado belt. Between 1950 and 1987, only four tornadoes occurred in Marquette County. The Township averages 142 days per year with one inch of snow or more on the ground. 4.8 Issues and Opportunities Scattered areas of steep slopes are located throughout the Township, which may limit certain types of development. Bedrock at or near the surface in areas located in the western, northern, and far southeastern portions of the Township may make these areas less suitable for certain types of development. Some areas of soils within the Township contain severe limitations for septic systems, dwellings, and roads, although site specific testing and the more detailed soil survey information, which is currently being prepared, may show some areas where there are fewer limitations on development. Chapter 4 - Page 6 �5.0 LAND USE 5.1 Historical Land Use Patterns Negaunee Township's land use pattern, along with the surrounding area, has been shaped by the presence and exploitation of natural resources, principally iron ore, which was discovered in 1844 by a party of government surveyors. Two years later, the Jackson Iron Company opened the first iron ore mine in present day City of Negaunee. The iron ore deposits were found in what is known as the Marquette Iron Range, which runs east-west through the central portion of the County. The southeastern portion of the Township is within the iron range area; however, the active mines from when iron ore was first discovered in 1844 to the current operations have been located outside of the Township boundary. The communities of Negaunee, Ishpeming, Republic, Champion, and Michigamme were all founded around the mines of the Marquette Range, and provided housing and commercial services for miners and their families. During the first hundred years of ore extraction within the Marquette Range, the iron content of the ore was relatively high; however, the supply of high grade ore in the range area began to decline rapidly in the late 1940s. As a result, the Cleveland Cliffs Iron Company in the late 1940s and 1950s established a research facility in the City of Ishpeming to determine the best way to beneficiate low grade iron ore and how to pelletize the upgraded concentrate. The research paid off in July of 1965, with the world's first shipment of pelletized underground iron ore, which gave new life to the iron ore industry in Marquette County. In Negaunee Township, from 1965 to 1979, the Pioneer Pellet Plant processed low grade iron ore. Currently, in the County, low grade iron ore mining operations are occurring at the Empire Mine in Richmond Township and the Tilden Mine in Tilden Township. Land uses, like residential and commercial, in the Negaunee/Ishpeming area are still heavily influenced by the mining industry. Increased tourism has affected land use in this area during the past 20 years to some extent, which is relevant by the amount of commercial development along the U.S. 41/M28 highway corridor. The general land use pattern in Negaunee Township in 1997 includes considerable new residential development near the Township's two storage basins and in the eastern portion of the Township, just north and south of U.S. 41/M-28. Much of this development consists of large, high value homes on large lots, many of which probably sell for over $100,000 in the 1997 real estate market. Most of this development is occurring in areas not currently served by municipal water and sewer service, and relies on private wells and septic systems. In some cases, these new residential developments are served by gravel roads. Commercial uses in Negaunee Township are primarily concentrated in the areas near the City of Negaunee, especially along the U.S. 41/M-28 corridor. This highway corridor through the Township has been the site of significant development, with the addition of Chapter S - Page 1 �several new service oriented businesses. Many of these new businesses are catering to increased tourist traffic in the area. Several smaller industrial sites are also located along U.S. 41/M-28, including the Midway Industrial Park in the eastern portion of the Township. One of the most noticeable facilities located in the Township is the Marquette County Airport, which would be classified under the Transportation, Communication, and Utilities land use category. The airport is located in the central portion of the Township, just north of U.S. 41/M-28. Northwest Air Link, United Express, and Skyway are the commercial airlines currently serving the airport. The County is planning to relocate the airport to the former K.I. Sawyer Air Force Base by mid 1999. 5.2 Factors Affecting Land Use The decision process regarding land use can begin almost anywhere -- with a home buyer, a developer, a land speculator, a business owner, or a governmental unit. The home buyer or potential business owner tends to base decisions on location, access, quality of surroundings, available public services, and personal satisfaction, among other factors. The land speculator makes decisions regarding selling land or holding it in anticipation of future profit, based largely on potential profit. The land developer makes decisions regarding the type and timing of development based on the supply and demand for housing, goods and services, or on industrial needs, as well as other factors. Owners of business and industrial concerns make decisions to start, expand, or close their operations based on economic feasibility, which depends on a variety of factors. Many of these factors, such as supply and demand for the good or service produced, are beyond local control, while other factors, such as the availability of sites or adequacy of transportation, can be affected by local decisions. Decisions made at these levels are generally oriented toward a person's or organization's self-interest, and generally do not consider the effects of development on surrounding land uses, utilities, services, etc. This decision-making process can potentially result in discontinuous or incompatible development, since it does not necessarily consider the overall development pattern for a community. The overall development pattern for a community is left primarily to units of government, then, to consider the general compatibility and appropriateness of various land uses. Various laws and regulations have been enacted governing land use and Chapter S - Page 2 •. �development, and provide tools for federal, state, and local governments to use in dealing with land use issues. The federal government exercises many responsibilities that affect land use through various loan and grant programs for community facilities, water and wastewater systems, housing, economic development, and planning. Federal regulations also address environmental concerns, such as air quality, drinking water standards, etc. Although these programs and regulations do not usually directly affect land use and development, they have a significant indirect effect. For example, a community that lacks sufficient sewage disposal capacity to serve industrial uses can probably obtain federal funding to help with expansion of its sewage treatment plant, which in turn may lead to industrial development. The role of the state has traditionally been limited to providing enabling legislation for local units of government to regulate growth and development through planning and zoning. However, the State of Michigan does regulate land use and development in wetlands, floodplains, coastal areas, and other areas of environmental concern. This can have a direct effect on local land use. The State also enforces standards for municipal water systems and wastewater treatment systems that are at least as strict as federal standards, which can affect a community's ability to provide such services. Local governments can probably exert the most effective influence on land use changes through zoning ordinances, subdivision regulations, building codes, and public investment in roads, water and sewer systems, parks, etc. Local planning efforts that seek to define the most desirable and appropriate uses for the various parts of a community, and anticipate and prepare for growth, can help guide future land use decisions. Other factors affecting land use include the existing transportation system, taxation and land values, natural features, changing technology, and market factors. Changes in lifestyles, family size, shopping habits, and consumer attitudes also affect land use decisions. The transportation system that serves a community determines how quickly and easily, and at what cost, raw materials and finished goods can be shipped in and out, which is a crucial factor to many industries. The expanding highway network in the U.S., together with the proliferation of private automobiles, has enabled residents of rural areas to commute to larger communities for employment and shopping, and has increased the accessibility of many areas to tourists. This increased mobility has typically facilitated development of strip commercial areas, "mega" shopping malls, and suburban residential development ("urban sprawl"), sometimes resulting in the conversion of land from agriculture or open space. Chapter 5 - Page 3 �Taxation and land values play a part in many land use decisions. Families may move from urban areas because they feel that they are willing to trade off lower taxes and/or user fees for the lack of municipal services and increased distance from employment, shopping, and schools. Land values in rural areas may also be lower, and thus more attractive to residents. Commercial and industrial enterprises are generally less willing to forego municipal services, such as water and sewer, and usually locate in areas of concentrations of population rather than in very rural areas; however, tax rates and land values may influence a company's decision to locate in one community versus another. Because of changing technology, including computer networking, cellular telephones, fax machines, voice mail, teleconferencing, and electronic mail, some business and industries can locate in rural areas that would have previously been considered isolated. Often, the quality of life associated with these rural locations is an additional attraction. Market factors, and the ongoing shift to a more service-oriented economy, are factors that are beyond the capacity of an individual community to control. However, an awareness of such factors is important to planning and land use decisions at the community level. Finally, changing lifestyles have affected land use patterns throughout the nation. Americans live longer, have smaller families, and are more mobile than previous generations. As a whole, the population is growing older, and our housing preferences, shopping habits, and employment patterns have changed significantly. From a land use standpoint, some pertinent issues are the desire for larger homes on larger lots by many young professionals and families; the demand for housing suitable for elderly residents, including so-called "snowbirds" and the willingness of individuals to commute longer distances to work in order to live in certain residential areas. 5.3 Current Use Inventory This section will examine the current land use patterns for Negaunee Township and Marquette County, based on the Michigan Resource Inventory System (MIRIS) Current Use Inventory. The inventory describes land use or cover according to seven broad categories, with many subdivisions within those categories. The broad categories are depicted on Map 5-1. A windshield survey was conducted to assess any land use changes within the Township since the MIRIS information was completed, and changes to the inventory have been made where necessary. Sections 5.4 through 5.8 contain further detail on key l~nd uses and trends in Negaunee Township. Forest: Although the majority (77.09 percent) of Negaunee Township's 27,819 acres is forested, according to the Current Use Inventory, this proportion is the fourth lowest of the nineteen townships in Marquette County. The County's three cities and Chocolay Chapter 5 - Page 4 l.l �Township have lower acreage in forest use. This scenario reflects the development occurring in areas of the Township that are within the Marquette/Negaunee/Ishpeming urban corridor area. Forestland is defined as lands at least 10 percent stocked by forest trees of any size, or formerly having such tree cover, and not currently developed for nonforest uses. These lands are further broken down into several different types of forest cover. Predominant forest cover types in both Negaunee Township and Marquette County are northern hardwood, aspen/birch, and pine. Other forest types are also present, and the relative proportions of the various cover types are shown in Table 5-1. Agricultural: Agricultural is broadly defined as lands that are used for the production of food and fiber. Only a total of 172.4 acres, or 0.62 percent of the Township is in agricultural production. The agricultural areas in the Township are located in isolated scattered areas. The largest area of agriculture is located in the western portion of the Township, along JA Road, just north of the power line. Wetlands: Wetlands represent the fourth highest proportion of the Township's land cover, at 979 or 980 acres, or 3.5 percent. Most of the wetlands in the Township are concentrated along the Carp River and its tributaries, such as Nealy Creek. Due to state and federal regulations and the general unsuitability of wetlands for development, wetlands can pose significant constraints on development in some areas. Wetlands are defined as those areas between terrestrial and aquatic systems where the water table is at, near, or above the land surface for a significant part of most years, and include marshes, mudflats, wooded swamps, and wet meadows. Several different wetland categories are mapped in the inventory, although the maps included with this plan do not differentiate between the different types of wetlands. Wetland categories include wooded (dominated by trees over 20 feet in height, seasonally flooded); shrub/scrub (dominated by woody vegetation less than six feet in height); aquatic beds (areas with 30 percent or more vegetative cover of submerged, floatingleaved or floating plants, and less than two meters [6.7 feet] deep); emergent (dominated by erect, rooted herbaceous plants, which are present for most of the growing season); and flats (level or nearly level deposits of sand, mud or organic sediments). See Table 5-1 for the acreage of each category. Urban and Built-Up Areas: Areas of intensive use with much of the land covered by structures is classified as urban or built up. County-wide, this category comprises a relatively small proportion, totaling 37,793 acres, or 3.2 percent. However, this land use category is important because it contains most of the residential, commercial, and industrial uses in the County, and because the density and type of uses within this category have the most potential to adversely impact the environment. Most of this Chapter 5 - Page 5 �cover type is located in the Marquette/Negaunee/Ishpeming urban corridor, although all of the townships in the County contain areas of residential development. ~ On a percentage basis, Negaunee Township contains the second greatest concentration of urban and built-up land of any township within the County, at 10.4 percent, or 2,880 acres. The County's three cities and Tilden Township contain the largest proportions of urban land, at 50.3 percent, 22.9 percent, 12.5 percent, and 10.7 percent, respectively. These four areas, along with Negaunee Township, represent about 40 percent of all the urban and built up land use within the County (Note: urban and built up includes extraction areas). Most of the urban and built-up land in Negaunee Township is residential in nature. The oldest residential areas in the Township are close to the City of Negaunee. New subdivisions have been established throughout the Township, with most of them occurring north of U.S. 41/M-28. This scenario reflects a trend of developing residential areas in the rural outskirts of urban areas. Most of these developments contain large homes on large lots, and many are along the two storage basins, offering water frontage or a view of the water. Other uses included in urban and built-up lands are commercial; industrial; transportation, communications and utilities, such as airports, railroads, highways, etc.; open pit mining areas, such as gravel pits, quarries, mines, etc.; and lands devoted to outdoor recreation, cemeteries and other forms of open space. All of the Township's industrial acreage is occupied by smaller manufacturing establishments that are mostly located within the U.S. 41/M-28 highway corridor. Nonforested: Nonforested lands make-up 4.7 percent, or 1,351 acres of the Township's land area. This is the third largest category of land use in the Township. These lands are open lands or rangelands, characterized by grasses and shrubs, but not including those lands showing obvious evidence of seeding, fertilizing, or other agricultural practices. Nonforested lands are not generally a significant factor in the land use patterns in most local units. Water: 3.2 percent of Negaunee Township, or 877 acres, is classified as water, in the form of streams, waterways, lakes, and reservoirs. These areas have an effect on adjacent land use, by supplying sites for water-dependent industry, water-based recreational sites, and residential or commercial development. Many inland lakes and rivers offer public recreational access. The high percentage of water in Negaunee Township reflects the portion of the Dead River lying within the Township, which forms the Hoist and McClure storage basins. Barren: The smallest category of inventoried land use or cover in the Township and County is barren lands, or beaches, riverbanks, sand dunes, and exposed rock. Exposed rock accounts for all of the 116 acres of barren land in the Township, which occurs in Chapter 5 - Page 6 ~ �scattered locations in the western portion of the Township near the Carp River, in the vicinity of the County airport, and just north of the Hoist Storage Basin. Chapter S - Page 7 �TABLE 5-1 NEGAUNEE TOWNSHIP & MARQUETTE COUNTY LAND USE PATTERNS I Negaunee Township Acres I Marquette County Acres % % 2,880.0 1,374.3 88.2 123.4 642.6 578.4 0.0 73.1 10.35 4.94 0.32 0.44 2.31 2.08 0.00 0.26 37,792.9 14,410.0 3,054.0 834.7 4,043.3 13,057.5 936.3 1,457.1 3.16 1.20 0.26 0.07 0.34 1.09 0.08 0.12 Agriculture 172.4 0.62 17,603.3 1.47 Nonforested 1350.8 4.86 28,907.0 2.42 21,444.4 11,605.8 0.0 6,393.2 360.3 1,622.7 272.5 1,189.9 0.0 77.09 41.72 0.00 22.98 1.30 5.83 0.98 4.28 0.00 987,838.1 468,112.1 6.9 176,654.9 32,960.5 147,773.3 19,981.0 142,334.7 14.7 82.54 39.12 0.00 14.76 2.75 12.35 1.67 11.89 0.00 Water 876.8 3.15 29,662.7 2.48 Wetlands 978.9 3.52 87,323.0 7.30 Barren 115.8 0.42 7,627.2 0.64 27,819.1 100.00 1196754.2 100.00 Urban and Built-Up Residential Commercial Industrial Transportation, etc. Open pit mining Underground mining Open land, other Forested Northern hardwood Central hardwood Aspen, white birch, assoc. spp. Lowland hardwoods Pine Other upland conifers Lowland conifers Christmas tree plantation Total Source: Michigan Resource Information System. 5.4 Residential Land Use Residential land use in Marquette County occurs primarily in the Marquette/Negaunee/Ishpeming urban corridor, with other concentrations of residential development located in small, unincorporated communities throughout the County. Additional residential development is located along highways and in scattered subdivisions outside these communities. Seasonal residential dwellings are found on both waterfront and inland properties; these seasonal dwellings range from relatively · primitive "camps" used primarily for fishing and hunting, to multi-bedroom units suitable for year-round habitation. Chapter 5 - Page 8 �Negaunee Township's rapid population growth from 1950 to 1980 reflected changes in residential land use patterns. Until the 1950s, most people who lived outside of cities and villages lived on farms and woodlots, and derived at least some of their income from the land. Most parcels were relatively large, and the density of development was very low. However, by the 1950s, people began to move out of cities throughout the country, seeking to escape the traffic, congestion, crime, and perceived high costs of urban life. Occasionally these individuals were interested in maintaining a somewhat rural lifestyle, with so-called "hobby farms" where they could raise a garden and perhaps keep a few animals. In many cases, families moving into the rural area continue to work and shop in the urban areas, and participate in the same activities they did when they lived "in town." ~ The potential concerns associated with this type of development are related to the expectations of people moving to these outlying areas. Often they expect to receive the same level of services they would enjoy in a more urban area, although the cost of providing those services may be much greater in rural areas. For example, most residents expect garbage pickup at their homes, expect roads to be plowed promptly, and take for granted that fire and other emergency services will be readily available. They also often want the rural character of the community to remain the same, not realizing that the cumulative effect of development in these outlying areas can create some of the same problems they hoped to escape when leaving the urban area. In areas where development exceeds the capacity of the site to support on-site wells and septic systems, groundwater contamination can occur, and septic systems can fail. In such cases, residents often look to local governments to help provide a solution in the form of public water or sewer systems. Such systems are very expensive, and may not be cost-effective to operate in areas of low density development. Land use conflicts are also possible when this new residential development locates in agricultural areas. The conversion of farmland to other uses is one concern, as is creating "landlocked" areas as a result of splitting a row of lots with road frontage along the edge of a large parcel. New residents in agricultural areas may not be prepared for the realities of rural life, such as the hours of operation, sounds, and odors associated with farming. In Negaunee Township's case, there are very few areas in agricultural use, and of the agricultural areas that do exist, it does not appear that significant conversion of this land has taken place. However, the scattered nature of development in the Township means that the cost of providing services is relatively high compared with more densely developed areas. New subdivisions in the past 10-20 years have been developed in scattered locations throughout the Township, especially in the vicinity of the Hoist and McClure storage basins. Chapter S - Page 9 �5.5 Commercial Land Use As with residential development, the highest concentration of commercial land use is located within the Marquette/Negaunee/Ishpeming urban corridor. The City of Marquette, the county seat, is the primary provider of commercial services to Marquette County and beyond. The Westwood Mall, anchored by K-Mart, JC Penney, and Younker's, and the Marquette Mall, anchored by Menards and Riverside Auto provide retail shopping, as do a variety of retail establishments located primarily along the U.S. 41/M-28 highway corridor. This corridor offers the best opportunity for businesses to take advantage of traffic patterns, and this is where most of the urban area retail and service establishments are found. The commercial development along U.S. 41/M-28 extends from the City of Marquette through Marquette Township, Negaunee Township, the cities of Negaunee and Ishpeming, and Ishpeming Township. Most of the development outside the cities consists of businesses that need large lots, and benefit from highway exposure, such as recreational vehicle dealers, car dealers, etc. Within Negaunee Township, there are still sites available for commercial development along the U.S. 41/M-28 highway corridor. Through most of the Township, U.S. 41/M-28 is a 4-lane divided highway, with a 55 mile per hour speed limit. Development that results in a significant increase in turning incidents has the potential to increase the risk of accidents and result in a need for additional traffic controls, such as lower speed limits and/or traffic lights. 5.6 Industrial Land Use Within Marquette County, as with_commercial uses, industrial uses are generally concentrated in the urban corridor, although some industrial land uses exist in other areas of the County. Unlike the counties in the southern portion of the central U.P., Marquette County does not have a large industrial employer but instead has smaller type operations. Industrial facilities in Negaunee Township include a lumber mill, two wood product factories, and a construction company. Opportunities for additional industrial development exist within the Midway Industrial Park area, the former Pioneer Pellet Plant area, and at other sites within the Township that may either be zoned for industrial use or be considered for rezoning. Chapter S - Page 10 ~ l,I �In April of 1998, the Cleveland-Cliffs Iron Company (CCIC) announced that it plans to dismantle and remove buildings and equipment that remain at the former Pioneer Pellet Plant in Negaunee Township. A contractual agreement has been established between CCIC and Park Corporation (based in Cleveland, Ohio), for the sale of the buildings and equipment at the site. Under the terms of the contract, Park Corporation will be given three to five years to dismantle and sell any of the equipment and facilities remaining at the site. After this period, the only assets that will remain at the location of the former pellet plant are the items necessary for on-going reclamation or product removal. CCIC will retain ownership of the land and responsibility for overall reclamation. 5.7 Forestry and Agricultural Land Uses Table 5-1 and Map 5-1 show the predominance of forested lands in Negaunee Township. Almost all forested areas within the Township are privately owned, with both large and small parcels. These areas range from thousands of acres owned by area pulp and paper companies to small woodlots owned by private individuals. These lands are generally managed to provide raw material to local wood products industries. Agricultural uses are generally located in the southern and eastern portions of Marquette County. Negaunee Township, with 172.4 acres, makes up a very small portion of the County's agricultural land. The 1992 U.S. Census of Agriculture shows 84 farms in Marquette County, totaling 23,290 acres. Agricultural products from farms in Marquette County include field crops such as hay, barley, oats, and potatoes; dairy products; and livestock, including beef cattle, hogs, and poultry. As shown in Table 5-2, the number of farms in Marquette County is declining, while the average farm size has increased over the past 10 years. This mirrors a national trend away from the small "family farm." The total acreage devoted to farming has deceased by about 6,355 acres between 1982 and 1992. The average age of farm operators has stayed relatively the same during this period. Over 65 percent of the farmers in the County worked off the farm or listed a principal occupation other than farming. Several factors contribute to these trends nationwide and locally, including the increasing cost of land, equipment, and labor, which make it more difficult for young families to begin or take over agricultural operations; low and/or unstable prices for agricultural products; changing lifestyles that focus on a more urban environment; and demand for conversion of agricultural land to other purposes. However, in Marquette County, it can be seen that 18 years ago many farm operators worked off farm or listed a principal occupation other than farming, indicating that farming has historically not been a strong industry in the County. In parts of Marquette County, the climate is marginal for many agricultural products, adding further uncertainty to the industry. Chapter S - Page 11 �TABLES-2 AGRICULTURAL TRENDS IN MARQUETTE COUNTY, 1974-1992 1974 1987 1982 1978 1992 80 101 us 101 84 Total acreage in farms Average farm size in acres 24,761 310 27,814 275 29,645 237 24,484 242 23,290 277 Market value of products sold Total ($1,000) Average per farm $1,136 14,196 $1,594 15,787 $1,540 12,320 $1,783 17,651 $1,743 20,746 47 30 42 59 40 85 33 68 29 55 51.4 48.6 48.8 47.9 46.3 Number of farms Operator's principal occupation Farming Other Average age of farm operator Source: U.S Census of Agriculture, 1974-1992 5.8 Public and Quasi-Public Land Use Public land uses in Negaunee Township include parks, public buildings, the airport, schools, and tracts of publicly-owned lands. Many of these uses are discussed in more detail in other chapters of this plan; however, the land use considerations associated with these uses will be discussed here. The Township owns and maintains the following park and recreation sites: Negaunee Township Park, Kivela Road Recreation Area, and Midway Drive Recreation Park. Of these park sites, Negaunee Township Park, located along M-35, just south U.S. 41/M-28 interchange, is the largest and heaviest used. There is no state or federal owned forest land available for hunting and fishing; however, the Township does have large tracts of CFR (Commercial Forest Reserves) for these types of outdoor recreation actives. The state provides public access at both the Hoist and McClure storage basins. In terms of land use, local parks and public lands provide recreational facilities for residents, as well as maintaining green space and public space in areas that may otherwise be relatively densely developed. Large regional parks, while continuing to provide recreational opportunities and green space, also attract visitors from a wide area. Such areas have the potential to create more conflicts with adjacent uses, in terms of traffic, parking, hours of operation, noise, etc. The principal public building located in Negaunee Township is the Township community building/fire station, which is located adjacent to the Negaunee Township Park. The community building contains governmental offices, a gym, and a kitchen. The gym and kitchen facilities are regularly used by residents for community recreation activities. Chapter 5 - Page 12 J �The Township community building and other public buildings outside the Township, which serve Township residents, are discussed in more detail in Chapter 6, Public and Community Facilities. As a rule, these buildings are located in population centers, and do not occupy large tracts of land. Their primary impact on land use is related to traffic and parking. The Marquette County Airport occupies a large tract of land in Negaunee Township. The presence of the airport affects land use in adjoining areas in several ways. The need to maintain a clear zone around the runway restricts the siting of tall structures or industries that might produce emissions, which interfere with visibility for aircraft; noise, vibration, lights, and traffic associated with airport uses may affect the desirability of adjacent properties for residential development; and roads and streets must be routed around the airport proper, which may interfere with local transportation patterns. These effects all vary depending upon the number of takeoffs and landings, the size and type of aircraft that use the airport, and the overall airport size. In its present configuration, the Marquette County Airport appears to have little adverse impact on nearby residential development or on the siting of industrial operations, and transportation facilities are adequate to support traffic to and from the airport. However, expansion projects to the airport, like extending the north-south runway to serve larger commercial airplanes, must contend with the problem of available land and the presence of exposed bedrock in several areas within airport property. As the result of expansion constraints at the existing airport and the closing of the former Air Force base at K.I. Sawyer in 1995, the Marquette County Board in 1996 decided that the County airport should be moved to K.I. Sawyer. The complete relocation of the airport to K.I. is tentatively scheduled for the middle of 1999. Examples of quasi-public land uses include churches, golf courses, and similar facilities owned by private enterprise, but are open to the public. These uses generate increased traffic on a seasonal, occasional, or intermittent basis, by providing facilities and services that meet the needs of local residents and contribute to the quality of life of communities and neighborhoods. The presence of quasi-public facilities, such as golf courses, can also affect property values. Churches are located throughout the urban area, in the cities and in the surrounding townships. Many Township residents attend church in Negaunee or Ishpeming. Besides serving as places of worship, churches often serve as community gathering places for social events and local meetings. The closure or consolidation of churches, as is currently being done within the Catholic Diocese of Marquette, can affect traffic patterns and the availability of gathering places; it can also have a less tangible effect on the character and cohesiveness of a community. Chapter 5 • Page 13 �5.9 Land Ownership As discussed earlier, land ownership in Marquette County and Negaunee Township greatly affects land use. Land in public ownership mean that less land is available for private development. However, public lands often provide many of the amenities which attract residents to rural areas in the first place -- wildlife habitat, green space, scenic beauty, etc. While public lands are not available for private development, it should be pointed out that typically public lands are those that are less suited for intensive development. Some areas contain wetlands, unstable soils, or other environmental constraints. Unlike other townships in Marquette County, Negaunee Township does not have significant acreage of public-owned land; however, the Township does have large tracts of corporate owned land. Of the corporate-owned land in the Township, about 5,532 acres are designated as Commercial Forest Reserve under the Commercial Forest Act. To qualify for a lower tax rate on CFR lands, the landowner agrees to maintain these lands in their forested state, and to leave the lands open for public recreational use. When the timber is harvested, or if the owner wishes to build a camp or home on the property, the land must be removed from CFR status. Major corporate landowners within Negaunee Township include Escanaba Paper Co., Benson Forest, Ltd., and the Cleveland-Cliffs Iron Company. These large tracts of land, which are open for public use, provide hunting, fishing, and other outdoor recreational opportunities that attract visitors to the area, in turn providing potential customers for retail and service businesses and affecting transportation patterns. Therefore, although the use of these lands does not include intensive development, development in other areas may be encouraged because of the presence of public and CFR lands. A less tangible effect is the impact on the overall quality of life in Marquette County -- few would argue that the lakes and forests of the area make the County a more desirable place to live. 5.10 Contaminated Sites The Michigan Department of Environmental Quality is required by Part 201 of the Michigan Natural Resources and Environmental Protection Act, Act 451 of 1994, to identify, evaluate, and rank all sites of environmental contamination in Michigan. For several years, the DEQ was required to submit a list of these sites to the Michigan Legislature. However, recent changes to Michigan's environmental laws have changed this requirement to every five years. The most recent list of contaminated sites was submitted in April 1995. As defined by Part 201, environmental contamination means the release of a hazardous substance, or the potential release of a discarded hazardo~s substance, in a quantity Chapter 5 - Page 14 �that is, or may become, injurious to the environment, or to the public health, safety, or welfare. From a land use standpoint, the presence of environmental contamination represents a constraint on future development, and a threat to human health and safety. Besides affecting a specific site, some contaminants can enter groundwater and cause more widespread problems, such as water well contamination. It is desirable to identify and remediate contaminated sites quickly, so that potential hazards and land use constraints may be removed. In terms of future land use decisions, it is important that decisionmakers are aware of the potential for certain types of land use to cause environmental contamination. Most of the sites of environmental contamination identified in Marquette County are the result of past land use practices, and this illustrates that even when legal and accepted land uses are undertaken, the possibility of future impacts exists. In the list prepared in April of 1995, a total of five impacted sites and five leaking underground storage tanks (LUSTs) were identified in Negaunee Township. These sites are shown in Tables 5-3 and 5-4. Leaking underground fuel storage tanks have become a concern throughout the country in recent years. Many fuel tanks that met all installation guidelines at the time they were installed have deteriorated and allowed fuel to contaminate the surrounding soil. New guidelines for installing underground fuel tanks have been set up, and efforts are underway to identify and clean up leaking tanks. Chapter 5 - Page 15 �TABLE 5-3 SITES OF ENVIRONMENTAL CONTAMINATION, NEGAUNEE TOWNSHIP SAM SCORE SITE NAME Res Well Negaunee Area 21 U.S. 41 and Midway Ind. Park 21 FABCO, Inc. 28 LOCATION CONTAMINANT CATEGORY Section 27; T48N, Dichloroethane, Benzene Toluene, Xylene 1 R26W Section 23; T48N, Gasoline 1 Lead, Chromium, Phthalates, Arsenic 3 PCE, TCE, Aviation Fuel 3 Benzene, Methylene Chloride 3 R26W Section 23; T48N, R26W Marquette County Airport 19 Negaunee Twp GW Contamination 19 Section 28; T48N, R26W Section 35; T48N, R26W Source: MI Sites of Environmental Contamination, Vol 1, April, 1995; Michigan DEQ, June 1997. NOTES TO TABLE 5-3: Site Name: The site name is assigned for identification purposes only and is not necessarily a party responsible for contamination. SAM Score: A numerical risk assessment model, known as the Site Assessment Model, is used to rank all Part 201 sites, except leaking underground storage tanks. The SAM has a scale of O to 48 points, with 48 points representing the highest level of contamination. Therefore, a site with a SAM score of 25 would present more risk to the environment, health, safety or welfare than a site with a score of 20. Contaminant: PCB - Polychlorinated Biphenyl TCE - Trichloro Ethylene Status: Part 201 sites are placed in one of seven categories, depending on the action, if any, which has been taken towards cleanup. These categories are: Category 1 Category 2 Category 3 Category 4 Category 5 Category 6 Category 7 - Inactive, No Actions Taken Cleanup Actions Taken or in Progress - Evaluation/Interim Response - Fund Cleanup Actions Taken or in Progress - Evaluation/Interim Response - Potentially Responsible Party/Other Cleanup Actions Taken or in Progress - Final Cleanup - Fund Cleanup Actions Taken'or in Progress - Final Cleanup Potentially Responsible Party/Other Cleanup Complete/Long-Term Maintenance - Operation & Maintenance - Fund Cleanup Complete/Long-Term Maintenance - Operation & Maintenance - Potentially Responsible Party/Other Chapter 5 - Page 16 �TABLE 5-4 LEAKING UNDERGROUND STORAGE TANKS (LUSTS), NEGAUNEE TOWNSHIP SITE NAME STATUS LOCATION Marquette County Airport 198 Airport Road Cleanup Actions Taken or In Process Lake Superior & Ishpeming Railroad 311 M-35 Cleanup Actions Taken or In Process Frost Moving & Storage U.S. 41 East Cleanup Actions Taken or In Process Negaunee Public Schools Bus Garage U.S. 41 East Cleanup Actions Taken or In Process Terex-Lakeshore, Inc. 75 U.S. 41 Cleanup Actions Taken or In Process Source: MI Sites of Environmental Contamination, Vol. 2, April, 1995 5.11 Wellhead Protection and Planning Wellhead protection is a planning and management approach for preventing contamination of public water supply wells. The objective of well head protection is to protect the area surrounding the public water supply wells by controlling potential sources of contamination within a designated zone - The Wellhead Protection Area. The Wellhead Protection Area is the surface and subsurface area surrounding a public water supply well through which contaminants, if spilled or deposited, will most likely pass and eventually reach the well or well field. Also known as the zone of contribution. On February 8, 1996, the Negaunee Township Board adopted a resolution to protect the zone of contribution to the wells or well field in compliance with the State of Michigan Wellhead Protection Program. This resolution is attached. The Planning Commission agrees to protect the Township's water supply by establishing zoning districts and regulations governing the use of land within and around the Wellhead Protection Area. The Township Water Department is in the process of developing a Wellhead Protection Plan. The Wellhead Protection Area will be incorporated into the Zoning Ordinance. 5.12 Land Use Trends Negaunee Township appears to be absorbing a substantial portion of the residential growth in the Marquette/Negaunee/Ishpeming urban corridor. Windshield surveys show Chapter 5 - Page 17 �,. RESOLUTION No. W H P-1 NEGAUNEE TOWNSHIP COUNTY OF MARQUETTE, MICHIGAN FEBRUARY 8, 1996 BACKGROUND Groundwater is an essential source of fresh water for the municipal water supply system of NEGAUNEE TOWNSHIP. Virtually any activity on the surface of the ground which involves hazardous substances may contaminate groundwater, Once polluted, groundwater is difficult and sometimes impossible to clean. The natural microorganisms which help break down some pollutants on the surface of the ground and top soil layers are not present (or not present in significant quantities) in groundwater. The slow rates of groundwater flow, ranging from one foot per day to one foot in fifty years, limit dilution or dispersal of contaminants. Groundwater contaminated by today's land uses and activities may remain contaminated for hundre_d s of years. RE1?0LUTION: WHEREAS, the TOWNSHIP OF NEGAUNEE recognizes the importance of its groundwater supply as a natural resource used for drinking; and WHEREAS, it is within the responsibility of the TOWNSHIP OF NEGAUNEE as a public supplier, to consider the health, safety, and welfare of its customers, and WHEREAS, groundwater contamination can and does occur as a consequence of a variety of land use activities; and · WHEREAS, it is desirable to preserve arid protect the quantity and quality of our groundwater resources to assure a continued safe, adequate, and useable . supply, now and in the future; and WHEREAS, the protection of current and potential future sources of groundwater is worthwhile from the standpoint of resource protection; and WHEREAS, state and county laws and regulations require certain land uses to obtain permits and approvals for construction and operation; and WHEREAS, local government officials, through adopted zoning ordinances, have the legal authority to review and/or approve land uses for the purposes of meeting the needs of the state's residents for natural resource protection and public services, including public water supply; NOW THEREFORE BE IT RESOLVED that NEGAUNEE TOWNSIIIP does hereby agree to take action to protect their immediate wellhead area and to take steps to determine the zone of contribution to the wells or wellfield in compliance with the State of Michigan Wellhead Protection Program; and BE IT FURTHER RESOLVED that the TOWNSHIP BOARD request the establishment of a "budget line ilem" for determining the zone of contribution to their wells or wellfield at such time that funds become available. Adopted this Ayes Supervisor, Charles Prusi /../ . ., Nays Clerk, Mary Grobar V 17a () �that many new subdivisions have been developed in recent years, along with new residential development outside of subdivisions. The urban sprawl, which occurred in the 1970s, '80s, and early '90s in portions of Marquette, Sands, and Chocolay townships from the City of Marquette, is now moving into portions of Negaunee Township. In addition, the Township proximity to the cities of Negaunee and Ishpeming and the presence of two storage basins help to make the area more desirable. While this development has added to the Township property tax base, studies in other parts of Michigan have shown that substantial new residential development does not generate enough new tax revenue to cover the cost of providing services. In the case of development in areas where sewer and water are not available, the costs of providing services may not be that high at this time; however, if additional services are needed in the future, the scattered nature of this development could make provision of municipal services very expensive. There are some areas with mixed land uses that potentially may result in land use conflicts. Examples include areas of mixed industrial, extraction, and residential use in the Eagle Mills area, and areas where residential subdivisions have been developed close to, or within, prime forested areas. If past trends continue, the number and total acreage of prime forested areas in the Township will continue to decrease, although much of these areas are currently protected as Commercial Forest Reserves (CFR) under the Commercial Forest Act. Because of the presence of these large tracts of CFR lands in the northern part of the Township, development will probably continue to be concentrated in the southern and central portions of the Township. The proximity to transportation corridors, shopping, and other amenities also influences this trend. Due to the nature of local employment and commuting patterns, future development will continue to be oriented toward the private automobile. 5.13 Issues and Opportunities Physical features can serve to constrain growth and development. In Negaunee Township, steep slope and bedrock areas are the primary physical features that affect development. The residential development in or next to areas currently in forestry use could lead to future land use conflicts; for example, nearby homeowners to a logging operation may find the equipment noise and continuous logging truck traffic a nuisance. The Township has the potential for some further commercial development along U.S. 41/M-28; however, suitable space along this highway corridor is running out. Chapter 5 - Page 18 �With the relocation of the County airport to K.I. Sawyer in 1999 and CR 553 designated as part of the priority north-south highway corridor through the central U.P., increased traffic will likely occur along CR 480 from the crossroads to the Negaunee/Ishpeming area. As a result, there is a potential for future commercial development along this stretch of road. The relocation of the County airport away from Negaunee Township will mean that the current airport land will need to be redeveloped for other uses. If new industrial and commercial facilities move to the existing airport site, the availability of infrastructure, such as roads, water, and sewer, will become an issue. The residential development within the Township should continue to expand northward from U.S. 41/M-28. South of this highway corridor there is not much suitable land available for further residential developments. Permanent and seasonal residential developments should continue in the northern portion of the Township near the Hoist and McClure storage basins. As residential developments in the Township continue to expand northward into the outlying areas, the cost of providing community services, like garbage collection and fire/police protection, will increase. There is the potential to redevelop the former Pioneer Pellet Plant and adjacent land for industrial use, especially with the Cleveland-Cliffs Iron Company's (CCIC) recent announcement that the remaining equipment and facilities at the site would be dismantle and sold within five years. CCIC has also indicated that the reclamation process at the site would continue. The Township park and community building are located on an 80-acre parcel, of which only a small portion is currently developed; thus, there is the possibility of developing new recreation facilities at the site in the future. Chapter 5 - Page 19 �6.0 COMMUNITY FACILITIES AND SERVICES 6.1 Introduction Services and facilities provided by local government are vital elements of a community's progress and well-being. Services include police and fire protection, municipal water and wastewater systems, and solid waste disposal. Community facilities include local government buildings, libraries, and maintenance and storage facilities. As a part of the comprehensive planning effort, Negaunee Township community facilities and services were reviewed and evaluated as to their present condition and adequacy to meet the present and future needs of the community. These facilities are shown on Map 6-1. 6.2 Municipal Community Facilities and Services Township Office: The Negaunee Township Hall (Map No. 1) is at 42 M-35, just south of the junction with U.S. 41/M-28. The building was constructed in 1970. It houses offices for the Township, a kitchen, an overflow room, a gym, two conference rooms, a furnace room, a cloak room, and a janitor room. The Township employs a full-time office manager. Governmental business, including Township Board meetings, Planning Commission meetings, elections, etc. is conducted in the Township Hall. The building is also used for private social gatherings, meetings of local organizations, and recreational activities for both youth and adult programs. Other Township Buildings: Three Township-owned facilities are located within the vicinity of the Township Hall: Department of Public Works Storage/Garage: This facility is at 58 Forest Drive, just north of the Township Hall (Map No. 2). The vehicles housed in the facility include: three snowplows, a garbage truck, a pickup truck, and a backhoe tracker. The available space at the facility is inadequate for current requirements. Water Department Garage: This Water Department facility is located on the same parcel of land as the Township Hall, next to the elevated water tower (Map No. 3). It is used to store the vehicles and equipment used by the Department. It is also used to store any overflow equipment and vehicles. Building and Recreation Committee Facility: A garage is located behind the Township Hall (Map No. 4). Half the facility is used for storing vehicles and equipment and as a workshop, while the other half is used for concessions for ball games and social gatherings at the Township Park. The concession portion of the facility has indoor restrooms. Chapter 6 - Page 1 �Fire Protection: Negaunee Township Fire Department provides fire protection to all of the Township. The Department fire hall is located along M-35, connected to the Township Hall (Map No. 5). The Department is staffed by 29 volunteers, who are paid mileage for responding to fire calls. It operates two tankers (1990 and 1997), a pick-up (1986), and a fire unit vehicle (1986). Mutual aid agreements exist between the Township Fire Department and the fire departments in Ishpeming, Marquette, Richmond, and Sands townships, and the cities of Ishpeming and Negaunee. The adequacy of fire protection is evaluated by the Insurance Service Office (ISO) Commercial Risk Inc. through the use of the Grading Schedule for Municipal Fire Protection. The schedule provides criteria to be used by insurance grading engineers in classifying the fire defenses and physical conditions of municipalities. Gradings obtained under the schedule are used throughout the United States in establishing base rates for fire insurance. While ISO does not presume to dictate the level of fire protection services that should be provided by a municipality, reports of surveys made by its Municipal Survey Office generally contain serious deficiencies found, and over the years have been accepted as guides, by many municipal officials in planning improvements to their fire fighting services. The grading is obtained by ISO based upon its analysis of fire department equipment, alarm systems, water supply, fire prevention programs, building construction, and distance of potential hazard areas, such as the central business district, from a fire station. In rating a community, total deficiency points in the areas of evaluation are used to assign a numerical rating of 1 to 10, with "1" representing the best protection and "10" representing an essentially unprotected community. Class 9 usually indicates a community without effective public water supply and hydrant protection. The fire insurance rating for Negaunee Township is 6/9. Where classified areas have a split classification, the determination of the first listed protection class is five road miles or less to responding fire station and with hydrant within 1,000 feet, while the second listed class is five road miles or less to responding fire station, and with hydrant more than 1,000 feet. Municipal water: A portion of Negaunee Township is served by a municipal water system. The remaining areas of the Township use private wells. Negaunee Township provides municipal water service principally to residents living within the area one mile north and south of U.S. 41/M-28. The system consists of two wells and a 200,000-gallon elevated storage tank. The wells are located in an area north of CR 492 and east of M-35 (Map No. 6), while the sto?age tank is located on the same property as the Township Hall (Map No. 7). The wells at maximum use have the capability of pumping about 792,000 gallons per day. The current use is only about 85,000 gallons/day, which shows there is the capacity to expand the service area within the Township if needed. Chapter 6 - Page 2 �The Township would like to install a water main under U.S. 41/M-28 at Brebner Road and loop the line back to Midway Drive, which would improve the service of the system and reduce freezing problems. In the area next to the airport, the installation of a main water line under U.S. 41/M-28 would enable the Township to serve the water needs of future commercial or industrial developments. The Township would also like to construct a second water line from the wells, which would improve the flow and allow an additional 40 residential homes in the M-35 vicinity to connect to the system. Wastewater treatment within the Township is accomplished though on-site systems (private septic systems), except the airport. The airport is served by the City of Negaunee wastewater system. In 1992, a four-inch diameter sewer line was constructed from Negaunee's Sioux Court lift station to the airport, about a distance of 2.5 miles. The main reasons for this connection were the volumes of wastewater being produced at the airport and the types of materials that needed treatment (including various chemicals). The sewer line serves the airport's terminal building, hangers, fire truck building, and the former AMR facility. The line can handle up to 70,000 gallons per month. 6.3 Other Community Facilities and Services Law Enforcement: Negaunee Township residents depend on the Marquette County Sheriff Department and the Michigan State Police for police protection; the Township does not maintain its own police force. The Marquette County Sheriff Department operates out of a facility at 236 West Baraga in the City of Marquette. The department is staffed by 19 road patrol officers, two detectives, a lieutenant in charge of operations, an emergency services administration lieutenant, an undersheriff, and a sheriff. It also employs 27 correction officers, a jail service officer, a jail reimbursement officer, a community correction coordinator, a community relation coordinator, a community safety coordinator, and seven support staff. Eight marked cars, five unmarked cars, and seven four-wheel drive vehicles are available for road patrol and investigative work. The Michigan State Police Post/District Headquarters is located along U.S. 41/M-28 within the Township. Currently, the facility is staffed by 17 troopers and eight supervisory and investigative personnel. The Michigan State Police are in charge of enforcing state laws and investigating accidents and crimes. The cities of Negaunee, Ishpeming, and Marquette each maintain police departments that will respond to calls outside the city limits if requested by the Sheriff Department or State Police. However, their primary responsibility is to the cities, and when used it is generally in a backup capacity. Chapter 6 - Page 3 �Emergency Medical Services: Within Negaunee Township, the primary emergency medical service is provided by the Marquette County Sheriff Department Rescue Unit, whose facility is located along U.S. 41/M-28 within the Township. The Rescue Unit provides non-transporting Basic Life Support, which under the State Department of Consumer and Industry Services qualifications must have at least one EMT-B (Basic) accompany the rescue vehicle for each emergency response. The Rescue Unit is staffed with two Medical First Responders, eight EMT-B, 3 EMT-S (Specialist), and two EMT-P (Paramedic). A rescue truck is used for responding to emergencies. A typical rescue unit vehicle is outfitted with specialized rescue equipment including vehicle extraction equipment. Rescue Units are not licensed to transport patients, but must instead rely on other agencies for transport. Negaunee Township is in the primary service area of Marquette General Hospital. This transporting unit provides advanced life support care for patients being transported, which requires that at least one EMT-Paramedic and one EMT-Basic be on board each ambulance run. Secondary transporting service is provided by Richmond Township Emergency Medical Service. Individual First Responders must complete 117 hours of training, pass a state certification exam, and complete 30 continuing education credits during each three year period. First responders are trained in techniques that enable them to stabilize and treat a patient until more qualified medical personnel with transporting capabilities arrive on the scene. Persons with EMT-B certification complete 240 hours of training, and must also pass a certification exam and complete continuing education credits. EMT-Bs are trained to stabilize patients, and to immobilized and treat injuries. They are qualified to be part of an ambulance staff if the unit they serve has transporting capabilities. An EMT-S must be a licensed EMT-Band complete an additional 110 hours of training, which includes intravenous therapy and advanced air way management techniques. EMT -P is the highest level in the pre-hospital medical technician field. Paramedics must complete over 800 hours of training and clinical work to be licensed at that level. 911 System: Marquette County has an "enhanced" 911 dispatch system in operation throughout the County. Emergency calls for fires, medical emergencies, crimes, and other emergencies are accomplished by dialing the number 9-1-1; these calls go to the central dispatch location at the State Police Post in Negaunee Township, where the location of the call is displayed. The appropriate responding unit is then dispatched. The Marquette County Sheriff Department Emergency Rescue Unit, Marquette General Hospital, Richmond Township EMS, and other County Emergency Medical Service units are dispatched through central dispatch. Marquette County Airport: The Marquette County Airport is located just north of U.S. 41/M-28 in the central portion of Negaunee Township. The facility was established as the County airport in 1957; previously it was a utility airport. It is one of seven airports in the U.P. that provides local commuter and corporate charter service. The airport is served by Northwest Airlink, United Express, and Skyway. The County is planning to Chapter 6 - Page 4 .~ ? �relocate the airport to the former K.I. Sawyer Air Force Base by the middle of 1999. The Township is trying to keep a general aviation airport at the site, if the county airport is moved. Road Commission: Roads and streets in Negaunee Township are discussed in more detail in Chapter 9, Transportation. The majority of roads in the Township are county roads, maintained by the Marquette County Road Commission. The Township is responsible for part of the cost of improvements to local roads, and improvement projects are scheduled by the Road Commission based on funding availability and the priority of requests submitted by townships. County primary roads, such as Midway Drive (CR 502) and CR 510, are the responsibility of the Marquette County Road Commission (except snowplowing), and state trunklines, such as U.S. 41/M-28 and M-35, are maintained by the Road Commission in cooperation with the Michigan Department of Transportation. Health Care: Residents of Negaunee Township must look outside the Township for health care services. However, two hospitals and a variety of medical professionals are located within a few miles of the Township. Marquette General Hospital, with 397 beds, is located in the City of Marquette, while Bell Memorial Hospital, with 69 beds, is located in the City of Ishpeming. Physicians in the area provide a broad spectrum of health care services, including cardiology, dermatology, urology, obstetrics/gynecology, pediatrics, etc., along with family practice. Dentists, optometrists and ophthalmologists, and other specialties round out that range of choices for local residents, and home care and hospice services are available from offices located in the City of Marquette. Education: Negaunee Township, Richmond Township, and the City of Negaunee comprise the Negaunee School District, the second largest school district in the County in terms of enrollment at 1,620 students in 1997-98. The district has four schools: Lakeview (City of Negaunee) and Pineview (Palmer), which house kindergarten through fifth grade students; Negaunee Middle School (City of Negaunee), sixth through eighth grade; and Negaunee High School (City of Negaunee), ninth through twelfth. Enrollment in the school district has dropped since K.I. Sawyer AFB closed, with the peak enrollment occurring in 1993-94 school year. The district-wide enrollment trend is as follows: 1989-90, 1,674 students; 1990-91, 1,663 students; 1991-92, 1,690 students; 1992-93, 1,703 students; 1993-94, 1,753 students; 1994-95, 1,707 students; 1995-96, 1,668 students; 1996-97, 1,635 students; and 1997-98, 1,620 students. School district officials have not identified any major needs or deficiencies with regard to educational facilities in the school district. Routine maintenance projects are carried out on an annual basis. Local residents looking for higher education opportunities can turn to Northern Michigan University, located about ten miles from the Township in the City of Marquette. Northern offers baccalaureate and masters degree programs, as well as technical training in a variety of fields. Other institutions of higher learning in the Chapter 6 • Page 5 �Upper Peninsula include Bay de Noc Community College in Escanaba, 65 miles away; Gogebic Community College in Ironwood; Michigan Technological University in Houghton; and Lake Superior State University in Sault Ste. Marie. Library Facilities: Negaunee Township is served by the City of Negaunee Public Library within the city hall facility. The Township is also served by the Ishpeming/Carnegie Library and Peter White Library via the MICHICARD program. The MICIDCARD program allows individuals served by a library in Michigan that participates in the program to obtain a card that allows them to check out printed material from other participating libraries. The Negaunee Public Library is located at 319 West Case Street in the City of Negaunee. The facility serves the City of Negaunee and Negaunee Township. It has over 30,000 volumes available, with an annual circulation of approximately 35,000 volumes. The Ishpeming/Carnegie Public Library is located along Main Street in the City of Ishpeming. It has a service area that includes the City of Ishpeming and Humbolt, Ishpeming, Champion, Tilden, and Ely townships. The facility has about 69,000 volumes available, with an annual circulation of about 61,000 per year. The Peter White Public Library is located at 217 North Front Street in the City of Marquette. This facility is the largest public library in the County, with 126,000 volumes and an annual circulation of about 300,000. It serves the City of Marquette, and Ewing, Turin, West Branch, Sands, Chocolay, Wells, and Marquette townships. Solid Waste Landfill and Recycling: In Negaunee Township, weekly curbside pickup of residential and commercial solid waste is provided by Chic Sanitation of Champion Township. The Township finances this collection based on monthly fees charged to occupied residential dwellings and businesses. Residential dwellings are charged $8 per month for the service, while businesses are charged either $20 or $34 per month, depending on the size of the operation. Bills for the service are sent out quarterly. The Township receives about $34,000 per year from the fees collected for the service. In 1995, the Township generated a total of 1,470 tons of solid waste, which was an increase of 381.56 tons from 1992. The Marquette County Landfill is located on a 210-acre parcel of land in the northwestern corner of Sands Township. The landfill began operations in December of 1989. The landfill can handle Type II waste (residential/household waste) and Type III waste (demolition debris). The Marquette County Solid Waste Authority, organized in 1987, owns and manages the landfill. The appointed seven member authority includes: three representatives at large; three members designate4 by the Marquette City Commission; and one member designated by the Sands Township Supervisor, who serves as chairperson. The landfill receives about 50,000 tons of solid waste per year. The landfill has a life expectancy of 20 years. Waste entering into the landfill comes from all 23 units of government in the County. The waste collected from these entities is either Chapter 6 - Page 6 F' �directly hauled to the landfill or hauled to one of several transfer stations in the County and then brought to the landfill. With Negaunee Township, a voluntary recycling program began in October of 1997. Recycle items are sorted and placed on curbsides by Township residents for collection by Chic Sanitation twice a month. The following materials are collected for recycling: newspapers, magazines, catalogues, clear glass, tin and aluminum cans, plastic milk jugs, corrugated cardboard, and used motor oil. The recyclables are hauled to the City of Ishpeming Recycling Center. 6.4 Other Public Facilities and Services Besides community facilities and services provided by Negaunee Township and Marquette County, a variety of state and federal offices and some private providers offer services and facilities to residents of Marquette County and beyond. State and Federal Offices: Marquette County is the location of many state and federal agencies, especially district, regional, and U.P.-wide agency offices. State agencies located in the County include: the Office of Aging Services, Department of Agriculture, Department of Civil Rights, Department of Community Health, Department of Correction, Department of Environmental Quality, Lottery Claims & Regional Office, Department of Management & Budget, Michigan Employment Security Agency, Marquette District Court, Marquette Forensic Lab, Michigan Rehabilitation ServicesMichigan Jobs Commission, Department of Natural Resources, Secretary of State, Michigan Family Independence Agency, State Police, Department of Transportation, and Department of the Treasury. Federal agencies with offices in the County include: the Department of Agriculture, Department of Army-Corp of Engineers, Coast Guard, Department of Commerce, U.S. Courts, Department of Justice, Department of Labor Mine Safety & Health Administration, Department of Army 996 Engineer Co., Department of Transportation, District Court Magistrate, Drug Enforcement Administration, Federal Bureau of Investigation, Department of Health and Human Services, Department of Interior, Department of Labor, U.S. Marshal Office, Small Business Administration, and Social Security Administration. Electrical Service: Electrical service in Negaunee Township is supplied by Marquette Board of Light & Power and Upper Peninsula Power Company (UPPCO). Marquette Board of Light & Power serves most of the Township. The company supplies power to residential, commercial, and industrial customers within the Township. The rate for electrical residential customers is 7.55 cents per kilowatt hour for the first 1,000 kilowatt hours used per month and 5.51 cents there after. Seasonal residential customers are charged 7.55 cents per kilowatt hour for the first 12,000 kilowatt hours used per year and 5.51 cents per kilowatt hour over 12,000 kilowatt hours per year. Electrical service monthly rate for small commercial and industrial operations (needing 25 kilowatts or more) is 6.47 cents per kilowatt hour for the first 1,500 kilowatt hours, 4.71 cents for the Chapter 6 - Page 7 �next 13,000 kilowatt hours, and 4.41 cents for over 15,000 kilowatt hours. Larger commercial and industrial operations demanding 200 kilowatts or more have rate of 4.54 cents per kilowatt hour. UPPCO provides electrical service to the northwestern portion of the Township, principally in the Hoist Storage Basin area. The company's rate for year-round and seasonal residential dwellings is 8.51 cents per kilowatt hour. Natural Gas Service: SEMCO Gas Company provides natural gas service to Negaunee Township. A natural gas distribution network makes gas available to the Township one to two miles north and south of U.S. 41/M-28 and along M-35 to CR 480. Most of the rural portions of the Township, however, do not have access to natural gas service. Residential customers pay 41.63 cents per 100 cubic feet of natural gas for service. Small commercial and industrial service is 41.19 cents per 100 cubic feet, while larger commercial and industrial is 40.89 cents per 100 cubic feet. Telephone and Cable Senice: Local telephone service in Negaunee Township is provided by Ameritech Corporation. The long distance service can be obtained from several carriers that serve the area. Bresnan Communication Company provides the Township with cable television service. Cable service is provided to a majority of the southern twothirds of the Township. 6.5 Issues and Opportunities The Township water system has significant excess capacity over current usage. As a result, the Township could extend this service to parts of the Township that are currently served by individual private wells. This may be especially beneficial for any future commercial or industrial developments in areas currently not served by water. The Township would like to increase the flow of its water system north of U.S. 41/M-28, which would allow it to better serve the households and commercial/industrial establishments currently using the system and provide enough flow for future extensions of the system. Most of the current growth in the Township is occurring north of U.S. 41/M-28. With the lack of space available at the Department of Public Works garage facility, the Township would like to construct a larger facility. Overall, Negaunee Township public and community facilities provide sufficient capacity and are in good repair. Chapter 6 • Page 8 ~ ~ �7.0 HOUSING 7.1 Introduction The housing characteristics of Negaunee Township are important elements of the comprehensive plan. The physical location of housing determines the location and cost of many public services and facilities. Also, housing characteristics are related to the social and economic conditions of the community residents. The information presented in this chapter will provide Township officials with information about the current housing stock as well as identify significant changes which have occurred in the housing needs. Information is presented about structural and occupancy characteristics. The end of the plan provides a housing strategy to address Township housing needs, including priorities, activities to be undertaken, and sources of funding. 7.2 Housing Characteristics Housing Unit Trends: The 1990 Census count of total housing units in Negaunee Township was 1,093. From 1970 to 1990, the number of housing units in the Township grew by 39.8 percent. The majority of this growth occurred between 1970 and 1980. In the 1970s, the housing stock grew by 326 units, or by 33.1 percent. Marquette County followed a similar trend with a majority of its growth, 39.4 percent, occurring between 1970 and 1980. The CUPPAD region also experienced a majority of its growth during the 1970s with a housing unit increase of 29.9 percent. TABLE 7-1 TOTAL HOUSING UNITS, SELECTED AREAS, 1970-1990 Area 1970 1980 1990 Negaunee Township 658 984 1,093 Marquette County 21,898 30,530 31,049 CUPPAD Region 61,798 80,271 85,650 Source: U.S. Bureau of the Census, 19701 19801 and 1990 Census of Housing, General Housing Characteristics, Michigan Chapter 7 - Page 1 �TABLE 7-2 PERCENT CHANGE IN OF HOUSING UNITS, SELECTED AREAS, 1970-1990 1970-1980 1980-1990 1970-1990 Negaunee Township 33.1 10.0 39.8 Marquette County 39.4 1.7 29.S CUPPAD Region 29.9 6.7 38.6 Area Source: U.S. Bureau of the Census, 19701 19801 and 1990 Census of Housing, General Housing Characteristics, Michigan Occupancy and Tenure: In 1990, 77.3 percent of the housing units within the Township were occupied and 22.7 percent were vacant, representing 845 units and 248 units, respectively. An occupied housing unit is the usual place of residence of the person or group of persons at the time the Census is taken. The percentage of occupied units in the Township is lower than the percent of occupied housing units for Marquette County, which was 81.9 percent. The percentage of occupied housing units is slightly lower than the CUPPAD region, where 78.2 percent of the total units are occupied. Of the total occupied units, approximately 87.7 percent were owner occupied and 12.3 percent were renter occupied. TABLE 7-3 TOTAL HOUSING UNITS, OCCUPANCY AND TENURE, 1990 Negaunee Township Marquette County CUPPAD Region No. % No. % No. % 1,093 100.0 31,049 100.0 85,650 100.0 Occupied 845 77.3 25,435 81.9 66,996 78.2 Owner 741 87.7 16,332 64.2 48,760 72.8 Renter 104 12.3 9,103 35.8 18,236 27.2 248 22.7 5,614 18.1 18,654 21.8 For Rent 6 2.4 449 8.0 1,177 6.3 For Sale 14 5.7 237 4.2 837 4.S Rented or sold, Not Occupied 1 0.4 185 3.3 544 2.9 16,096 86.3 Units Total Units Vacant•• ~ Other* 227 4,743 91.S 84.S ource: u.s. Hureau of the Census, :STJ.f 1A, HlJUj amt HUU5. *Includes seasonal, recreational, occasional use, migrant workers, and others. **Includes seasonal and recreational. Chapter 7 - Page 2 �FIGURE 7-1 TOTAL HOUSING UNIT TREND, NEGAUNEE TOWNSHIP, 1970-1990 1,200 1,093 1,100 984 1,000 900 800 700 658 600 500-t---------------+---------------; 1970 1980 Year Sow-ce: U.S. Bureau of Census, for year cited. Chapter 7 - Page 3 1990 �A total of 22.7 percent of all housing units in the Township in 1990 were vacant. The vast majority of these are seasonal and recreational homes. Presently, the lands surrounding both the Hoist Basin and the McClure Basin are zoned Forestry, which allows for seasonal dwellings. A number of seasonal homes have been constructed in the area; but some are being used on a year-around basis. Use of a dwelling in the Forestry zoning district as a year around dwelling is a conditional use, requiring approval from the Negaunee Township Planning Commission. The rental vacancy rate, computed by comparing the number of units for rent or for rent or sale to the total number of available renter-occupied units was 6.3 percent. The vacancy rate for available owner-occupied homes was only 2.0 percent. Units in Structure: In 1990, of the Township's 1,093 total housing units, approximately 72 percent were one-unit detached or attached units. This figure is higher as compared to the City of Negaunee and Marquette County, but slightly less as compared to the central U.P. region. (There is only one reported "attached unit" which is commonly called row house, double house or house attached to a non-residential structure.) Mobile homes make up about 12 percent of the housing stock in the Township; this figure is considerably higher than the city of Negaunee, Marquette County and the region. TABLE7-4 UNITS IN STRUCTURE, 1990 I Negaunee Township Units # Negaunee City # % I CUPPAD Region Maniuette County # % # % % 1, detached 787 72.0 1,333 64.5 20,005 64.4 61,240 71.3 !,attached 1 0.1 19 0.9 1,542 5.0 1,881 2.2 2 8 0.7 276 13.2 2,165 7.0 4,710 5.5 3 or4 16 1.5 82 4.0 1,204 3.9 2,206 2.6 5 to 9 2 0.2 115 5.6 1,083 3.5 1,862 2.2 10 to 19 11 i.o 83 4.0 951 3.1 1,514 1.8 20 to 49 0 0.0 1 0.1 542 1.7 1,032 1.2 50 or more 0 0.0 80 3.9 537 1.7 1,152 1.3 Mobile home or trailer 129 11.8 37 1.8 2,330 7.5 7,344 8.6 Other 139 12.7 41 2.0 684 2.2 2,709 3.2 Total 1,093 100.0 2,067 100.0 31,049 100.0 85,650 100.0 ~ Source: U.S. Bureau o( the Census, 1990 Census of Population and Housing, STF lA, H041 Chapter 7 - Page 4 �FIGURE 7-2 UNITS IN STRUCTURE, NEGAUNEE TOWNSHIP, 1990 80% 72.0% Vt:c"""' I _ _ _ _ _ _ _ _ _ _ _ _ _ _:!_II 70% 60% I----------------jIl i \.?, 50% I 40% I 30% l I l 20% 11.8% 12 7'¾ 10% 0.1% 0.7% 1.5% 1.0% 1.0% Source: 1900 U.S. Bureau of the Census Chapter 7 - Page 5 l �According to the 1990 Census of Population, there were a reported 139 housing units classified as "other'' units in Negaunee Township. This category refers to living quarters occupied as housing units that do not fit other categories; examples are houseboats, railroad cars, campers, and vans. The Planning Commission feels this figure is in error. Comparing this figure to the number of "other'' units reported in the rural west end townships, the 139 figure seems quite excessive: Ely Township 116; Humboldt Township 31; Ishpeming Township 48; Michigamme Township 22; Republic Township 17 and Tilden Township 24. During the process of conducting the census, the census enumerator may have recorded seasonal or recreational units as "other''; there were a reported 188 vacant seasonal or recreational units for the 1990 Census. (According to the 1980 Census, there were no "other'' type units reported for the Township.) ~ Age of Housing: Almost 32 percent of the Township housing structures were built between 1970 and 1980. This period represents the largest housing construction period of the Township during the past 50 years. The median year that houses were constructed in the Township was 1970. The majority of the houses in the city of Negaunee were built in 1939 or earlier (median year built was 1939). Marquette County also experienced a housing boom during the 1970s with 26 percent of the housing stock constructed. The median year of houses built county-wide was 1970. However, almost 30 percent of the county housing stock was built in 1939 or earlier; the majority of these houses are found within the three cities as well as several mining communities. New house construction in Negaunee Township during the 1980s accounted for about 18 percent of the total housing stock; most of these houses were constructed between 1980 and 1984. Comparing construction activity to both the City of Negaunee and Marquette County, the Negaunee Township house construction figure is higher. According to building permits issued between 1991 and 1997, 141 new housing units were authorized to be built within Negaunee Township. All but two of the building permits issued were for single-family dwellings. If constructed, these new houses would account for about 11 percent of the total housing stock in the township. Chapter 7 - Page 6 •~ �FIGURE 7-3 HOUSING UNITS BY YEAR STRUCTURE WAS BUil T, NEGAUNEE TOWNSHIP 1939 or Earlier 8.7% 1980 - 1990 18.3% 1940 -1949 11.3% 1950 - 1959 13.2% 1970 - 1979 31.6% 1960 -1969 16.9% Source: 1990 U.S. Bureau of the Census Chapter 7 - Page 7 �" Table 7-5 HOUSING UNITS BY YEAR STRUCTURE WAS BUILT, SELECTED AREAS Negaunee Township # Negaunee City # % Marquette County # % # % CUPPAD Region % 1980 to March 1990 200 18.3 185 9.0 3,270 10.5 11,553 13.5 1970 to 1979 345 31.6 308 14.9 8,110 26.1 20,048 23.4 1960 to 1969 185 16.9 167 8J. 4,160 13.4 9,606 11.2 1950 to 1959 144 13.2 133 6.4 4,152 13.4 9,740 11.4 1940 to 1949 124 11.3 93 4.5 2,146 6.9 7,319 8.5 95 8.7 1,181 57.1 9,211 29.7 27,384 32.0 1,093 100.0 2,067 100.0 31,049 100.0 85,650 100.0 1939 or Earlier Total Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, H25 Household Type and Relationship: The U.S. Census categorizes households into three types: family households, non-family households, and group quarters. In 1990, 100% of the 2,368 Township residents lived in households and none were in group quarters. The percentage of persons living in households was higher than the region and the State. Of the total household residents in the Township, approximately 90 percent lived in family households while 9.2 percent lived in non-family households. A family household is one where there are two or more persons related by birth, marriage or adoption. A non-family household is a person living alone or with nonrelatives only. TABLE 7-6 HOUSEHOLD TYPE AND RELATIONSHIP, 1990 Negaunee Township Units Marquette County CUPPAD Region No. % No. % No. % Total Persons 2,368 100.0 70,887 100.0 177,692 100.0 In Households 2,368 100.0 66,359 93.6 171,279 96.4 In Family 2,150 90.8 57,073 80.S 150,47S 84.7 Householder 669 28.3 18,054 , 25.S 47,520 26.7 Spouse 597 2S.2 15,143 21.4 39,921 22.S Child 829 3S.0 21,790 30.7 SS,19S 31.1 Grandchild 10 0.4 434 0.6 1,165 0.7 Chapter 7 - Page 8 �TABLE 7-6 HOUSEHOLD TYPE AND RELATIONSHIP, 1990 Negaunee Township Marquette County CUPPAD Region No. % No. % No. % 40 1.7 860 1.2 2,336 1.3 Non-Relatives s 0.2 792 1.1 4,338 2.4 In Non-Family Households 218 9.2 9,286 13.1 23,141 13.0 Householder Lives Alone 148 6.3 5,984 8.4 16,714 9.4 Householder Not Alone 30 1.3 1,397 2.0 2,762 1.6 Non-Relatives 40 1.7 1,905 2.7 3,665 2.1 0 0 4,528 6.4 6,303 3.5 Institution 0 0 1,528 2.2 2,986 1.7 Other 0 0 3,000 4.2 3,317 1.9 Units Other Relatives In Group Quarters Source: U.S. Bureau of the Census, 1990 Census of Population and Housing P0l 7 & STF 3A. Between 1980 and 1990, the number of female- headed families more than doubled (126% increase) from 23 families to 52 families. During the same time period, the number of male-headed households decreased from 36 households to 25 households (31% decline). The number of householders living alone more than doubled from 68 to 146 (114% increase). Overall, the number of households increased about 19% from 1980 to 1990; at the same time population decreased by 3.1 percent. This means that housing demand has remained steady despite a declining population. If population increases in the future, housing demand will be even greater. The type and cost of housing required in the future may be affected by the fact that much of the growth is occurring in oneperson or single-parent families. Chapter 7 - Page 9 �• TABLE 7-7 HOUSEHOLD CHARACTERISTICS FOR NEGAUNEE TOWNSHIP, 1980-1990 1990 1980 Number Household Type Percent Number Percent 627 88.1 668 79.1 568 79.8 591 70.0 Female Householder 23 3.2 52 6.2 Male Householder 36 5.1 25 3.0 Non-Family Households 85 11.9 177 20.9 Householder Living Alone 68 9.6 146 17.3 Householder 65 or Over 29 4.1 46 5.4 Family Households Married-Couple Family Total Households 712 845 Average Household Size 3.08 2.80 Source: U.S. Census, 1990 Census of Population and Housing, STF 1A, P003, P016, and HOl 7A; and 1980 Census of Population and Housing, STF 1, 003, 016, 022, and 035. Household Size: The number of persons per occupied housing unit in the Township decreased from 3.08 in 1980 to 2.80 in 1990. The Township 1990 figure was more than the County and the CUPPAD region. The number of persons per occupied housing unit also decreased in the CUPPAD region. The smaller household sizes within these areas followed a national trend. This phenomenon is the result of smaller family sizes and an increase in single parent families. TABLE 7-8 PERSONS PER HOUSEHOLD, 1980 AND 1990 Persons Per Household Area 1980 1990 Negaunee Township 3.08 2.80 Marquette County 2.49 2.61 CUPPAD Region 2.78 ' 2.64 Source: U.S. Bureau of the Census, 1990 Census of Population & Housing, 1980 & 1990. Housing Values and Rents: The median housing value of owner-occupied homes in the Township in 1990 was $48,200. This figure was $9,800 higher than Negaunee City, Chapter 7 - Page 10 �$3,400 higher than the County, and $8,150 higher than the CUPPAD region. With the exception of Marquette Township and Sands Township, the bordering localities have lower housing values than Negaunee Township. TABLE 7-9 COMPARATIVE MEDIAN OWNER-OCCUPIED HOUSING VALUES FOR VARIOUS AREAS, 1990 Area Median Housing Negaunee Township $48,200 Negaunee City $38,400 Chocolay Township $57,900 Ishpeming City $33,800 Ishpeming Township $44,800 Richmond Township $32,100 Sands Township $60,900 Marquette City $50,700 Marquette Township $51,800 Marquette County $44,800 CUPPAD Region $40,050 Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 1A, Table H023B. The median rent for Negaunee Township in 1990 was $252 per month. This figure was lower than the figures for both the County and the CUPPAD region. The $300 to $349 rent category accounted for 22.3 percent of renter-occupied housing units in the Township, which was the largest category. This figure was higher than the median rent figures for both the County and the CUPPAD region. Chapter 7 - Page 11 �. TABLE 7-10 CONTRACT RENT SPECIFIED RENTER-OCCUPIED HOUSING UNITS, 1990 Negaunee Township % No. Value CUPPAD Region Marquette County % No. % No. Less than $100 3 3.2 201 2.3 655 3.8 $100 to $149 8 8.S 601 6.7 1,529 8.8 $150 to $199 12 12.8 882 9.9 2,225 12.7 $200 to $249 20 21.3 1,474 16.6 3,339 19.1 $250 to $299 13 13.8 1,381 15.S 3,027 17.3 $300 to $349 21 22.3 1,051 11.8 1,998 11.4 $350 to $399 5 5.3 783 8.8 1,320 7.6 $400 to $449 2 2.1 627 7.0 806 4.6 $450 to $499 2 2.1 318 3.6 386 2.2 $500 to $549 0 0 107 1.2 149 0.9 $550 to $599 0 0 86 1.0 95 o.s $600 to $649 0 0 44 0.S 61 0.3 $650 to $699 1 1.1 23 0.3 36 0.2 $700 or More 0 0 27 0.3 22 0.1 No Cash Rent 7 7.S 1,294 14.S 1,812 10.4 94 100.0 8,899 100.0 17,460 100.0 Total Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF ~ H032. ~ H032B. TABLE 7-11 MEDIAN CONTRACT RENT, SELECTED AREAS, 1990 Area Value Negaunee Township $252 Negaunee City $239 Marquette County $273 CUPPAD Region $236 Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF Chapter 7 - Page 12 �7.3 Financial Characteristics In 1989, about 7.2 percent of the population of Negaunee Township was below the poverty level. Slightly more than 74 percent of this population was under the age of 55 years, and 25.7 percent was 55 years and older. Almost a quarter of township residents had incomes below 199 percent of the poverty level. This figure compares favorably to 35.3 percent for the County and 36.5 percent for the CUPPAD region. Table 7-12 PERSONS BY POVERTY STATUS BY AGE, NEGAUNEE TOWNSHIP, 1989 Year Above Poverty Level Under 55 Years 55 Years & Over Total Total Below Poverty Level 1,853 127 1,980 344 44 388 2,197 171 2,368 Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, Pll 7. TABLE 7-13 PERSONS BY POVERTY STATUS, SELECTED AREAS, 1989 Negaunee # Below 50% of Poverty Level Marquette County % # % CUPPAD Region # % 53 2.2 2,842 4.3 6,967 4.1 Between 50% & 99% 118 5.0 5,530 8.3 15,187 9.0 Between 100% & 149% 114 4.8 7,250 10.9 19,445 11.5 Between 150% & 199% 305 12.9 7,854 11.8 20,187 11.9 200% & Over 1,778 75.1 42,922 64.7 107,876 63.6 Total 2,368 100.0 66,398 100.0 169,662 100.0 Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, P121. Negaunee Township median household and family income levels were $32,076 and $35,492 in 1990. These figures were higher than those for Marquette County and the CUPPAD region. The per capita income level in the Township was $12,257; this figure is higher than the county figure of $11,025 and $10,653 for the CUPPAD Region. Chapter 7 - Page 13 �. TABLE 7-14 INCOME LEVELS, SELECTED AREAS, 1989 Income Below Poverty Level Median Income Area Household Family Per Capita Income Negaunee Township $32,076 $35,492 $12,257 7.2 S.7 Marquette County $25,137 $30,249 $11,025 12.6 10.7 Michigan $31,020 $36,652 $14,154 13.1 10.2 % of Persons % of Families Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A; P080A, P114A, P107A and P123. A popular method used to gauge the affordability of a community's housing stock is the percentage of income spent on housing related costs. Generally, no more than 25 percent to 30 percent of the household income should be used for these costs. In Negaunee Township, approximately 37.4 percent of the renter-occupied households paid more than 25 percent of their income for rent. In terms of owner-occupied housing units, about 16.8 percent of homeowners in the Township paid more than 25 percent of their income on housing costs. TABLE 7-15 HOUSEHOLDS BY GROSS RENT AS A PERCENTAGE OF HOUSEHOLD INCOME IN 1989, NEGAUNEE TOWNSHIP Household Income Less than 20% 20-24% 25-29% 30-34% Over 35% Less than $10,000 0 0 0 3 20 $10,000 to $19,999 3 7 0 0 8 $20,000 to $34,999 19 6 0 0 0 $35,000 to $49,999 14 0 0 0 0 3 0 0 0 0 39 13 0 3 28 $50,000 or more Total Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, BOSO. Note: Gross rent is the sum of contract rent and utility costs. Chapter 7 - Page 14 • J �TABLE 7-16 HOUSEHOLDS BY SELECTED MONTHLY OWNER COST AS A PERCENTAGE OF HOUSEHOLD INCOME IN 1989, NEGAUNEE TOWNSHIP Less than 20% Household Income 20-24% 25-29% 30-34% Over 35% Less than $10,000 7 0 14 0 21 $10,000 to $19,999 Sl u s 0 s $20,000 to $34,999 75 28 30 7 4 $35,000 to $49,999 89 17 0 3 0 $50,000 or more 147 15 0 0 0 Total 369 72 49 10 30 Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, H059. Note: Selected owner costs is the sum for real estate, taxes, property insurance, utilities, and regular monthly mortgage payments. 7.4 Selected Housing Characteristics In 1990, 5.8 percent of the housing units in Negaunee Township lacked complete plumbing facilities. This figure compared to 3.7 percent for Marquette County and 4.3 percent for the CUPPAD region. The higher percentage of units lacking complete plumbing facilities in the Township was probably the result of the large number of seasonal units. Three point one percent of the Township units lacked complete kitchen facilities, which was equal to the County total of 3.1 percent and near the CUPPAD region total of 3.7 percent. TABLE 7-17 SUBSTANDARD HOUSING, SELECTED AREAS, 1990 Negaunee Township Marquette County CUPPAD Region Characteristic # % # % # % Lacking Complete Plumbing Facilities 63 5.8 1,140 3.7 3,680 4.3 Lacking Complete Kitchen Facilities 34 3.1 966 3.11 3,211 3.7 Overcrowded 21 1.9 427 1.4 1,042 1.6 Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 1A: H021, STF 3A: H064, H042. Chapter 7 - Page 15 �Of the occupied housing units in Negaunee Township, 21, or 1.9 percent contained more than one person per room. The proportion of units with more than one person per room is slightly higher in the Township than both the County and the region. Units with more than one person per room are considered to be overcrowded; overcrowded housing and housing which lacks complete plumbing and/or kitchen facilities is considered to be substandard. The data presented indicates a high level of substandard units in the Township and County, based on lack of complete plumbing or kitchen facilities; however, the high number of seasonal units in rural areas is responsible for these relatively high numbers. There are no overcrowded homes lacking complete plumbing. There are only nine year-round homes that lack complete plumbing facilities. In 1990, 35.7 percent of the housing units in the Township relied on a public system or private company for their water source. This figure compared to 64.4 percent for Marquette County and 53.1 percent for the CUPPAD region. Individual drilled and dug well systems were the most widely used in the Township with 60.4 percent of the housing units. This water source was not as common in the County or throughout the region with 33.4 percent and 44.4 percent, respectively. Drilled wells are usually less than 1-1/2 feet in diameter, while dug wells are larger than 1-½ feet wide and generally hand dug. TABLE 7-18 SOURCE OF WATER FOR HOUSING UNITS, SELECTED AREAS, 1990 Negaunee Township Source # Marquette County # % CUPPAD Region # % % Public System or Private Company 390 35.7 19,991 64.4 45,494 53.1 Individual Drilled Well 612 56.0 9,205 29.6 34,872 40.7 Individual Dug Well 48 4.4 1,142 3.7 3,201 3.7 Some Other Source 43 3.9 711 2.3 2,083 2.4 1,093 100.0 31,049 100.0 85,650 100.0 Total Units Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, H023. In Negaunee Township, 88.8 percent of the housing units used septic tank or cesspool systems for sewage disposal. This figure compared to 3i.o percent at the County level and 47.1 percent at the regional level. Only 4.6 percent of the Township was connected to public sewer. At the County and regional levels, this type of sewage disposal system was used by 59.5 percent and 49.0 percent, respectively. Chapter 7 - Page 16 �TABLE 7-19 SEWAGE DISPOSAL FOR HOUSING UNITS, SELECTED AREAS, 1990 Source Public Sewer Septic Tank or Cess Pool Other Means Total Units # CUPPAD Region Marquette County Negaunee Township # % # % % 50 4.6 18,457 59.5 41,993 49.0 970 88.7 11,471 36.9 40,311 47.1 73 6.7 1,1211 3.6 3,346 3.9 1,093 100.0 31,049 100.0 85,650 100.0 Source: U.S. Bureau of Census, 1990 Census of Population and Housing, STF 3A, H024. In 1990, 34.9 percent of the occupied housing units in the Township used utility gas for heat. This figure was much lower than the figures of 60.0 percent for Marquette County and 57.2 percent for the CUPPAD region. Fuel oil and wood were also important heat sources in the Township. The rural nature of the Township accounts for having a large share of bottled gas users, as compared to the rest of the county. TABLE 7-20 OCCUPIED HOUSING UNIT HEATING FUEL, SELECTED AREAS, 1990 Negaunee Township Source # % # % # % CUPPAD Region Marquette County Utility Gas 295 34.9 15,267 60.0 38,324 57.2 Bottled, Tank, or LP Gas 137 16.2 1,715 6.7 6,159 9.2 59 7.0 1,999 7.9 3,912 5.8 205 24.3 3,735 14.7 8,758 13.1 0 o.o 4 0.0 8 o.o 149 17.6 2,544 10.0 9,486 14.2 0 o.o 3 0.0 11 0.0 17 2.0 102 0.4 251 0.4 0 o.o 66 .3 87 0.1 845 100.0 25,435 100.0 66,996 100.0 Electricity Fuel Oil, Kerosene, etc. Coal or Coke Wood Solar Energy Other Fuel No Fuel Used Total Units Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, H030. Chapter 7 - Page 17 �7.5 Areas of Development Several areas in Negaunee Township are currently being developed with new housing, are platted for housing, or are in the process of being platted. White Bear location in the north central portion of the Township, east of the Hoist Basin, is a location that is experiencing new residential growth. This new housing area is completely surrounded by land zoned for forestry use. Carlson Subdivision, in the northwestern portion of the Township, north of the Hoist Basin, has about 10-12 year around houses constructed. Access to the new subdivision is off North Basin Drive. There are a number of houses located on South Camp Road, off of South Basin Drive, that are used for year around residence. That section of South Camp Drive has been designated by the Marquette County Road Commission as a "seasonal road" and as such does not receive snowplowing services; to gain access to their houses the residents plow the road. New housing development is also starting to occur in an area along Kivela Road, just north of the City of Negaunee, with a few houses already constructed. Another area just north of the City of Negaunee is currently in the process of getting platted. This new subdivision, if approved, will be located along Heritage Drive, between the Marquette County Airport and U.S. 41/M-28. Dead River Storage Area: Longyear Realty Company owns a considerable amount of real estate within the Dead River system located within Negaunee Township, Ishpeming Township and Champion Township. Longyear Realty Company, for many years, has leased the lands to individuals through a licensing arrangement. There are about 375 licensees for a "camping site" within the three township area; about 150 are located within Negaunee Township at Hoist Basin. In 1995, when renewal of the licenses was being negotiated many of the "campers" began investigating the possibility of purchasing the lands from Longyear Realty Company. Longyear Realty Company has entered into a "Binding Purchase Agreement" with a newly formed company, Dead River Campers, Inc. to purchase about 4,500 acres. The final sale of the property is expected to be concluded in 1999. As part of the sale process, Dead River Campers, Inc. is surveying the individual camper sites in order to create individual lots, for which the "campers" will receive a property deed. The amount of land contained in each individual parcel will be used to determine the individual "camper's" share of the total ~rchase price; the "campers" will be purchasing their individual lot plus an interest in the vacant lands surrounding the areas where "camping sites" are located. There are about 500 acres within the three-township area on which the individual "camp sites" are located. The individual lots range in size from 1½ to 4 acres; the typical size is about 200 feet by 300 feet. Chapter 7 - Page 18 �There is a mix of housing types, some larger homes worth about $100,000 that could be used on a year around basis and a few dwellings that are basically two rooms used on a seasonal basis. Some of the "camping sites" are vacant land. There are about 4,000 acres that are vacant lands, that the members of the Dead Rivers Campers, Inc. will own. The camping association will be examining alternatives as to the use of these vacant lands. The association would like to keep the Basin area as pristine as possible and limit development. These areas are important to the Township in determining the amount of services (water, waste collection, etc.) needed in the future. 7.6 Issues and Opportunities The Township could be characterized as an area of owner-occupied single family houses generally built in the 1970s. One third of the housing stock were constructed during the 1970s. The value of owner-occupied houses is greater in the Township than the immediate adjoining communities, with the exception of Marquette and Sands Township. More than a third (37.4 percent) of renters within the township paid more than 25 percent of their income for rent, and 16.8 percent of the homeowners paid more than 25 percent of their income for housing costs. This may suggest that affordability may be a problem or issue within the township. The number of housing units within the township increased 10 percent from 1980 to 1990; during the same time period the population fell about 3 percent. The number of persons per household has also decreased during the past decade. With 18 percent of the housing stock constructed during the 1980s and approximately 141 housing units authorized for construction (representing 11 percent of the housing stock if all constructed) a strong demand for housing in the township is suggested. Between 1980 and 1990, the number of female-headed families more than doubled, while the number of male-headed households decreased. The number of householders living alone also more than doubled. The type and cost of housing required in the future may be affected by the fact that much of the growth is occurring in one person or single parent families. Approximately 12 percent of the housing stock in the Township are mobile homes. Though mobile homes offer an affordable form of housing to may residents, there are differences in the property tax assessments and other forms of housing. Generally, mobile homes to do appreciate over time and depending upon locations, are often Chapter 7 - Page 19 �. inconsistent with the surrounding neighborhood in terms of appearance and type of construction. Older mobile homes have also been found to be in need of repairs and rehabilitation work. There are some houses in the Township which are substandard, almost 6 percent of the housing stock lack complete plumbing facilities. These units may be for seasonal use now, but the possibility exists that over time, the houses may be converted to yeararound use. Housing growth is occurring in areas not presently served by the municipal water system. With the sale of the lands owned by Longyear Realty Company to an association, the property that was owned by one corporation may eventually end up in individual land ownership. There may be increased demand to allow year around residences in the area. Most of the area in the northern part of the Township is zoned as Forestry, which allows for seasonal dwellings with year-around homes as a conditional use. Several homes located in the Dead River Basin and McClure Basin areas were originally constructed for seasonal use, but over time they have become year around residences. To gain access to homes located on roads that have been designated as "seasonal roads" by the county road commission, residents are plowing the roads. This situation may pose problems for emergency vehicles as the roadway by not be wide enough. As more and more people convert homes into year-around use, there will be more demands for municipal services, such as garbage pick-up, school bus runs, snowplowing, etc. The Planning Commission, as part of the future process of updating and revising the zoning ordinance, needs to review and become aware of the changing and potential changing land uses occurring within the northern part of the Township. Chapter 7 - Page 20 r �8.0 PARK AND RECREATION FACILITIES The park and open space site facility recommendations for Negaunee Township are presented in this chapter. The purpose of the park and open space plan element is to provide the Township with a comprehensive and sound working guide that will direct the acquisition and development of parks and recreational facilities needed or desired to satisfy the demands of the Township residents. The chapter is intended to integrate the Negaunee Township Recreation Plan into this comprehensive plan. However, the Recreation Plan should remain the primary document used by the Township for any current and future park and recreation endeavors. A community recreation plan under the Michigan Department of Natural Resources regulation is a comprehensive recreation plan for a local unit of government, valid for a five-year period, and is required in order for the Township to participate in federal and state recreational funding programs. Annually, under these recreational funding programs, funds are made available to local communities by the MDNR through a competitive grant application process. The application deadlines for these grants are April 1st and September 1st. If a community recreation plan has expired, it must be updated by the community and then approved by the MDNR at least a month before these application deadlines to apply for a recreation grant. The Township current recreation plan is valid until 2000. The first portion of this chapter provides an inventory of existing parks, recreational facilities, natural resource assets, and historically significant places located within the planning area. Recreational facilities located in surrounding communities, which may be used by Township residents are also identified in this section. The second portion of this chapter details the Township current and future recreational needs, which have been identified as necessary or desired to increase the quality of recreation opportunities offered locally. Most of these needs were identified during the planning process when the Township current recreation plan was updated in 1995; however, some needs have been identified by the Township since that time. The final section of this chapter describes the recreational needs of the community in relation to standards set by the National Recreation and Park Association and Americans with Disabilities Act of 1990. 8.1 Existing Recreational Facilities From a recreation standpoint, it is important that the Township provide a broad range of recreational opportunities to local citizens, as well as tourists. When identifying existing facilities, it helps to understand the types of facilities present. For convenience, the different types of facilities, in general, are explained below. Chapter 8 - Page 1 �.. Mini-Park: A park containing specialized facilities that serves a concentration or limited population or specific group such as tots or the elderly. Neighborhood Park/Playground: An active recreation site incorporating one or more open space areas designed for field sport and providing play apparatuses. The open space areas should be able to serve the needs of both youths and adults. Community Park/Recreation Area: Area of diverse environmental quality. May include areas suited for intense recreational facilities such as athletic complexes and large swimming pools. May be an area of natural quality for outdoor recreation such as walking, viewing, sitting, and picnicking. Regional Park/Recreation Area: Area of natural or ornamental quality for outdoor recreation, such as picnicking, boating, fishing, swimming, camping, and trail uses. It may include play areas. These types of facilities tend to attract individuals from outside the community. Within Negaunee Township boundaries, there are eight publicly owned park and recreation sites. These sites provide a wide spectrum of recreational opportunities that Township residents and individuals living outside of the Township can enjoy year-round. In August of 1997, an inventory of existing public-owned recreation areas and facilities was conducted. Some information in this section was obtained from the Township current five-year recreation plan, which was adopted and approved in 1995. Map 8-1 shows the location of each facility. Township-Owned Recreation Facilities 1. Negaunee Township Park: This regional park is located on a 71-acre parcel of land along M-35, about 1/4 mile south of U.S. 41/M-28. The Park is utilized yearround by local residents and individuals from surrounding areas. During the summer months, the baseball and softball fields located within the Park are used by local organized leagues for practices and games. These fields are often used by local residents when league teams are not playing or practicing. The Park picnic area is used for various parties and social gatherings. The Park crosscountry ski trail is a very popular attraction during the winter. It is used by local residents, ski organizations, out-of-town visitors, and the Northern Michigan University U.S. Olympic Training Center. Facilities at the Park include: • • • • • Basketball Court, Two Hoops Small Pavilion Warming Building/Concession Fenced-in Playground Area Slide Chapter 8 - Page 2 .,_ • • • • Tennis Court Cross-Country Ski Trail Storage Building Merry-go-Round Horse Swing Set �• 19 Picnic Tables • Two Grills • Four Dugouts • Two Lime Sheds • Seven Trash Cans • Wooden Multi Play Apparatus • Two Spring Play Apparatuses • Storage Garage • Volleyball Court • Snowmobile Trail Access • Five Bleachers • Two Benches • Fenced-in Regulation Size Little League Baseball Field • Fenced-in Babe Ruth Baseball Field • Fenced-in Softball Field • Cross-country Ski Trail (a new two-mile segment is located on adjacent corporate-owned land) 2. Negaunee Township Community Building: The Community Building is located next to Township Park on a two-acre parcel. The gym facility located within the building is used by local residents for playing basketball, shuffle board, table tennis, volleyball, and dancing. The following are facilities within the Community Building that are most likely used by individuals partaking in recreational activities within the structure: • Two Conference Rooms • Full Kitchen • Gym • Four Bathrooms 3. Kivela Road Recreation Area: This Township-owned community recreation area is located on a 40-acre parcel of land in the western portion of the Township, along Kivela Road. The ballfield at the site is used during the summer by local slow pitch softball leagues. Youngsters attending league softball games with their parents usually use the playground at the site. During the winter months, the Recreation Area's trail is used for cross-country skiing. Facilities at the Recreation Area include: • • • • • • • • 4. Baseball Diamond, with Fencing Restroom/Storage Facility Bleacher Basketball Hoop with Small Court Wooden Multi Play Apparatus Slide Swing Set Fencing Between Parking Area & Playground • • • • • • • Offstreet Parking Area Three Picnic Tables Two Benches Rotating Play Apparatus Swing Set for Toddlers Merry-go-Round Cross-Country Ski Trail Midway Drive Recreation Park: This one-acre neighborhood park is located along Midway Drive (CR 502), about ½ mile northeast of U.S 41/M-28. The Park is mostly used by local neighborhood children as a play area. Facilities at the Park include: Chapter 8 - Page 3 �• • • • • • 5. Basketball Court, Two Hoops Picnic Table Three Spring Play Apparatuses Small Swing Set Climbing Play Apparatus Rotating Play Apparatus • • • • • Small Grassy Area Trash Can Wooden Multi Play Apparatus Merry-go-Round Large Swing Set M-35 Property: Currently, the Township is proposing to develop a 20-acre parcel of land into a neighborhood park in the southern portion of the Township. The parcel is located on the east side of M-35, just north of CR 480. Facilities planned for the new park include a playground, basketball court, and tennis court. In 1998, the Township is planning to survey the site and construct an access road. The Township is actively looking for funding sources to complete the development of the new park. State-Owned Recreation Sites in the Township 6. McClure Storage Basin Access Site: The access site, located off CR 510 on a 1.03 acre parcel of land in the northern portion of the Township, is owned and maintained by the Michigan DNR. Public access is provided to the McClure Storage Basin and the portion of the Dead River between the Hoist and McClure storage basins. Facilities at the site include: • Hard-Surface Launch Ramp • Gravel Parking Area 7. Hoist Basin Access Site: The access site on the Hoist Storage Basin, located on a 1.82 acre parcel in the northern portion of the Township off CR 510, is owned and maintained by the Michigan DNR. The access site is located next to an Upper Peninsula Power Company hydroelectric dam. Facilities at the site include: • Hard-Surface Launch Ramp • Gravel Parking Area 8. • Vault Toilets • Vault Toilet Michigan Iron Industry Museum: This State-owned facility is located along Forge Road on a 30-acre parcel of land in both Negaunee Township and the City of Negaunee. The museum overlooks the site of the first iron forge in the Lake Superior Region, which spurred the Michigan iron industry that is still an important segment of the area economy. The facility interprets Michigan's rich iron mining heritage through exhibits of early iron ore mining artifacts, audiovisual programs, and outdoor interpretive paths. In August, the museum is the site of Iron Heritage Day, which includes concerts, lectures, and programs for the gifted and talented and Junior Historians. The facility, with a 96-seat Chapter 8 - Page 4 ,.-,_ ,........ �auditorium, is available for club meetings, special events, and church groups. It is open to the public seven days a week from May 1st to October 31st. 8.2 Nearby Recreational Sites The following is an inventory of recreational facilities outside of Negaunee Township that may be used by Township residents. The data was attained from recreation plans of communities that surround Negaunee Township. TABLE 8-1 SELECTED RECREATIONAL SITES IN NEARBY AREAS Description Site Acreage City of Negaunee Negaunee Ice Arena (City-owned) Full Sized Arena, Restrooms, Lobby, Four Locker Rooms, Summer Volleyball Court, and Hard Surface Parking Area 3.5 Community Play Field (leased to the school district by CCIC) Playground/Athletic Field, Running Track, Five Tennis Courts, Outdoor Volleyball Court, Playground Equipment, Totlot, 1,800-Person Capacity Stadium, Lavatory Facilities, and Concession Building 5.5 Miner's Dry (school districtowned) Wrestling and Weight Lifting Room, Lavatory Facilities, and Locker Room LaCombe Field (leased to the City by CCIC) Illuminated Softball Field, Lavatory, Storage Facility, and Open Field used for Football Practice and Soccer 3.3 Lions Field (leased to the City by CCIC) Baseball Field, Six Illuminated Horseshoe Courts, Basketball Court, Playground Equipment, Lavatory, Concession, and Storage Building 2.1 Baseball Field, Concessions, Lavatory, and Storage Building 5.0 Jackson Park (leased to the City by CCIC) Picnic Area, 12 Picnic Tables, Playground Equipment, Two Tennis Courts, and Six Horseshoe Courts 5.0 Miner's Park (City-owned) Picnic Area, Two Illuminated Basketball Courts, Playground Equipment, Two Horseshoe Courts, Green Open Area, Historical Markers, and Volleyball Court 5.0 Teal Lake Waterfront (City-owned) Picnic Area, Six Picnic Tables, 1000' Water Frontage, Boating with Electric Motors or Oars, and Fishing 21.0 Iron Town Field (leased to the City by CCIC) I 1. Chapter 8 - Page 5 �TABLE 8-1 SELECTED RECREATIONAL SITES IN NEARBY AREAS Description Site Acreage City Park I (City-owned) Band Shell 1.0 Eastwood Playlot (Two lots Cityowned, two lots leased to the City by CCIC) Basketball Court, Playground Equipment, and Open Space 1.0 Buffalo Hills Park (leased to the City by CCIC) Basketball Court, Playground Equipment, and Open Space 1.0 Ann Street Park (leased to the City by CCIC) Basketball Court, Playground Equipment, and Open Space 1.0 City Park Il (City-owned) Playground Equipment 1.0 St. Paul's Playground (churchowned) Basketball Court and Hard Surface Play Area 1.0 Negaunee Middle School (school district-owned) Gym, Outdoor Basketball Court, and Open Space 1.4 Negaunee High School (school district-owned) Indoor Pool, Auditorium, and Gym Lakeview Elementary (schooldistrict owned) Playground Equipment, Totlot, Two Tennis Courts, Basketball Court, Open Field, Multi-Purpose Room, and Gym Senior Citizen's Center (Cityowned) 15,000 sq. ft. Building Negaunee City Library (Cityowned) Michigan Room, Occasional Speakers, and Art and Craft Demonstrations Naturbahn 800 Meter Luge Run (leased to City by CCIC) Warming Shacks, Maintenance Building, Starting House, Equipment Rental, and Parking Lot Superior Nordic Training & Recreation Complex (leased to the Ishpeming Ski Club by CCIC) Ski Area, Five Jumping Hills, Lighted CrossCountry Ski Trail, Two Unlighted Cross-Country Ski Trails, Concession, and Storage Area (A portion of the ski trail is located in the City of Ishpeming) Chapter 8 - Page 6 17.4 5.8 60.0 �TABLE 8-1 SELECTED RECREATIONAL SITES IN NEARBY AREAS Site Description Acreage City of Marquette Presque Isle Park Two Picnic Areas, Cross-Country Ski Trail, Playground, Two Tennis Courts, Band Shell, Fishing, Shuffleboard, Horseshoes Pits, Gazebo, Breakwall with Lighthouse, Outdoor Swimming Pool, and Water Slide 312.0 Presque Isle Marina Boat Launching and Docking Facilities on Lake Superior 40.0 Marquette Mountain Downhill Skiing, Lodge, Luge Run, and Picnic Area Lakeview Arena Recreation and _Convention Facility used for Hockey, Skating, Concerts, Shows, Exhibits, etc. Superior Dome World's Largest Wooden Dome Containing Football field, also used for Trade Shows, Concerts, etc. I Mount Marquette Lookout Lookout View of the City of Marquette and Lake Superior, Snowmobile Trail, and Hiking Trail Marquette Township Sugar Loaf Mountain Area Nature Trail and Scenic Overlook NMU Forest (Longyear Forest) Nature Trail, Cross-Country Ski Trail, and Physical Fitness Trail Forestville Dead River Public Access Site Boat Launch on Dead River Little Garlic River Public Access Fishing Access Site City of Ishpeming City Playground I Two Lighted Ball Diamonds, Two Unlighted Ball , Diamonds, Four Lighted Tennis Courts, Two Unlighted Tennis Courts, Four Lighted Basketball Courts, Restroom/Locker Room, Warming Shelter and Restrooms, Natural Ice Rink, Playground Equipment, Stadium, Bleachers, Paved Track, Paved Field Event Areas, Lighted Football Area, Concession Area, Storage Building and Restrooms, Totlot Area, Four Horse.shoe Courts, Pavilion/Concession Area, and Little League Baseball Fields Chapter 8 - Page 7 80.0 180.0 5.0 56.0 �TABLE 8-1 SELECTED RECREATIONAL SITES IN NEARBY AREAS Site Description Acreage 260.0 Al Quaal Ball Diamond, Clubhouse, Pavilion Area, Restroom Building, Toboggan House and Slide, Ski Warming Shelter, Ski Ticket and Patrol Shelter, Ski Tow Building, Basketball Courts, Tennis Courts, Picnic Area, Picnic Equipment, Playground Equipment, 16 Horseshoe Courts, Three Downhill Ski Slopes, Three Cross-Country Trails, Snowmobile Trail, Lighted Sledding Area, and Playground Equipment National Guard Armory Gym and Pistol and Rifle Range National Ski Hall of Fame Museum and Display Area 1.0 Softball Diamond, Little League Diamond, Tennis Courts, Pavilion, Tot Lot, Restrooms, Concession Stands, Playground, Horseshoe Court, Shuffleboard, Volleyball Court, Basketball Court, Picnic Tables, and Grills 7.0 Ishpeming Township Ishpeming Township Sands Township Blueberry Ridge Pathway Trail System (Cross-Country Skiing, Mountain Biking, and Hiking) Marquette County Fairgrounds Exhibition Building, American Legion Building, 4H Building, Horse Show Arena, Two Cattle Show Rings, Horse Barn, Poultry and Small Animal Building, Large Live Stock Building, Office Building, Barrier-Free Restroom/Utility Building, Two Storage Structures, Power Outlets, Two Wells, Large Lighted Parking Area, Outside Speaker System, ½ Mile Oval Race Track, Mud Drag Strip, Paved Go-Cart Track, Large Carnival Area, Outside Horse Stall, Two Outdoor Pavilions, and Portable Bleachers 60.0 Source: Local Recreation Plans. 8.3 Historical Resources Below is a list of ten properties located within Negaunee 'Township and the City of Negaunee considered historical places. These properties are listed on the State Register of Historic Places, the National Register of Historic Places, or are identified by the Marquette County Historical Society as a historical place. Chapter 8 - Page 8 �1. Carp River Forge, Michigan Iron Industry Museum: This historic site is located along Forge Road, off CR 492, just north of the City of Negaunee's northeast limit. The Forge was constructed by the Jackson Iron Company at this location in the 1847. The Jack.son Iron Company was the first to establish an iron ore mining operation in the Upper Peninsula of Michigan. It developed the forge because of the difficulty of transporting bulk ore around the rapids at Sault Ste. Marie. It was thought the forge was the most economically feasible method of using the great reserves of iron ore. The forge converted ore directly into wrought iron without the usual intermediate step of smelting the ore into pig iron. Power for the forge and adjacent sawmill came from a dam built across the nearby Carp River. The first iron produced in the U.P. came out of this forge. The quality of the iron produced from the forge started the great Michigan iron boom, which economically and socially transformed the central U.P.. However, because of the climate and difficulties in supply and shipment, the forge was never a financial success. In 1854, the forge ceased operation, which was initiated by the construction of the Soo Locks. Once the locks were in operation in 1855, the ore could be shipped easier to the furnaces in the Lower Great Lakes. The site stayed in ruins for many years. However, a twelve-year crusade from local groups and politicians led to the construction of the Michigan Iron Industry Museum at the site of the forge operation in 1985 and 1986. It was officially open to the public in May of 1987. The Museum presents the history of Michigan's three iron ranges and the people who worked them through museum exhibits, audio-visual programs, and outdoor interpretive paths. The facility is administered by the Michigan Department of State, Michigan Historical Center, which has established a regional office at the facility for its museum programs in the Upper Peninsula. About 14,500 individuals visit the museum annually. The site of the forge was officially recognized as a State historical place in 1956 and a National historical place in 1975. 2. Lewis Henry Morgan: A plaque honoring early Marquette County resident Lewis Henry Morgan is located along CR 492 in the southeastern portion of the Township, near Morgan Creek. Morgan was a lawyer, anthropologist, biologist, and industrialist who came to the Marquette Range in 1855. He initially came to the area to help the Ely family with its plan to develop the first railroad. In July of 1863 he organized the Morgan Iron Company, which established an iron works, furnace, and village for workers near Little Carp River (Morgan Creek) and the Marquette & Ontonagon Railroad. In the company's first ten months of operation, it netted a profit of 200 percent, which enabled it to pay its indebtedness for land and machinery and declare a 100 percent dividend for the investors. In 1868, Morgan completed a book called "The American Beaver," which was the result of years of studying the animal. Morgan's greatest fame came from his studies of primitive societies, starting with his undergraduate studies on the Iroquois tribes at Union College. He wrote the following books on primitive societies: "Systems of Consanguinity and Affinity of the Human Chapter 8 - Page 9 �Family," in 1871 and "Ancient Society," in 1876. He is recognized as the Father of American Anthropology. The Marquette County Historical Society's plaque honoring this famous County resident was officially dedicated in October of 1992. 3. Burt's Discovery of Iron Ore: The site of the first discovery of iron ore in the Lake Superior region is located near Jackison Park in the City of Negaunee. William Austin Burt and his party of surveyors discovered this site on September 19, 1844, while establishing township lines and making geological observations for the federal government. 4. Iron Cliffs Company: This historical two-and-a-half story brick and sandstone structure is at 101 Pioneer Avenue in the City of Negaunee. Features of the structure include a mansard roof with cresting, polygonal bay, and tower. It was the structure that originally housed offices of the Iron Cliffs Company. The Negaunee Public Schools administration offices are currently housed within the building. It was officially recognized as a State historical place in 1975. 5. Jackson Mine: The historic site is located in the western portion of the City of Negaunee, south of Teal Lake. The oldest pit at the mine, the Pioneer pit, is located approximately ½ mile west of the intersection of Cleveland and Iron Streets, near the site that iron ore was first discovered in the U.P.. In 1845, the newly formed Jackson Mine Company sent an exploration party headed by Phil M. Everett to the Lake Superior region to investigate the mineral possibilities of the Lake Superior region. When it arrived at the Carp River, Narhu-gesucm a Chippewa chief, guided the members of the party in June of 1845 to this site where he showed them iron ore in the roots of a fallen pine tree. Because of this discovery, the Jackson Mining Company, of which Everett was a founder, began taking out ore at the site in 1847, which was the first iron mining operation established in the Lake Superior area. Between 1848 and 1924, the mine shipped 4,357,256 tons from the site. The Pioneer pit became inactive in 1924. The Jackson Mining Company became a part of The Cleveland-Cliffs Iron Company in 1905 because of increasing costs and declining ore prices. The mine was official recognized as a State historical place in 1956 and a National historical place in 1971. The historical marker dedicated to this mining site is located at Miner Park in the City of Negaunee. 6. Marquette Iron Range: The historical marker identifying the Marquette Iron Range as a significant part of the historic development of Marquette County is located in the north central portion of the City of Negaunee, at the intersection of U.S. 41/M-28 and Maple Street. The Marquette h-on Range was the first to be discovered and mined of the ore deposits in the Lake Superior region. Outcroppings of iron ore were first discovered by William A. Burt and his surveying party south of Teal Lake in 1844. The Jackson Mining Company began mining iron ore near the area of the first discovery in 1847, which was the first Chapter 8 • Page 10 " ..;., �mining operation in existence within the iron range. Most of the early mines were open pit operations. Underground mining did not occur within the range until after the Civil War. The Jackson Iron Company built a forge on the Carp River for producing iron blooms in 1848. The first iron product in the U.P. came from this forge. The Pioneer Furnace at Negaunee, built in 1857-1858, was the first actual blast furnace. However, most of the iron ore from the range was shipped out of the region to be smelted. In 1857, the construction of the Iron Mountain Railroad meant that ore could be moved easier to the Marquette ore docks. Once hauled to the docks, the ore was loaded on ships and carried through the Soo Canal to the iron and steel industries in the lower great lakes. The Marquette Iron Range was officially recognized as a State historic place in 1856. 7. Negaunee City Hall: This historical structure is located at the corner of Silver and Jackson streets in the City of Negaunee. In 1873, Negaunee was incorporated as a city, which was influenced heavily by the iron ore mining boom occurring in the area at the time. Forty-one years later, a red brick and white limestone with terra cotta detailing building was constructed as the Negaunee city hall. The structure was designed by John D. Chubb, a Chicago architect widely known in the Midwest, in a style reminiscent of the Renaissance. The building clock tower with its baroque elements is the most manifest feature on the structure. It houses all of the City departments, except public works, fire, water, and wastewater. It is also the location of the City public library. The building was officially recognized as a State historic place in 1979. 8. Union Railroad Depot: The depot is located at 420 Rail Street in the central portion of the City of Negaunee. In late 1800s and early 1900s, this wooden structure served as many as 18 trains a day. Negaunee was a very booming community during this period. In the early years of the development of the Negaunee area, there were few roads. The railroad development in this area and other parts of the U.P. made it possible for supplies to be shipped in and out of these areas. The establishment of a railroad system also catapulted the iron ore mining industry in the Marquette Iron Range area. In Negaunee, this and one other depot are the only depots that remain from this period when rail was the king of transportation. The depot is currently used by North Jackson Company, a scientific consulting business. The historic depot was official recognized as a State historic place in 1981. 9. Negaunee State Bank Building: This historic building is located at 331 Iron Street in the central portion of the City of Negaunee. This triangular shape two-story wood frame structure, faced with brick, was constructed in 1912 on the site of the Old Bank Building, which was a local landmark constructed during 1873 and 1874, and burned down in 1912. It was designed by architect Demetrius Frederick Charlton of Marquette, who designed many significant public buildings Chapter 8 - Page 11 �in the Upper Peninsula. The site served as bank from 1873-1874, 1881-1908, and 1909-1933. The Great Depression was the downfall of the Negaunee State Bank. After the failure of the bank, the building continued to house a variety of businesses, primarily insurance agencies and professionals, including lawyers, doctors, and dentists. Today, the structure is an antique shop. It was a very important part of the growth and development of the City of Negaunee. The structure was officially recognized as a National historic place in 1995. 10. Discovecy of Lake Superior Iron Ore: This plaque honoring the first discovery of iron ore within the Marquette Iron Range is located along Water Street, south of Teal Lake. It was at this location that on September 19, 1844 that a U.S. Government survey party led by William Austin Burt, inventor of the solar compass, encountered a highly magnetic area that caused a compass to point south while running the line between Townships 26 and 27 West. After this incident, Burt directed his men to search for the cause, and they fund lumps of high grade iron ore, thus discovering what was to become the Marquette Iron Range. These pieces of iron ore were the first to be found in the Lake Superior Region. Seven months later, the Jackson Mining Company acquired Section 1 and became the region's first iron mining company. In 1847, this company constructed the Carp River Forge, the first to make iron from Lake Superior ore. The Marquette County Historical Society plaque honoring the discovery of iron ore was officially erected in 1987. 8.4 Local Recreation Needs The Negaunee Township Recreation Plan (prepared by Sundberg, Carlson and Associates, Inc.), adopted by the Township Board in March of 1995, identifies needs and priorities for local recreation facilities and programs. Within the Plan, a specific recreation facility needs list and capital improvement schedule were developed by the Township Building and Recreation Committee, which are used by Township officials for making future decisions on improving existing park and recreation sites and developing new sites. Specific Recreation Facility Needs When the current Township recreation plan was updated, the Building and Recreation Committee and Township Board reached a consensus on the following facility needs for improving recreational opportunities within the Township, which were expressed through personal observation of Township residents using the TcJwnship park and recreation facilities, review of informal survey results, discussions with citizens and civic groups, and the holding of workshops and public meetings: Chapter 8 - Page 12 �• Negaunee Township Park • The existing Babe Ruth baseball field does not meet the requirements for sanctioned/tournament use. It is located in an area that would be best suited as a playground/picnic area. Relocate Babe Ruth Field and design to regulation/sanctioned size. • Existing playground is undersized with outdated equipment and there is insufficient room for expansion at the existing site. A picnic area should be located next to the play area, particularly one that would better accommodate young, elderly, and physically challenged. Relocate existing playground equipment to accommodate young, elderly, and physically challenged. • Existing and proposed ballfields cannot be properly maintained without irrigation facilities. Install water line to the baseball fields and new relocated park/playground to serve restrooms and provide field watering. • The cross-country ski trail for beginners is insufficiently lighted to safely allow skiing after dark, which arrives early in winter months. Provide lighting for the cross-country beginner's trail. • The community building has insufficient space to house a sizeable game room which is in high demand. Expand the existing community building northward to accommodate a game room wing. • Not all of the existing playground facilities can accommodate the physically challenged. Most were constructed before ADA requirements. To the extent possible, upgrade all existing playgrounds to facilitate persons with disabilities. Both the Kivala Road Recreation Area and the Negaunee Township Park have disabled accessible toilets. • Negaunee Township enjoys the unique advantage of beautiful inland shoreline. The preservation of that shoreline for future generations, as well as for the recreational benefit of Township residents and visitors, is of primary importance. The Township Planning Commission should review zoning and other land management tools that could be used to protect shoreline and/or create public access. The Township Board should encourage and endorse MDNR improvements to the two existing MDNR public access sites. • The Township has limited funds for recreation improvements. As a means of conserving scarce funding resources and to afford a variety of opportunities, develop a multi-use, all season, recreation trail system. Chapter 8 - Page 13 �• Snowmobiling is becoming popular throughout the region and is gaining wide appeal in the Township. The County has an excellent trail system, a main segment of which cuts east-west through the Township between Marquette and Negaunee near CR 492. Particular attention should be given to upgrading the trail that provides access between the CR 492 trail and the U.S. 41 area where commercial services are found. Actively participate in the continuing effort of the local snowmobiling organizations to develop permanent and safe trails. • The Township's only tennis court is located south of U.S. 41/M-28 at Township Park. The highway acts as a barrier, separating the Township into north and south segments. There is a need for a court north of the highway. Study the feasibility of constructing a court at Midway Park and Kivela Road Park to serve neighborhoods located north of the highway. • Some geographic areas in the Township do not have any park facilities, particularly the neighborhoods in the southern part of the Township. To meet this urgent need, develop the M-35 park on Township-owned land in the south part of the Township. • The existing Kivela Park cross-country ski trail is laid out for intermediate to advanced use, which discourages and/or results in unsafe use by beginners and youngsters. Reconfigure certain trail segments to reduce the number and/or radius of the curves to accommodate beginners. • The many homes along Midway Drive coupled with relatively heavy traffic volumes and shared use of roadway by motorists and bicyclists have resulted in an unsafe situation. There is the need to provide a safe means to cross U.S. 41/M-28 and provide bicycle accessibility to the Township Park/Community Center. A bikeway along Midway Drive with a connection to the Township Park/Community Center will decrease bicycle - motor vehicle conflict and increase safety. • To protect park users from the elements, construct a pavilion designed to house a variety of activities. • The Township does not currently have an ice rink. Increasing use, cost, and harder to schedule ice time at other facilities has resulted in more demand for a Township facility. Develop an outdoor ice rink to meet this need. • The existing habitat complex around Morgan Pond is in danger of being altered with a significant loss of wetland acreage and deterioration of the existing impoundment. Support the proposed mitigation project sponsored by Empire Iron Mining Partnership that will improve environmental characteristics to increase the quality and variety of recreation experiences in the area. Chapter 8 • Page 14 �Recreation Development Schedule The Township Building and Recreation Committee used the above list of specific recreation facility needs to formulate the following capital improvement program or development schedule for implementing the Township's current recreation plan. The Township Board approved this development schedule and agreed that it should be followed as nearly as possible, unless extraordinary circumstances develop. TABLE 8-2 RECREATIONAL DEVELOPMENT SCHEDULE, NEGAUNEE TOWNSHIP Project Status Year Kivela Road Park ski and nature trail improvement. 1995-96 Completed Plan and design portions of Morgan Pond. 1995-96 Abandoned* Design and develop improvements at Township Park, which includes relation of playground and new equipment, baseball field relocation/upgrade, ski trail lighting, water line, and environmental remediation. 1996-97 Planned Develop safe and permanent snowmobile access trails from the existing trail system along CR 492 to the Township's commercial area on U.S. 41 to allow provision of services used by the sport. Design trails for multi\year-round use where possible. 1996-97 Planned New neighborhood park including construction of a playground area, parking lot, basketball court, and picnic area at the south M-35 Recreation Area. 1998-99 In Progress Develop a bike path along Midway Drive to Township Park/Community Center. 1998-99 Planned Construction of year-round multi-purpose pavilion including roof, slab, and removable wall panels at Township Park. 1999 Planned Develop multi-purpose tennis court at Midway Drive Park. 1999 Planned Develop outdoor ice rink. 1999 Planned • The project was abandoned because Empire Mine could not get approval from the State. Source: Negaunee Township Recreation Plan, 1995. 8.5 Recreation Needs Standards One method to assess community recreation needs is the standards system. Standards developed by the National Recreation and Park Association (NRPA) provide a scale Chapter 8 - Page 15 �I against which an existing recreation system can be measured so that guidelines for future needs can be created. Standards correlate the amount of acreage needed to adequately provide land for recreational uses to the community population. Standards for Recreation Open Space: Open space needs are usually assessed using space standards, the most common and widely used measure of a recreation system's adequacy. Total park and recreation space is usually expressed as acres per population. These space standards are useful in assessing current and future open space needs and demand (Table 8-3). A community park system under NRPA standards should have a minimum of 6.25 to 10.50 total acres of developed open space per 1,000 population. Negaunee Township with a population of 2,368 would have to provide between 0.59 to 1.18 acres of mini parks, 2.37 to 4.74 acres of neighborhood parks/playgrounds, 11.84 to 18.94 acres of community parks/recreation areas, and 11.84 to 23.68 acres of regional parks/recreation areas to meet this standard (Table 8-4). Existing Public Open Space: Negaunee Township possesses over 146.85 acres of publiclyowned recreational land. The breakdown of this recreational land includes: 0.0 acres of mini parks, 1.0 acres of neighborhood parks/playgrounds, 42.0 acres of community parks/recreation areas, and 103.9 acres of regional parks/recreation areas (Table 8-4). Comparing the NRPA standards with the number of acres of recreational land found in the Township, the Township has excess acreage of land in community and regional parks/recreation areas, but is lacking in neighborhood park/playground and mini park acreage. However, many communities find that their need for recreational opportunities and open space can be met by facilities in nearby communities, while sometimes a community may be providing recreational opportunities and open space for neighboring communities. For example, regional recreation areas with many natural resource attributes are usually not found in urban areas but in rural townships. These types of recreation areas usually accommodate beyond the needs of the local residents. Conversely, rural townships would typically not include more intensively-developed recreation facilities, such as large indoor sporting complexes, but residents of these townships could possibly access such facilities in nearby urban communities. The NRPA standards would indicate that the total acreage of recreation land in the Township is adequate for the current population. However, other factors should also be considered when planning for future recreation developments. Chapter 8 - Page 16 - �TABLE 8-3 LOCAL AND REGIONAL RECREATION OPEN SPACE STANDARDS Park Type Service Area Size (Acres) Acres/1,000 Population Uses Mini Park < 1/4 mile radius 1 or less 0.25 to 0.5 Specialized facility that serves a concentrated or limited population or specific group such as tots or seniors citizem Neighborhood Park/Playground 1/4 to 1/2 15+ 1.0 to 2.0 Area for intense recreation activities such as field games, court games, crafts, play equipment, skating, picnicking, etc. Community Park/Recreation Area Serving several 25+ neighborhood. 1 to 2 mile radius 5.0 to 8.0 Area of diverse environmental quality. May include areas suited for intense recreational facilities, such as athletic complexes and large swimming pools. May also be an area of natural quality for outdoor recreation, such as walking, viewing, sitting, and picnicking. Regional Park/Recreation Area Serving several Communities 1 hour driving time 5.0 to 10.0 Area of natural or ornamental quality for outdoor recreation, such as picnicking, boating, fishing, swimming, camping, and trail use; may include play areas. 200+ Source: Roger A. Lancaster, Ed. 1983, Recreation, Park and Open Space Standards and Guidelines, Alexandria, Virginia: National Recreation and Park Association. Chapter 8 - Page 17 �I TABLE 8-4 EXISTING PUBLIC OPEN SPACE, NEGAUNEE TOWNSHIP Type of Park Land Area Standard (Acres) Park Land Area (Acres) Mini Parks No Site Found Within the Township 0.0 Subtotal 0.0 0.59 to 1.18 Neighborhood Parks/Playgrounds Midway Drive Recreation Park 1.0 Subtotal 1.0 2.37 to 4.74 Community Parks Negaunee Township Community Building 2.0 Kivela Road Recreation Area 40.0 Subtotal 42.0 26.64 to 23.68 Regional Park Negaunee Township Park 71.0 McClure Storage Basin Access Site 1.03 Hoist Basin Access Site 1.82 Michigan Iron Industry Museum I Subtotal ITotal Park Area 30.0 I 103.85 I 146.85 I I 11.84 to 23.681 61.69 to 115.281 Note: Does not include lands or facilities in State or National Forests or Parks Source: Roger A. Lancaster, Ed. 1983, Recreation, Park and Open Space Standards and Guidelines, Alexandria, Virginia: National Recreation and Park Association. 8.6 Park Accessibility The Americans with Disabilities Act (ADA) identified specific standards that would insure that persons with disabilities have the same opportunities to fully participate, live independently, and be economically self-sufficient within society. The Act is comprised Chapter 8 - Page 18 �of five sections: Employment, Public Accommodations, Transportation, State and Local Government Operations, and Telecommunications. Title II of the ADA, Public Accommodations, is relevant to the level of accessibility and equal provisions of service at publicly owned outdoor recreation sites. This title states that discrimination against persons with disabilities is prohibited in all services, programs, or activities provided by public entities. The general requirements set forth under this section came into effect on January 26, 1992. Remodeling or new construction of facilities and buildings had the same deadline date to become accessible to the disabled. In existing buildings and facilities, nonstructural changes to improve accessibility were required by January 26, 1992, while all structural improvements of the facilities and buildings were required by January 26, 1995. The Americans with Disabilities Act (ADA) of 1990 requires that "reasonable accommodation" be made to the needs of the estimated one in five people in this country who are disabled. That is, all public and private goods and service providers and employers must remove all structural and communication barriers from facilities, or provide alternative access where feasible. Currently, there are no written standards for making outdoor recreation facilities totally accessible to the disabled. Many suggestions on outdoor recreation facilities accessibility have been made; therefore, recommendations regarding outdoor play equipment, picnic facilities, boat docks, pathways and trails, have been incorporated into this plan. Recommendations regarding buildings, restrooms, slopes of ramps, and parking stalls should be seriously considered. These types of facilities all have current standards set by the Americans With Disabilities Act of 1990. ADA Standards: Accessibility is another factor that should be taken into account when determining recreational needs in Negaunee Township. Often, existing recreational sites are not completely accessible according to the ADA standards. Restrooms, pathways, parking, and general accessibility of all amenities must be examined closely over the next few years to assure that all people are given the same opportunities within the community. Where more than one restroom facility exists, at least one must be accessible by persons with disabilities. In some cases, this would require minimal remodeling; in others, it could require substantial modification. At least one picnic table and one grill designed to accommodate persons in wheelchairs should be available at each park. These facilities should be identified with a sign showing the universal symbol of accessibility. Chapter 8 - Page 19 �I At least one in 25 parking stalls should be designated for disabled parking. These stalls must be the closest spaces to the park or facility entrance and have a direct route to and from the stalls. Spaces must be 96 inches wide with a clearly marked adjacent access aisle of 60 inches and an unobscured vertical sign that shows the universal symbol of accessibility. Slope of these spaces and aisles cannot exceed 1:50. Stable barrier-free pathways which provide linkages from one recreation amenity to another should be provided at outdoor recreation facilities. These pathways must be at least 36 inches wide, and a 60 x 60 inch passing space or turnaround must be provided every 200 feet. If a pathway level changes more than ½ inch, the pathway must be ramped. If the level changes is between ½ inch and ¼ inch, the levels must be beveled. Where water fountains are available, spouts should be no more than 36 inches above the finished floor. If the fountain is freestanding or built-in and does not have a clear space underneath, a clear floor space of 30 to 48 inches alongside the fountain for a parallel approach must be provided. Wall or post mounted fountains must have a clear knee space under the fountain of at least 27 inches high by 17 to 19 inches deep by 30 inches wide. Controls must be located at the front edge of the fountain and operable with one hand without twisting the wrist. A complete guideline list based on standards set by the Americans with Disabilities Act of 1990 for various types of facilities and recommendation established by the USDA Forest Service for improving the accessibility of recreational areas are detailed in Appendix A at the end of the plan. 8.7 Issues and Opportunities Negaunee Township offers sufficient recreational opportunities in terms of outdoor recreation activities. In addition, within a short distance of the Township, other units of government offer facilities that provide opportunities that may be lacking within the Township. The Township park and recreation sites offer local and out-of-town outdoor enthusiasts a wealth of opportunities. Some playground equipment at the Township-owned parks is deteriorating and unsafe. A list of current and future needs has been developed by the Township Building and Recreation Committee using input from Township residents and organizations. The Committee used this data in the development of the To\Mship's current recreation plan five-year capital improvement program, which identifies long-range needs. The Township should follow this improvement program as closely as possible and if necessary, make changes via an amendment to the Plan. Chapter 8 - Page 20 ~ �Some parks and recreation facilities may not be fully accessible in accordance with the Americans With Disabilities Act of 1990. The Township should continue pursuing the development of a neighborhood park on the 20-acre parcel of Township land along M-35 in the southern portion of the Township. The parcel is located within the vicinity of a large residential area. Currently, residents living in this area have to travel over two-miles to the nearest park facility. A few historically significant sites are located within the Township. These sites offer a link to the community's past for current and future residents. There is considerable amount of shoreline along the McClure and Hoist storage basins. In the near future there will be increased pressures for purchasing these lands for residential development as year round or seasonal dwellings. There is the need to preserve and protect some lands around the basins as park lands for future generations to enjoy. The Township should investigate the possibility of purchasing lands along the shorelines. Chapter 8 - Page 21 �9.0 TRANSPORTATION Transportation is necessary for the effective movement of people and goods within and outside an area. It plays a vital role in the facilitation of an area's economy, land use, and development. This section of the plan presents an inventory of the existing transportation facilities in Negaunee Township and the surrounding area, and discusses future transportation needs and concerns. Included in this section are descriptions of the various elements of the Township road system, commercial port facilities, airport, railroad facilities, transit service, and inter-community bus service. 9.1 Road System Michigan Public Act 51 of 1951 (Act 51) says that all counties and all incorporated cities and villages must establish and maintain road systems under their jurisdiction, as distinct from state jurisdiction. This act divides the road system in counties into the following five categories (the legal systems of roads): state trun~ine, county primacy, county local, city/village major, and city/village local. It also provides for the distribution of Michigan road funds to counties and incorporated communities according to formulas that consider, among other things, the mileage in their respective legal system. The following are general descriptions of the Act 51 classifications. Map 9-1 depicts roads according to Act 51 classification, with the addition of private roads. State Tnmkline Highway: The state trunk.line system is made-up of state (M) and federal (U.S.) highways, which connect communities within a county to other areas within the state and locations outside the state. These roadways provide the highest level of traffic mobility for the traveling public. In Negaunee Township, U.S. 41/M-28 and M-35 are classified as state trunk.lines. These trunk.lines account for 9.3 miles, or 15.1 percent of the Township public road system. U.S. 41 is an important north/south highway corridor in the central Upper Peninsula. It runs from Copper Harbor in the Keweenaw Peninsula, through the cities of Marquette and Escanaba, then to the City of Menominee and beyond, and connects the U.P. to the Milwaukee and Chicago urban centers. M-28 is the major highway that links the Township to the eastern and western portions of the U.P. It runs along the northern half of the U.P. from Interstate 75 (near the City of Sault Ste. Marie) to the City of Wakefield. The segment of M-28 from the community of Harvey to the intersection with U.S. 141 in Baraga County runs with U.S. 41. A multi-lane stretch of U.S. 41/M-28 extends from the City of Marquette to just west of the Chapter 9- Page 1 �• City of Ishpeming in Marquette County, including its entire length within Negaunee Township. r--.....I M-35 is an important north/south state trunkline that links the Township to the cities of Menominee and Escanaba to the south. It runs along Lake Michigan from Menominee to Gladstone and then northwest through the communities of Rock and Gwinn to the U.S. 41/M-28 intersection in Negaunee Township. Within the Township, the highway runs from U.S. 41/M-28 to the Richmond Township northern limit, about one mile south of CR 480. The portion of M-35 within the Township serves as an important link between U.S. 41/M-28 and CR 480, especially for commercial traffic. This segment of highway is characterized as winding, steep in some locations, and having surroundings that are mostly residential in nature. State trunklines are maintained by the Marquette County Road Commission under contract with the Michigan Department of Transportation (MDOT). The only exceptions to the maintenance responsibilities include traffic-control considerations such as some signage and painting of centerlines. All maintenance costs are funded by the State. Construction projects are also funded by the State with contracts given by MDOT to private contractors. County Road System (Primacy and Local): By law (Act 51), the county road system is broken into primary and local roads. As a result, all functions related to the county road network, such as financing and road commission activities, are based on the primary/local road classification. The primary road system consists of those county roads of greatest general importance. These roads facilitate the movement of traffic from smaller to larger population centers within a county in areas not served by state trunklines. The primary system also serves as an important supportive road network for the trunkline system. Currently, primary roads make up 13.4 miles, or 21.8 percent of the public road system within Negaunee Township. The roads in the Township classified as primary are CR 480, CR 492, CR 502, and CR 510. These roads are maintained by the Marquette County Road Commission (except snowplowing), whose primary funding source is the Michigan Transportation Fund. ~ All other roads not classified as primary are considered local. The local road system contains the most miles of road in a county road system, but has the lowest level of traffic. The roads in this system are typically considered township roads. A total of 38.8 miles of roads within Negaunee Township are classified as local, which make up 63.1 percent of the public road system. Ten miles, or 26 percent of the local road system in the Township are unpaved or gravel roads. The Road Commission is responsible for all the routine maintenance on these roads, except snoWJ11owing. This task is done by the Township public works crew. The State has proposed the jurisdictional takeover of some county primary roads and city/village major streets throughout the State. Within Negaunee Township, the state Chapter 9- Page 2 ... �~ identified CR 480 and CR 492 as candidates for takeover. Most of the roads selected are important all-season roads. Under the plan, the State would be responsible for the maintenance and construction costs associated with these roads, which would be paid with the funds allocated annually for each road through the Michigan Transportation Fund (MTF). If enacted, the State would likely contract out to the lowest bidder for routine maintenance and construction work on the selected roads. The county road commissions and cities and villages throughout the State, including the Marquette County Road Commission, are generally opposed to this proposed takeover. A large portion of the revenue that these units receive annually through the MTF for maintenance and construction work would be taken away. Many road commissions and cities and villages rely on funds allocated through MTF for roads in the primary/major system to offset the lack of funds received for roads in the local system. 9.2 Private Roads Within Negaunee Township, a few residential areas are currently being served by private roads. The maintenance of these roads (snow plowing, grading, dust control, drainage ditch maintenance, etc.) is the responsibility of the residents living along these roads, who usually either accomplish these tasks on their own or through a contract agreement with a private entity. The Road Commission will not provide any maintenance service to privately owned roads. The presence of private roads may affect some services provided to the residents living along these roads, such as fire protection and emergency services. Access for fire and emergency vehicles on private roads can be difficult, especially if the roads are badly maintained, narrow, and/or lack enough space for turning around. As further development occurs along private roads, the possibility of conflicts between residents living along these roads and the community in which they live is more likely. To remedy these problems in the future, a community can stipulate in its zoning ordinance or land division ordinance that private roads serving new residential areas conform to certain dimensional and maintenance standards. 9.3 National Functional Classification of Roads The National Functional Classification is a planning tool developed by the Federal Highway Administration, which is used by federal, state, and local transportation agencies. It classifies streets and roads according to their function along a continuum that indicates the greatest mobility/greatest access to property. Roads that provide the greatest mobility are classified as principal arterials. Minor arterials, major collectors, and minor collectors follow in this continuum. Roads classified as local provide the greatest access to property. The placement of roads into these categories is determined by the relationship to traffic patterns, land use, land access needs, and traffic volumes (Table 9-1). Map 9-2 shows the National Functional Classification Road System for Negaunee Township. Chapter 9- Page 3 �I The major difference between the functional classification scheme and the one established by Act 51 is that the functional classification breaks down a county road system into more categories. All roads in the functional road classification that are arterials (principal and minor) and collectors (major and minor) are considered either state trunk.lines or primary roads in a county road system under Act 51. The main reason for breaking a county road system into functional classifications is to provide a more useful tool for planning purposes. Principal Arterial: The main function of a principal arterial road is to move traffic over medium to long distances, often between regions, as well as between major economic centers, quickly, safely, and efficiently. In Negaunee Township, the sole roadway that is classified as a principal arterial road is U.S. 41/M-28 (Map 9-2). As mentioned previously, U.S. 41 and M-28 are two vital highways that run through portions of Negaunee Township, Marquette County, and the Upper Peninsula. M-28 is an east/west link across the entire U.P. that serves as an important route for visitors. U.S. 41 is an important north/south highway corridor in the central U.P., used heavily by businesses and industries in this portion of the U.P. and northeastern Wisconsin for hauling raw materials and finished products by truck. Minor Arterial: Minor arterials are roads that move traffic over medium distances within a community or region in a moderate to quick manner. They distribute traffic between collector roads and principal arterials. Within Negaunee Township, M-35 is the only segment of road classified as a minor arterial. Collector Roads: Collector roads provide access between residential neighborhoods and commercial/industrial areas. They should provide a more general "area to area" service rather than specific "point to point" function. Collectors usually serve medium trip lengths between neighborhoods on moderate to low traffic routes at moderate speeds. They distribute traffic between local and arterial roads, usually between home and the following: work, places of worship, school, or those places where business and commerce are conducted. Map 9-2 shows the location of Negaunee Township collector roads. These roads serve to funnel the rural traffic from outlying areas of the Township into the urban portion of the Township and the City of Negaunee, while facilitating the neighborhood to neighborhood traffic. Within Negaunee Township, CR 480, CR 492, and CR 510 are classified as major collector roads. The Township has no roads designated~s minor collectors. Rural Local Roads: The predominant function of roads classified as local is to provide direct access to adjacent land uses. Local roads serve as the end for most trips within a Chapter 9- Page 4 �~ community. All streets that are not classified as arterial or collector are classified as local roads. Local roads should be designed to move traffic from an individual lot to collector streets that in turn serve areas of business, commerce, and employment. Local roads should not be designed or located in such a manner that they would or might be used by through traffic. Chapter 9- Page S �■ TABLE9-1 NATIONAL FUNCI1ONAL CLASSIF1CATION Classlncallon Principal Arterial System Minor Arterial Road System Cha racteristlcs Function Serve corridor movements having trip length and travel denslly characteristics Indicative or substantial statewide or Interstate travel. Serve all, or virtually all, urban areas or 50,000 and over population and a large majority of those with population or 25,000 and over. Provide an Integrated network without stub connections except where unusual geographic or traffic now conditions dictate otherwise Link cities and larger town and form an integrated network providing Interstate and lntercounly service. Be spaced at such intervals, consistent with population denslly, so that all developed areas or the State are within a reasonable distance or an arterial highway. Provide service to -corridors with trip lengths and travel density greater than those predomlnantly served by rural routes whose design should be expected to provide for relatlvely high overall travel speeds, with minimum Interference to through movement lnter-conimunlly, primary traffic movement Typical% or Surface System Miles 'Iyplcal % of surface street vehicle miles traveled Continully Direct Land Access 2 to 4 30 to 55 Continuous Limited-major generators only 4 to 8 15 to 20 Continuous Restricted-some movements may be prohibited; number and spacing or driveways controlled 20 to 35 Not necessarily continuous; should not extend across arterial Safely controls; limited regulation Secondary-land access Primary Intercommunlly, Intrametro area, traffic movement Secondary-land access Collector Road System Major: Provide service to any county scat not on an arterial route, to the larger towns not directly served by the higher systems, and to other consolidated schools, shipping points, county parks, Important mining and agricultural areas; llnk these places with nearby larger towns or cities, or with routes or higher classlncatlon; and serve the more Important lntracounly travel corridor. l\,Pnor: Be spaced at Intervals, consistent with population density, to collect traffic from local road and bring all developed areas within a reasonable distance or a collector road; provide service to the remaining smaller communities; and link the locally important traffic generators with their rural hinterland. Primarycollect/distribute traffic between local and arterial sysl.em Secondary-land access Tertiary inter• neighborhood traffic 20 to 25 Local Road System Serve primarily to provide access to adjacent land; and provide service to travel over relatively short distances as compared to collectors or other higher systems Land access 65 to 75 5 to 20 None Safety controls only Source: U.S. Department or Transportation, Federal ffighway Administration, mghway Functional Classincatlon, Concepts, Criteria and Procedures, 1989. Chapter 9- Page 6 ~ ~ ~) �9.4 Condition of Roads in the Township The Marquette County Road Commission uses the Paser System for evaluating and rating the surface condition of the paved roads under its jurisdiction. This system rates road surfaces from a scale of 1 to 10, with "1" indicating very poor condition and "10" indicating excellent condition.* It gives communities and road commissions an indication of the appropriate maintenance method for each road segment under its jurisdiction. The following details the proper road surface maintenance method based on the Paser System rating scale: rating 9 & 10, no maintenance required; rating 7 & 8, routine maintenance, cracksealing, and minor patching; rating 5 & 6, preservative treatment (sealcoating); rating 3 & 4, structural improvement and leveling (overlay or recycling); and rating 1 & 2, reconstruction. Tables 9-2 and 9-3 show the surface condition of all of the paved primary and local public road segments within Negaunee Township. Under the Paser System, the condition of the paved roads in the Township would average a score of "5", which would indicate that the Township paved road system overall is in fair condition. Twenty-one miles, or 49.6 percent of the Township paved road system rated less than a "5", which indicates a substantial portion of the road system needs to be either repaved or totally reconstructed. None of the primary or local road segments within the Township were given a rating better than "7". Besides the paved road system, the Township has 10.1 miles of roads surfaced with gravel or dirt; these are generally seasonal roads or roads that receive very low levels of use. * Paser System rating for paved road surfaces 10: Excellent 9: Excellent 8: Very Good 7: Good 6: Good 5: Fair 4: Fair 3: Poor 2: Very Poor 1: Failed Chapter 9- Page 7 �TABLE 9-2 CONDffiON OF PAVED PRIMARY ROADS, NEGAUNEE TOWNSHIP County Road Name Local Name Location Miles Surface Rating CR480 Negaunee City limit to Sands Township limit 2.98 4 CR492 Negaunee City limit to M-35 1.09 3 CR492 M-35 to Marquette Township limit 2.39 4 U.S. 41/M-28 to U.S. 41/M-28 2.23 4 CRSlO CR 502 to Hoist Road 1.76 4 CRSlO Hoist Road to CR JW 0.76 s CRSlO CR JW to Basin Drive 1.76 3 CRSl0 Basin Drive to end of pavement 0.49 6 CRS02 Midway Drive Source: Marquette County Road Commission, 1997. Currently, no segments of county primary roads within Negaunee Township are scheduled for improvements in the next few years. However, the Road Commission has indicated that the segment of CR 492 from M-35 to the Township eastern limit is part of its long range list of road segments that need to be improved. In addition, the Road Commission has indicated that the heavily traveled CR 480 will need to be scraped down and repaved within the next ten years, so that the structure of the base of the road does not deteriorate. TABLE 9-3 CONDffiON OF PAVED LOCAL ROADS, NEGAUNEE TOWNSHIP County Road Name Local Name Location Miles Surface Rating CRJAE Club Road CR JA to Gun Club 0.15 s CRJRC Horseshoe Lake Circle CR JR to end of pavement 0.11 4 CRJPD Industrial Park Road U.S. 41/M-28 to Midway Rental Gate 0.19 s CRJAA Acocks Drive CR 492 to end of pavement 0.33 7 ~ CRJAC South Road CR JA to end of pavement 0.96 6 CRJAD Heritage Drive CR JB to Township line 1.11 6 CRJB Sandy Drive M-35 to CR JQ 0.30 s Chapter 9- Page 8 �TABLE 9-3 CONDITION OF PAVED LOCAL ROADS, NEGAUNEE TOWNSHIP County Road Name Local Name Location Miles Surface Rating CR JB Forge Road CR JQ to U.S. 41/M-28 0.37 4 CRJB Airport Circle U.S. 41/M-28 to CR JC 1.17 5 CRJB Airport Circle CR JC to CR JBU 0.40 6 CRJB Cedar Lane CR JBU to CR JD 0.26 5 CR JB Wilderness Road CR JD to end of pavement 0.43 4 CRJBU Cedar Lane CR JB to end of pavement 0.19 6 CRJC Kivela Road CR JA to CR JB 1.29 7 CRJF East Buffalo Road CR JJ to Township Line 1.00 5 CRJG Jarvi Road CR JRE to end of pavement 0.41 3 CRJH Hoist Road CR 510 to end of pavement 1.56 5 CRJI Mapleridge Road CR JA to end of pavement 0.51 7 CRJJ Annex Road M-35 to CR 480 0.37 5 CRJJG Grimes Road M-35 to end of pavement 1.27 6 CRJJK Valley Road CR JA to end of pavement 0.70 5 CRJJL Mattson Road CR JA to end of pavement 0.25 7 CRJJN Snowfield U.S. 41/M-28 to CR JJO 0.58 3 CRJJN Carrie Road CR JJO to end of pavement 0.62 7 CRJJO Snowfield Road CR JJN to urban boundary 0.57 4 CRJJO Snowfield Road Urban boundary to end of pavement 0.04 4 CRJM Meadows Road CR 492 to township line 0.70 2 CRJP Link Road CR JB to U.S. 41/M-28 0.10 5 CRJP Airport Road U.S. 41/M-28 to CR JPA 0.18 6 CRJPB Perala Court U.S. 41/M-28 to end of pavement 0.16 7 CRJQ Forge Road CR JB to township line 0.52 4 Brebner Road CR 502 to U.S. 41/M-28 0.07 4 Pond Road U.S. 41/M-28 to CR JRA 0.11 3 CRJR Chapter 9- Page 9 �TABLE 9-3 CONDffiON OF PAVED LOCAL ROADS, NEGAUNEE TOWNSHIP County Road Name Location Local Name Miles Surface Rating CRJR Horseshoe Lake Circle CR JRA to CR JRC 0.31 4 CRJR Horseshoe Lake Circle CR JRC to end of pavement 0.07 7 CRJRA Horseshoe Lake Circle CR JR to end of pavement 0.03 4 CRJRB Horseshoe Lake Circle CR JR to Auto Glass Parking 0.06 4 CRJRD Pumphouse Road CR 492 to gate 0.09 6 CRJRE Old 480 Road CR 480 to end of pavement 0.57 3 CRJW Necjec Road CR 510 to end of pavement 1.87 7 Longyear Drive CR 502 to Longyear Drive 0.73 6 CRJX Mitchell Road CR JA to private drive 0.35 2 CR JAB North Basin Drive CR 510 to end of pavement 1.86 4 CRJA North Road Negaunee Township to CR JX 2.91 5 CRJA North Road CRJX to CRJK 0.26 6 CRJA North Road CR JK to CR JAC 0.36 5 CRJA North Road CR JAC to CR JI 0.39 4 CRJA North Road CR JI to end of pavement 0.24 3 Pine Run CR JR to Pine Run 0.57 6 Source: Marquette County Road Commission, 1997. Each year the Township Board develops a priority list of local roads in the Township with the most crucial need of repair, which is based on requests and complaints that members of the Board receive from residents. The following road segments are currently on this list: CR JA (North Road) from CR JK south 0.11 miles; CR JA (North Road) from CR JK north 0.20 miles; CR JQ (Forge Road) from the southern terminus north 1,000 feet; CR JF (East Buffalo Road) from CR 480 west 1.0 miles; CR JRE (Old 480) from CR 480 north 0.53 miles; and CR JG (West Jarvi Road) from CR JRE west 0.40 miles. All these projects call for repaving, with so~e of them possibly requiring some reconstruction. Chapter 9- Page 10 r �9.5 Condition of Bridges in the Township Three public bridges are located on county roads in Negaunee Township. These bridges are located on CR 510, CR JAD, and CR JA, as shown in Table 9-4. All these bridges are over 50 years old, with the bridge along CR 510 over the Dead River the oldest at 77 years. The CR 510 bridge is currently listed fourth on the Road Commission's top ten priority list of bridges in most crucial need of repair or replacement. It scored a 44.0 under the federal bridge rating system. This rating system determines the condition of bridges using a scoring scale of 1 to 100, with a score of "100" indicating the bridge is in perfect condition. The federal government uses this rating system as one of the determining factors for its deficiency bridge fund. A bridge must score less than "80" to be eligible for this fund. TABLE 9-4 NEGAUNEE TOWNSHIP BRIDGES Name/Location ADT 1921 51 tons 1,256 44.0 44 1946 - 100 58.2 22 1934 - 550 77.7 Width (feet) 271 20 CR JAD over the Carp River, 0.02 miles north of U.S. 41/M-28 49 CR JA over the Carp River, 1.5 miles north of U.S. 41/M-28 37 CR 510 over the Dead River, 2 miles north of U.S. 41 Federal Rating Posted Rating Length (feet) Year Built Source: Marquette County Road Commission, 1996. 9.6 Financing The Marquette County Road Commission bears the major responsibility for construction and maintenance on all the roads in the County, except within the jurisdiction of the incorporated communities. The road commission's funding sources are the State of Michigan through the Michigan Transportation Fund (Public Act 51 of 1951); Federal funding (ISTEA) various state and federal grant programs; local units; and miscellaneous sources. Figure 9-1 shows the breakdown of the road commission's sources of revenue, while Figure 9-2 shows the expenditures. State Funding: State funding for roads is based on Public Act 51 of 1951. This Act established the Michigan Transportation Fund, which allocates these funds from motor vehicle registration fees and motor vehicle fuel taxes. The state uses a special formula to distribute funds to all county road commissions (Figure 9-3). A formula based upon road classification, road mileage and population is used to determine the amount of funding received by each road commission. A percentage of the funding received by each road commission is also set aside for engineering, snow removal, and urban roads. In Chapter 9- Page 11 �1996, the Road Commission was allocated a total of $4,214,785 from the Michigan Transportation Fund. The breakdown of the proceeds from the additional four cents per gallon gas tax that was levied by the State in the summer of 1997 goes as follows: one cent goes for debt reduction, one cent goes into the state critical bridge program, and two cents go into the Michigan Transportation Fund (MTF). Of the amount going into MTF, 39 percent goes to the State's county road commissions. The current Act 51 will "sunset" in September of 1998. It is possible that the current proportions of funding distributed to road commissions and cities and villages may change. Additional sources of revenue from the State for road improvements in the County come from the Michigan Transportation Economic Development Fund (TEDF). This program was enacted in 1987 by the state to help in the funding of highway and road projects necessary to support economic growth. The mission of this program is to enhance the State's ability to compete in an international economy, promote economic growth in the State, and improve the quality of life in the State. The fund is divided into the following categories: Target Industries (Category A), State Trunkline Takeover (Category B), Urban Congestion (Category C), Rural Primary (Category D), Forest Road (Category E), and Urban Area (Category F). The Marquette County Road Commission uses category D and E funds, while the County urban areas receive Category F funds. Category A can be applied for on a case-by-case basis if appropriate economic development projects exist. Category B has been eliminated, and Marquette County does not qualify for Category C funding. The Marquette County Road Commission usually draws from TEDF Category D and E, while working with the cities of Marquette, Negaunee, and Ishpeming in utilizing the Category F funds for urban area improvements. The Category D fund is used to complement the existing state trunkline system with improvements on connecting local routes that have high commercial traffic, to minimize disruptions that result from seasonal load restrictions, and to increase the interchange potential between modes. Counties wanting to draw from this fund must have a population of under 400,000 and submit roads that are Rural Primary. The funds obtained through the Category D program must be used on projects that bring road segments up to all-season standards. The revenue in the Category E fund is used for road projects that aid the safe and efficient collection of forest products. Counties that are eligible for this fund must contain a National Lakeshore, National Park, or have 34 percent or more of its land in commercial forest. Marquette County meets all the criteria for Category D and E funds. The Category F fund is available to cities and villages that have a population of 5,000 to 400,000. In Marquette County, the Marquette and N~unee/lshpeming urban areas qualify for this fund. The revenue source for the TEDF program comes from state fees for license plates and driver licenses, except category C and D funds, where 55 percent of the revenue source comes from the federal ISTEA fund. In 1996, the Road Chapter 9- Page 12 �Commission received $305,196 from the state through the TEDF program. Like Act 51, the TEDF program sunsets in September of 1998. Federal Funding: Federal grant funding was made available to the State of Michigan through the Intermodal Surface Transportation Efficiency Act (ISTEA), which was signed into law in December of 1991. This new vision for surface transportation in the United States was established by Congress to maintain and expand the transportation system in the nation; promote a strong financial base for transportation, so industries stay competitive and strong; emphasize safety; protect the environment; improve the quality of life; and advance technology and expertise. Over half of the revenue for the State TEDF Category D funded projects comes from the ISTEA program. The TEDF Category D fund is the largest source of grant money used by the Marquette County Road Commission for improvements to its primary road system. The Road Commission also receives money from the ISTEA-funded Surface Transportation Program (STP). This program is mostly used by the road commissions in the state for meeting the required 20 percent local match for TEDF Category D funds. In 1996, the Marquette County Road Commission received $740,231 from federally funded programs. Congress is currently considering several options for either replacing or reauthorizing ISTEA. The extension of ISTEA will expire in 1998, and new legislation will be required to continue federal funding for transportation activities. Local Funding: The Marquette County Road Commission can contribute up to 50 percent of the funding necessary for construction or reconstruction projects on County local roads, primarily using monies from the Michigan Transportation Fund. The remaining portion is contributed by the township in which the road is located or by other sources. In 1996, the Road Commission received $106,514 from townships in the County for improvements to the local road system. In Negaunee Township, a millage has been established for covering the Township's share for improvements to roads within the local system. This one mill millage assessment was approved by Township voters in 1978 for a ten-year period and renewed in 1988 for another ten-year period. In 1998, the millage was again renewed. In fiscal 1996/1997, the Township road fund accumulated $36,922 from taxes collected through the millage. From fiscal 1991/92 to fiscal 1996/97, the Township spent on average $31,338 per year from its road fund for various local road improvement projects. Annually, the Road Commission receives funds for the upkeep of its local road system, which primarily comes from the State Transportation Fund. In 1996, the Road Commission spent $2,502,495 for the upkeep of the local road system, which was $563,894 over what was allocated to it. As a result, it bad to transfer money from the primary road fund and other sources to pay for the excess local road expenditures. Winter maintenance cost (snow removal, salting and sanding costs, etc.) alone on the County local road system in 1996 was $982,715. Chapter 9- Page 13 �FIGURE 9-1 MARQUETTE COUNTY ROAD COMMISSION REVENUES, 1996 Other 3.8% l&R CS 16.5% FF 3.6% TEDF llMTF □ CLu •cs BIOther Note: MTF, Michigan Transportation Fund; TEDF, Transportation Economic Development Fund; FF, Federal Sources; CLU, Contributions from Local Units; CS, Charges for Services; l&R, Interest and Rents; NP, Note Proceeds; and Other. Source: Marquette County Road Commission, 1997. Chapter 9- Page 14 �FIGURE 9-2 MARQUETTE COUNTY ROAD COMMISSION EXPENDITURES, 1996 NCO HMPR NEE 5.3 % •• ~~~~· •• AE ~~~~~~ ~~~~~~ 3.6% STNM 2.5% HMLR STM11.4% •••••••••••• ••••••••••••••••• ••••••••••••••••••••• ••••••••••••••••••••••••• •••••••••••••••••••••••••••• ••••••••••••••••••••••••••••• •••••••••••••••••••••••••••••• •••••••••••••••••••••••••••••• •••••••••••••••••••••••••••••• •••••••••••••••••••••••••••••• •••••••••••••••••••••••••••••• ••••••••••••••••••••••••••••••• ••••••••••••••••••••••••••••••• ••••••••••••••••••••••••••••••• ••••••••••••••••••••••••••••••• ••••••••••••••••••••••••••••••• •••••••••••••••••••••••••••••• •••••••••••••••••••••••••••••• ••••••••••••••••••••••••••••• •••••••••••••••••••••••••••• ••••••••••••••••••••••••••• •••••••••••••••••••••••••• ••••••••••••••••••••••••• ••••••••••••••••••••••• •••••••••••••••••••••• ••••••••••••••••••••• •••••••••••••••••••• •••••••••••••••••• •••••••••••••••• ••••••••••••••• ••••••••••••• 23.9% MPR ••••••••• MLR ■ HMPR iiMLR IIISTM ■ STNM 1111 NCO Note: HMPR, Heavy Maintenance, Primary Roads; HMLR, Heavy Maintenance, Local Roads; MPR, Maintenance, Primary Roads; MLR, Maintenance, Local Roads; STM, State Trunkline Maintenance; STNM, State Trunkline Nonmalntenance; AE, Administrative Expense; NEE, Net Equipment Expense; and NCO, Net capital Outlay. Source: Marquette county Road commission, 1997. Chapter 9- Page 15 �F1GURE 9-3 BASED ON ACTUAL COLLECTIONS INCLUDING LOCAL ROAD PROGRAM FOR PERIOD OF 8/04 • 7/95 COUNTY ROAD COMMISSIONS AVERAGE UNIT VALUES AMOUNf FOR DISTRIBUTION LESS: ENGINEERING SNOW REMOVAL 10% URBAN ROAD 4%LOCAL RESIDUE MILEAGE TRANSFERS NET FOR DISTRIBUTION 416,575 $382,881,444 WEIGHT TAX COLLECTIONS LAST 4 QUARTERS $491,589,424 $450,980,664 811,519 3,733,833 45,098,066 18,039,227 0 COUNTY MILEAGE AS OF 7/31/95 PRIMARY Ml LOCAL MI URBAN MILEAGE AS OF 7/31/95 PRIMARY Ml LOCAL Ml 26,327.99 62,561.98 3,497.79 6,927.56 3,497.79 $33,905,969 $45,098,066 6,927.56 10% URBAN ROADS URBAN LOCAL SHARE URBAN LOCAL MILEAGE I $491,589,424 = = $382,881,444 75% TO PRIMARY ROADS 10% PRIMARY ROAD MILEAGE NET FOR DISTRIBUTION $95,720,361 $43,074,162 25% TO LOCAL ROADS 15% EQUALLY TO EACH COUNTY $0.44 PER DOLLAR COLLECTED I $28,716,108 $1,616 PER MILE 75% WEIGHT TAX COLLECTIONS $287,161,083 $9,694 PER MILE URBAN PRIMARY SHARE ratio: 6x Primary mileage to lx Local mileage $11,192,097 $215,370,812 = 26,327.99 = PRIMARY MILEAGE I 83 $1,091 PER MILE = 1/83 EACH COUNTY $518,966 PER COUNTY $18,039.227 4% LOCAL $113,759,588 TOTAL LOCAL I $73,943,732 I 35% ON POPULATION Chapter 9- Page 16 ) •) = LOCAL MILEAGE 165% LOCAL ROAD MILEAGE $39,815,856 62,561.98 3,840,521 POPULATION $1,182 PER MILE = $10.37 PER CAPITA �9.7 Sub-State Area Long Range Plan In January of 1995, the Michigan Sub-State Area Long Range Plan was developed by the Corradino Group, for the Michigan Department of Transportation (MOOT), as a 20year statewide plan that detailed the suggested improvements to the State transportation system and created a funding priority list. In the Upper Peninsula, the two major transportation improvement recommendations in the plan were the enhancement of north-south travel to central and western U.P. counties and improving the traffic flow along the U.P.'s heavily traveled east-west highway corridors. For the first of the two above-mentioned major recommendations for the U.P., the Long Range Plan suggested road improvements, such as bypasses and passing lanes, along existing north-south routes (M-95, M-35, or U.S. 41) in the central and western U.P., or the possible creation of a new route (U.S. 41 directly north from the Village of Powers to the community of Gwinn). The pressure for improving the north-south traffic flow through this region could become more of an issue once K.I. Sawyer Air Force Base is completely converted from military use to civilian use and the proposed improvements to north-south highways in northeastern Wisconsin become a reality. County Road 553 between Gwinn and Marquette, may become an important future link in an improved central U.P. north-south highway corridor, if connection to K.I. Sawyer becomes economically significant. In 1995, the Central U.P. Regional Transportation Committee took the lead in a regionwide study to determine the best option for a priority north-south corridor in the central U.P. MOOT provided the Committee technical support during the study period. The goal of the study was to get local consensus to identify a priority north-south corridor. The Committee established local focus groups in the four counties that the study impacted the most, which included Menominee, Delta, Dickinson, and Marquette counties. These focus groups discussed the issues, concerns, and opportunities relative to a priority north-south corridor in a series of meetings. The outcome of these meetings was the establishment of local consensus from each of the focus groups on how a priority corridor should run through their respective counties. The Regional Committee used this local consensus to establish a primary route that went south to north from Menominee to Marquette using U.S. 41, M-35, and Marquette CR 553, with a spur along U.S. 2 from Powers to Iron Mountain, and a secondary route from Iron Mountain to Marquette using M-95 and U.S. 41/M-28. A document that described the planning process undertaken to come up with a priority corridor was then sent to MOOT and the State Transportation Commission for review. It is hoped that this process motivates MOOT and the Transportation Commission to commit to detail studies on improving traffic flow through segments of the chosen priority corridor. The decision in the above-mentioned planning process to include CR 553 from Gwinn to Marquette as part of the priority north-south corridor in the central U.P. may persuade the State to change CR 553's classification to a state trunkline. If this happens, the Chapter 9- Page 17 �State will probably change the classification of the stretch of M-35 from Gwinn to the U.S. 41/M-28 intersection (Negaunee Township) to a county primary road, which would likely be opposed by the Marquette County Road Commission because of the additional responsibility that would result from the turnover. The State Long Range Plan options for improving the east-west corridor through the U.P., the second of the two major recommendations, involve either M-28 from Ironwood to Sault Ste. Marie or U.S. 2 from Ironwood to St. Ignace. These two east-west highways are heavily travelled commercial truck and tourist routes in the U.P., which have significant traffic congestion problems, especially within the urban centers along the routes. The creation of passing lanes and the bypassing of urban centers along one or both east-west highways is suggested for areas known for bottleneck traffic. However, unlike the first of the two major recommendations in the long range plan, no local or regional pressure has yet been put on MDOT for further studies of east-west traffic flows across the U.P. 9.8 Secondary Commercial Network (SCN) The Michigan Sub-State Area Long Range Transportation Plan indicates the need for an all-season transportation network in Michigan. The integration of state, county, and city roads is very important to industries and communities throughout the State. The development of a State Secondary Commercial Network (SCN) is being proposed through a cooperative effort by MDOT, the County Road Association of Michigan, the Michigan Township Association, and the Michigan Municipal League. It is the intent of this effort to identify a network that will aid county road commissions and communities in determining priorities for maintaining and upgrading roads to all-season standards and to ensure that the best possible road system exists to deliver goods from the source to market. This new road system would also benefit the growing tourism industry, which is a large part of the State's economy. The Secondary Commercial Network will compliment and coordinate with the state trunkline system. The east/west running CR 480, which connects the Negaunee/Ishpeming urban area to CR 553 and U.S. 41 in the eastern portion of Marquette County, is an example of a link in a Secondary Commercial Network. Within Negaunee Township, because of its geographical location within the County, there are very limited opportunities to connect to roads from other counties; however, at the county level efforts should be made to develop such a network by working with local business interests and governments. The County should make sure that roads designated are not subject to any restrictions for commercial vehicles. The Michigan Department of Transportation should be contacted for mapping and technical assistance during the development process. MDOT will also be useful in promoting continuity during the development of the SCN, especially where roads in the system pass through different governmental jurisdictions. Chapter 9- Page 18 �9.9 Traffic Volume Traffic Counts: The analysis of present traffic volumes is beneficial for determining the traffic conditions within a community. Traffic counts are usually presented as an average daily traffic (ADT) figure, which is calculated for a particular intersection or stretch of roadway. The Michigan Department of Transportation provides highway volume counts for selected state roads and streets annually. The traffic counters have been placed in 22 locations along U.S. 41/M-28, Business U.S. 41, Business M-28, and M-35 within Negaunee Township and the Marquette/Ishpeming/Negaunee urban corridor. The average daily traffic volumes for these locations in 1975, 1983, and 1995 are listed in Table 9-5 and are shown on Map 9-3. The traffic counters located along Business M-28, west of the City of Ishpeming western limit (Ishpeming Township) and Business U.S. 41, south of the Washington Street/Front Street intersection (City of Marquette), were the only counter locations within Marquette/Ishpeming/Negaunee urban corridor that saw a decrease in average daily traffic from 1975 to 1995, with a decline of 11.1 percent and 5.6 percent, respectively. The largest growth in average daily traffic in the urban corridor during this period occurred along U.S. 41/M-28, west of Croix Street (City of Negaunee), and U.S. 41/M-28, west of the City of Ishpeming western limit (Ishpeming Township), which experienced increases of 240 percent and 100 percent, respectively. Twelve out of the 22 trunkline counter locations within the urban corridor experienced an increase of 30 percent or greater from 1975 to 1995. All three of the counter locations within Negaunee Township saw an increase in traffic during this period; however, the traffic levels at the counter located along U.S. 41/M-28, just west of the Township eastern limit, declined by 17 percent from 1983 to 1995. Besides this location, significant declines in traffic volumes within the urban corridor occurred during this U-year period along U.S. 41/M-28, east of Grove Street (City of Marquette); Business U.S. 41, south of the Washington Street/Front Street intersection (City of Marquette); Business M-28, west of the City of Ishpeming western limit (Ishpeming Township); and U.S. 41/M-28, west of Grove Street (City of Marquette). These declines in traffic volumes may have been the result of construction activities occurring along these segments of highway. The trend over the past 20 years i.n the Marquette/Ishpeming/Negaunee urban corridor has seen a fairly significant increase in traffic levels along U.S. 41/M-28, while the other trunklines either have experienced a slight increase or stayed relatively the same. The moving of the County airport to the former K.I Sawyer AFB should affect the future traffic patterns in the corridor area. Highway segments like M-35 from U.S. 41/M-28 to CR 480 will likely see a significant increase in traffic when the airport moves, while other segments like U.S. 41/M-28 from Marquette to Negaunee may experience a decline in traffic. Chapter 9- Page 19 �TABLE 9-5 MARQUETTE/ISHPEMING/NEGAUNEE URBAN CORRIDOR, AVERAGE DAILY TRAFFIC COUNTS, 1975, 1983, AND 1995 Average Daily Traffic Route Counter Location 1975 1983 1995 % Change % Change % Change 1975-1983 1983-1995 1975-1995 U.S. 41/M-28 Just N. of the City of Marquette S. limit 10,000 15,800 19,000 58.0 20.3 90.0 U.S. 41/M-28 S. of Division St., City of Marquette 20,000 18,900 23,000 -5.S 21.7 15.0 U.S. 41/M-28 E. of Grove St., City of Marquette 10,000 18,900 13,000 89.0 -31.2 30.0 U.S. 41/M-28 West of Grove St., City of Marquette 10,000 14,900 13,000 49.0 -12.8 30.0 Bus. U.S. 41 S. of Washington St./Front St. 18,000 20,300 17,000 intersection, City of Marquette 12.8 -16.3 -5.6 Bus. U.S. 41 W. of Washington St./Front St. intersection, City of Marquette 12,000 12,100 12,000 0.8 -0.8 0.0 Bus. U.S. 41 E. of U.S. 41/M-28 intersection, City of Marquette 11,000 16,000 15,000 45.S -6.3 36.4 U.S. 41/M-28 Just E. of the City of Marquette W. limit 18,000 25,400 32,000 41.1 26.0 77.8 U.S. 41/M-28 Just W. of Negaunee Twp. E. limit 18,000 25,400 21,000 41.1 -17.3 16.7 U.S. 41/M-28 E. of M-35 intersection, Negaunee Twp. 11,000 14,200 18,000 29.1 26.8 63.6 2,100 6.7 31.3 40.0 11,000 14,200 17,000 29.1 19.7 54.S U.S. 41/M-28 W. of Baldwin Avenue, City of 12,000 12,500 16,000 Negaunee 4.2 28.0 33.3 Bus. M-28 N. of Main St., City of Negaunee 7,000 7,000 7,QPO 0.0 0.0 0.0 Bus. M-28 Just E. of the City of Negaunee W. limit 5,000 5,000 5,700 0.0 14.0 14.0 M-35 S. of the U.S. 41/M-28 intersection, Negaunee Twp. U.S. 41/M-28 Just S. of the City of Negaunee N. limit 1,500 1,600 Chapter 9- Page 20 �TABLE 9-5 MARQUETTE/ISHPEMING/NEGAUNEE URBAN CORRIDOR, AVERAGE DAILY TRAFFIC COUNTS, 1975, 1983, AND 1995 Average Daily Traffic Route % Change % Change % Change 1975-1983 1983-1995 1975-1995 Counter Location 1975 1983 1995 5,000 10,000 17,000 U.S. 41/M-28 W. of Croix St., City of Negaunee NA 13,600 16,000 U.S. 41/M-28 W. of Deer Lake Rd., City of Ishpeming 100.0 70.0 240.0 NA 17.6 NA 6.7 28.0 Bus. M-28 E. of Pine St., City of Ishpeming 5,000 6,000 6,400 20.0 Bus. M-28 W. of Pine St., City of Ishpeming 5,000 5,000 NA 0.0 NA NA Bus. M-28 W. of the City of Ishpeming W. limit, Ishpeming Twp. 4,500 4,700 4,000 4.4 -14.9 -11.1 U.S. 41/M-28 W. of the City of Ishpeming W. limit, Ishpeming Twp. 7,000 8,700 14,000 24.3 60.9 100.0 U.S. 41/M-28 W. of Bus. M-28 intersection, Ishpeming Twp. 8,000 8,500 11,000 6.3 29.4 37.S Source: Michigan Department of Transportation, Annual Average 24-Hour Traffic Volumes, 1975, 1983, and 1995. 9.10 Public Transportation Public transit service within Negaunee Township is provided by Marquette County Transportation System (Marq Tran), which was established in 1982. From 1982 to 1985, Marq Tran served all areas in Marquette County that were outside the cities of Marquette and Ishpeming, which were served by Marquette Transit Authority (MTA) and Ishpeming Transit Authority. In 1985, the County's three transit operations consolidated into the current Marq Tran system. Marq Tran is a non-profit mass transportation service, which receives revenue for its operation from state and federal operation system funds (48 percent), fare box (20 percent), county-wide millage, contract fares, transit pool reimbursement and interest, and other income. Within Marquette County, Marq Tran has 27 vehicles available for service, 22 of which are equipped with wheelchair lifts. Marq Tran provides door-to-door service to residents of Negaunee Township. Buses housed at the Marq Tran main headquarter facility in the City of Marquette and the senior center in the City of Ishpeming serve residents of the Township. The buses from Chapter 9- Page 21 �these locations are operating seven days a week, with weekday hours from 6:00 a.m. to 5:30 p.m. and weekend hours from 9:00 a.m. to 4:30 p.m. Marg Tran has a zonal fare system setup for its door-to-door service, with half fares given to seniors, disabled, and students. The Ishpeming route is a fixed bus route that runs from the City of Marquette to the City of Ishpeming, with stops along the route in Marquette Township, Negaunee Township, and the City of Negaunee. This fixed route runs seven days a week from 6:30 a.m. to 6 p.m., with 12 round trips Monday through Thursday, 15 round trips on Friday, nine round trips on Saturday, and four round trips on Sunday. Marg Tran charges a oneway fixed fare of $0.90 for the general public and $0.45 for senior citizens, disabled, and students for the route. Tables 9-7 and 9-8 show the ridership levels along the Ishpeming route and Marg Tran as a whole from 1991 to 1996. During this five-year period, the total number of passengers along the Ishpeming route dropped from 51,547 to 50,100, a decline of 2.84 percent. The passenger levels during this period peaked in 1992 and then steadily declined. The overall Marg Tran ridership levels followed a similar trend, with a 2.19 percent decline in the total number of passengers using the transit service between 1991 and 1996. The door-to-door and contract services saw substantial declines in passenger numbers during this period. The tremendous increase in ridership within the other category from 1995 to 1996 was primarily the result of Finn Fest held in the City of Marquette in the summer of 1996. Marg Tran buses are frequently used by college students, elderly, and commuters in the Township as an alternative mode of travel. The bus service is also used by Township residents that are Mental Health clients and/or that are participating in the Special Service Program that helps senior citizens and disabled persons with unmet transportation needs. Marg Tran has a contractual agreement with the County to make three runs per day, Monday through Friday, to the Community Mental Health Work Center located along Midway Drive in Negaunee Township. Marg Tran, Delta Area Transit Authority (DATA) and Alger County Public Transportation (ALTRAN) started providing intercity public transit service to Negaunee Township and Marquette County in early 1998, which is part of the regional bus service funded through a Michigan Department of Transportation grant. Regional Transportation or RTRAN is a cooperative effort between DATA, Marg Tran, ALTRAN and Schoolcraft County Public Transit to broaden the scope of bus service provided in the central U.P. The three public transits will connect the cities of Escanaba, Iron Mountain, Marquette, Munising, and Manistique. Marg Tran and DATA use M-35 as the regional route connecting Marquette to Escanaba, with stops in Marquette, CR480/553 Crossroads, Kountry Komers near Gwinn, Little Lake, Rock, Perkins, Gladstone, and Escanaba. Three round trips run per Chapter 9- Page 22 �day, with a oneway fare costing $8.00. Marq Tran runs a regional route along U.S. 41/M-28 and M-95 between Iron Mountain and Marquette, with stops in Marquette, Negaunee, Ishpeming, Channing, Sagola, and Iron Mountain. Two runs are made each day with a way-fare of $8.00. ALTRAN operates a route along M-28 from Marquette to Munising, with stops in Sand River, Deerton, Shelter Bay, AuTrain, and Christmas. Three runs are made each day, with a one-way fare of $5.00. The public transit authorities each received a 24 passenger capacity bus to be used for the RTRAN route. The public transit authority's goal is to have at least seven or eight passengers per trip use the service, which means the buses will be running at about 30 percent capacity. The target customers for the regional bus route are college students, the elderly, employees at various operations along the route and individuals seeking medical care at one of the facilities along the routes. TABLE 9-7 RIDERSHIP LEVELS, ISHPEMING FIXED ROUTE, 1991-1996 Year Number of Passengers 1991 51,547 1992 54,068 1993 52,200 1994 50,700 1995 50,300 1996 50,100 % change 1991-1992 4.89 % change 1992-1993 -3.45 % change 1993-1994 -2.87 % change 1994-1995 -0.79 % change 1995-1996 -0.40 % change 1991-1996 -2.84 Source: Marquette County Wide Transportation System, 1996. Chapter 9- Page 23 �TABLE 9-8 MARQ TRAN RIDERSHIP LEVELS ; 1991-1996 Fix Routes Other Total 1991 309,754 210,829 52,966 8,996 29,848 7,115 1992 330,146 233,639 49,495 8,464 30,719 7,829 1993 322,988 234,178 48,916 7,496 26,185 6,213 1994 307,983 225,811 44,757 8,701 23,317 5,397 1995 294,980 213,997 43,332 9,336 21,605 6,710 1996 302,970 209,137 42,746 9,853 23,054 21,180 % change 1991-1992 6.58 10.82 -6.55 -5.91 2.91 10.03 % change 1992-1993 -2.17 0.23 -1.17 -11.44 -14.76 -20.64 % change 1993-1994 -4.65 -3.57 -8.50 16.07 -10.95 -13.13 % change 1994-1995 -4.22 -5.23 -3.18 7.29 -7.34 24.32 % change 1995-1996 2.71 -2.27 -1.35 5.53 6.71 215.65 % change 1996-1997 -2.19 -0.80 -19.30 9.53 -22.8 197.68 Door-toDoor Specialized Services Contract Services Year Source: Marquette County Wide Transportation System, 1996. 9.11 Inter-Community Bus Service Inter-community bus service in Negaunee Township is provided by Superior Transportation, which in 1997 took over routes previously operated by White Pine Company. Superior operates two fixed routes in the Upper Peninsula. The north-south route runs along U.S. 41 from Calumet to Milwaukee. The south bound bus along this route stops at 11:40 p.m. at Jim's Jubilee in the City of Negaunee, while the north bound bus along this route stops at 3:50 a.m. The east-west route runs along U.S. 2 from St. Ignace to Duluth, MN, and does not pass through Marquette County. To use the eastwest bus route, residents in Marquette County would h~ve to take the south bound bus to Rapid River in Delta County, or drive to Rapid River or Iron Mountain to catch either the east or west bound bus. Chapter 9- Page 24 �9.12 Port A port is located in the City of Marquette, approximately 10 miles to the east of Negaunee Township. The port is an important shipping point for iron ore pellets from the Empire and Tilden mines. Pellets are transported from the mines by rail, and then shipped to steel mills in the lower Great Lakes region. Commodities such as coal and salt are shipped into Marquette via the port. The iron ore from the Empire and Tilden mines that is bound for the Marquette port is transported by rail along lines that run across Negaunee Township. Table 9-9 lists the tonnage of commodities by type that were received through the Marquette port for each year from 1990-1995. An average of 10,066,833 tons of cargo each year were hauled out of the port during this period, with iron ore accounting for about 75 percent of this tonnage. Currently, nearly 50 percent of the iron ore mined in Marquette County is hauled by rail to the Escanaba port for shipping out. However, with Algoma Steel's recent announcement that it intends to take additional iron ore tonnage from the Tilden Mine beginning in 1998, the total amount of iron ore shipped out of the Marquette port should increase in the coming years. TABLE 9-9 WATERBORNE COMMERCE, PORT OF MARQUETTE, 1990-1995 Commodity CoaVcoke 1995 1991 1,556,000 1,332,000 1,547,000 1,584,000 1,894,000 1,934,000 - - - - - 1992 1993 1994 1990 Petroleum 8,000 Chemicals 250 1,000 868,000 689,000 603,000 855,000 874,000 1,069,000 5,873,000 6,413,000 9,041,000 8,022,000 8,245,000 7,933,000 - - - - - - Stone/sand/salt Iron ore/scrap Other crude material Primary manufactures 57,000 1,000 250 250 - - - - - 1,000 - - - - Other cargoes 250 - - - - - Total tonnage 8,364,750 8,435,250 11,191,000 10,461,000 11,013,000 10,936,000 Food products Equipment/machinery Source: Michigan Department of Transportation, Bureau of Transportation Planning, Freight Transportation Planning Section. Chapter 9- Page 25 �9.13 Air Transportation The Marquette County Airport is located in the central portion of Negaunee Township, just north of U.S. 41/M-28. This site became the County airport in 1957; previously it was a utility airport. The airport is one of seven airports in the U.P. that provides commercial passenger air service. It is classified as a ''transport airport" facility. Such airports have a primary runway of 4,500 feet or longer, and are capable of handling jet aircraft. The Marquette County Airport maintains two paved runways: the east/west runway is 6,500 feet in length, and the north/south runway is 3,000 feet in length. The airport provided passenger jet service before the airline industry was deregulated in the early 1980s. Deregulation made it unprofitable for many airport facilities in the country the size of Marquette County to provide jet service. The scheduled passenger levels at the Marquette County airport would have to dramatically increase for jet service to be profitable. The Marquette County Board of Commissioners has decided to relocate the County airport to the former K.I. Sawyer Air Force Base. The date of the relocation has not yet been finalized, but it is believed that it will occur sometime in the middle of 1999. The next chapter will give more details on the relocation of the County airport to K.I. Sawyer and the future of the existing airport and property in Negaunee Township. 9.14 Railroads Railroads were one of the dominant forces shaping early industry and settlement in Marquette County. Rail transportation was necessary to carry iron ore from the County's many mines to ports at Marquette and Escanaba, where it was then shipped to steel mills and smelters. Communities often formed near the mines and/or where railroads were established. Rail service in Negaunee Township is provided by the Wisconsin Central LTD (WC) and Lake Superior & Ishpeming (LS&I) Railroads. An east-west rail line runs through the southeastern portion of the Township, just south of U.S. 41/M-28. The portion of this line that runs from the City of Negaunee to Eagle Mills is Wisconsin-Central owned, but is also used by LS&I. A fee is paid by LS&I each year to have the right to use this segment of track. Just east of Eagle Mills at Diamond Junction, the WC track continues to run east-west, while the LS&I separates from the jointly used track and runs northsouth and then east-west through the northeastern portion of the Township. Within Eagle Mills, LS&I operates a rail yard facility, which is used for switching cars and storing cars and locomotives. Another segment of rail line runs southwest-northeast from Eagle Mills to the City of Negaunee. This segment of track is owned and used jointly by WC and LS&I. In the City of Negaunee, it connects with the heavily used iron ore pellet rail line that links the Tilden and Empire mines to the ore docks in Escanaba. Chapter 9- Page 26 �From this interchange, the iron ore line runs northwest-southeast right through where Negaunee Township, the City of Negaunee, and Richmond Township intersect. The profitable iron ore rail line was owned and operated by the Chicago & Northwestern Railroad Co. (C&NW) from the 1860s until April of 1995, when it was purchased by the Union Pacific Railroad Company, as part of a nationwide takeover of the entire C&NW system. About two years later, WC purchased this line along with rest of the old C&NW lines in the Upper Peninsula and Northern Wisconsin from Union Pacific. Wisconsin Central purchased the additional lines because it provided an opportunity to consolidate and more efficiently move freight. Within Marquette County, the Empire and Tilden mines are the main customers for both WC and LS&I. As mentioned above, the WC main iron ore line runs from the mines to the ore docks in Escanaba. The LS&I iron ore rail line, on the other hand, runs from the two mines to the ore docks in Marquette. The iron ore hauled to these docking operations is then loaded onto ships and transported to steel mills at Soo, Ontario and along the lower Great Lakes. In 1997, about 8 million tons of iron ore was hauled by LS&I, while WC hauled about 6 million tons. In addition to iron ore, WC hauls pulpwood, logs, iron scrap, fly ash, clay, and crushed limestone on its lines serving Marquette County. However, iron ore should remain the dominant commodity hauled by both WC and LS&I within the County in the foreseeable future. ~ With the recent acquisition of the old C&NW lines, Wisconsin Central is currently proposing to abandon the east-west rail line that runs from where LS&I splits (Diamond Junction) in Negaunee Township to Munising. WC is currently not hauling any freight along this segment of rail line. All the freight from this line is being shifted to the newly acquired rail line that runs from Partridge Junction, just north of the Empire Mine, to Escanaba. Wisconsin Central's main reasons for proposing abandonment of the Diamond Junction to Munising line are that there are no customers along this stretch and that the old C&NW line better serves its existing customers in Marquette and Baraga counties because of the distance and time savings. 9.15 Non-motorized Transportation Facilities In the past decade, a push around the country has been going on for the construction of facilities that serve non-motorized modes of transportation. This movement has been mainly fueled by the recent increase in the desire of individuals to be more physically active and the oil crises that occurred in the past. Non-motorized transportation facilities, such as bike lanes and walkways, provide individuals a safe alternative mode of transportation to vehicle and transit. Within Negaunee Township, the only example of a non-motorized facility is the wide shoulders provided along CR 480. The wider shoulders make bicycling, walking, and other non-motorized activities easier and safer along this heavily used county primary road. Currently, residents living along Midway Drive and North Road are requesting the Township and Road Commission to construct Chapter 9- Page 27 �wider shoulders along their respective roads. However, the roads would have to be entirely repaved in order to add wider shoulders, which the Road Commission has indicated is not financially feasible with its current budget. 9.16 Issues and Opportunities Negaunee Township should continue to prioritize local road improvement projects and work with the Marquette County Road Commission to schedule these projects as local and road commission funds become available. The renewal of the Township's road millage assessment will provide continued township funding is available for local road improvement projects. The townships around the State are lobbying the state legislature to include them in the Act 51 formula, which if changed will have a substantial impact on the future distribution of funding available for improvements to local roads. The new residential developments occurring in the northern portion of the Township, near the Hoist and McClure storage basins, will likely increase the level of traffic on CR 510, which will have an impact on the surface condition of the road. The recommendation to include CR 553 between Gwinn and Marquette as part of the priority north-south corridor through the central U.P., together with the County Board of Commissioners' decision to move the County airport to the former K.I. Sawyer AFB, will most likely increase the traffic levels along CR 480. Thus, the County, the Road Commission, and the communities served by CR 480 should work together to assure that this County primary road is maintained to a satisfactory level. Traffic counts taken by the Michigan Department of Transportation at several locations along state trunklines within the Marquette/Ishpeming/Negaunee urban corridor indicate that traffic volumes have increased along almost all segments of trunklines within the corridor area from 1975 to 1995. MDOT and the communities within the urban corridor need to use this data in making any future decisions on improving the traffic flow through the corridor area. An increasing amount of commercial traffic along M-35 between CR 480 and U.S. 41/M28 may become a significant issue in the Township in the near future, especially since this segment of road is winding, crosses a major railroad and travels through residential areas. Based on the Paser System analysis of the current surface conditions of paved road segments within the Township, about 50 percent of the paved road mileage within Negaunee Township is in need of resurfacing or reconstruction. The condition of roads in other townships in the County are either similar or worse. The Marquette County Chapter 9- Page 28 �Road Commission's current sources of funding for making improvements to the County road system, especially the local system, are just not adequate. As a result, the Road Commission and local communities need to continue to pressure the state and federal governments to increase revenues to improve the County road system. The Township needs to address potential problems and conflicts with residents who live on private roads. The Township needs to adequately provide notice to residents concerning the level of community service that will be provided, such as snowplowing, school bus pick up, road maintenance, law enforcement road patrol, and emergency services. If ridership continues to decrease on the Ishpeming fixed route that runs from the City of Marquette to the City of Ishpeming, Marq Tran may consider reducing the frequency of these services, thereby reducing the service potentially available to local residents. The new Regional Transportation (RTRAN) system will provide residents of Negaunee Township an alternative to the automobile for medium distance intercity travel or commuting within the central U.P. The aging of the local population could result in future needs for additional transportation services for the elderly and/or disabled. The recent acquisition of the Union Pacific rail lines by Wisconsin Central will likely improve the rail service provided to industries within Marquette County using rail to transport freight, especially the industries in the County that were clients of WC before the acquisition. The acquisition allowed WC to consolidate some rail lines within the U.P., which has resulted in a more efficient freight moving rail operation. With the County decision to relocate the County airport from Negaunee Township to the former K.I. Sawyer AFB, the Township and the County should coordinate their efforts with the Township Planning Commission for the reuse of the existing airport property. The development of non-motorized transportation facilities within the Township, such as bike lanes and walking paths, will promote non-motorized forms of transportation as a vital part of a community transportation system. · The Township, along with the Road Commission, should look for funding sources, like the Michigan Transportation Enhancement Program, for repaving Midway Drive and portions of North Road with wider shoulders to accommodate non-motorized forms of transportation. With Algoma Steel's recent announcement that it plans to take additional tonnage of iron ore from the Tilden Mine in the coming years, the levels of iron ore transported to the Marquette port by the LS&I railroad should increase. Chapter 9- Page 29 �10.0 MARQUETIE COUNTY AIRPORT 10.1 Introduction The Marquette County Airport has been located at the present site in southern Negaunee Township since the 1950s. Prior to that time, the airport was in southern Sands Township, at the location of the former K.I. Sawyer Air Force Base. The airport was moved to Negaunee Township in 1957, when the military base was established, and has undergone a series of improvements and expansions since that time. Following the closure of K.I. Sawyer AFB in September 1995, the Marquette County Board voted to relocate the Marquette County Airport to K.I. Sawyer. 10.2 Existing Marquette County Airport The existing Marquette County Airport occupies approximately 650 acres north of U.S. 41/M-28, just north of the northeastern corner of the City of Negaunee. Access to the airport is provided by U.S. 41/M-28, which bisects the Marquette-Ishpeming-Negaunee urban corridor. The area around the airport contains a variety of commercial and industrial uses along the highway, with residential uses and forest to the north and west. As mentioned in the previous chapter, the current airport has two runways. The east/west runway is 6,500 feet in length, and the north/south runway is 3,000 feet in length. The configuration of the runways is sufficient to handle many jet aircraft; however, the airport is currently used only by turboprop planes with a maximum capacity of about 40 passengers. Buildings at the existing airport include the current passenger terminal, a former terminal building used by the Federal Aviation Administration and by the Fixed Base Operator(FBO) for the airport, and several industrial-type buildings and hangars. The buildings previously occupied by the Simmons Airlines Maintenance Facility have been vacated as a result of the move to the new AMR Eagle Regional Aircraft Maintenance Center at K.I. Sawyer, and will revert to County ownership once the move is complete. The existing terminal contains passenger check-in and baggage handling facilities, rental car counters and a gift shop downstairs, with a restaurant and office space in the second floor. The former terminal also contains office space. As of early 1998, three commercial airlines serve the Marquette County Airport. Mesaba Airlines (Northwest Airlink) provides service to Detroit and Minneapolis, where Northwest Airlines maintains hubs that provide access to connecting flights. Midwest Express (Skyway) offers service to Milwaukee and connecting flights. Great Lakes (United Express) offers service to Chicago O'Hare and Detroit. American Eagle (American Airlines) served the area until August 1996, when passenger service was discontinued due to a decline in passenger volumes. Skyway began serving Marquette County a few months after American Eagle discontinued service. As of February 1998, Chapter 10 - Page 1 �there have been reports that American Eagle may be interested in resuming passenger service to Marquette County. ,,--...,. I Passenger, cargo and air-carried mail volumes at the Marquette County Airport have fluctuated over the past 20 years, as a result of several factors. The number of total scheduled passengers (both enplanements and deplanements) at the Marquette County Airport increased steadily from the 1950s through the 1970s, as shown in Figure 10-1. With the advent of deregulation in the early 1980s, passenger volumes at all U.P. airports dropped significantly. Many smaller airports throughout the country lost jet service at this time, and service since the 1980s has been provided by smaller turboprop planes. Since 1980, the number of scheduled passengers at the Marquette County Airport has fluctuated, but the overall trend was upward until 1993, when over 104,000 scheduled passengers passed through the airport. Since 1993, passenger volume dropped to near the 1990 level, but has since begun to increase again. The drop in passenger volume from 1993 to 1995 may be largely attributable to the closure of K.I. Sawyer Air Force Base. During this time the County experienced a decline in population, an increase in unemployment, and an atmosphere of uncertainty as to what the future might bring. However, the last couple of years have seen a decrease in unemployment to the lowest level in over 25 years, and while base closure has certainly affected the local economy, the impact so far has not been as severe as many feared it would be. This may be at least partially responsible for the recent increase in air travel. It is interesting to note that the Marquette County Airport has experienced more enplanements (departures) than deplanements (arrivals) in most years. Several factors may be responsible, including cancellation of flights or diversion to other airports, causing persons to return to an airport other than Marquette; one-way air travel, with passengers returning by other means; and one-way travel with no return trip. This trend of enplanements exceeding deplanements is also found at other U.P. airports. In addition to the scheduled passenger service available at the airport, charter services are available, and the Michigan Department of Natural Resources keeps a plane at the airport for use by state employees needing travel to Lansing or other areas. A number of local pilots also keep planes at the Marquette County Airport. The number of passengers on charter flights varies significantly, with data available only since 1988. In 1989 charter passenger volume (enplanements and deplanements) peaked at 8,754; in 1992, only 683 total passengers used charter flights. From 1993 to 1996, charter passenger numbers were fairly stable, ranging from 1,16°'in 1996 to 1,453 in 1995; in 1997 there were 824 total charter passengers. In the late 1980s and 1990, charter passengers equaled about 11 percent of the total scheduled passengers; during the last few years, charter flights have accounted for less than 2 percent of passenger volume. Chapter 10 - Page 2 �.--- ~ ,,[ 0 f) TABLE 10-1 PASSENGERS AT U.P. AIRPORTS, SELECTED YEARS Airport 1980 1985 1990 1991 1992 1993 1994 1995 1996 1997 Marquette County Total Scheduled Passengers Enplanements Deplanements 67,951 33,718 34,233 75,210 37,171 37,039 78,116 39,094 39,022 88,520 44,050 44,470 103,575 52,223 51,352 104,537 52,500 52,037 95,925 48,148 47,777 79,412 40,015 ·39,397 83,205 42,052 41,153 82,048 41,900 40,148 Delta County (Escanaba) Total Scheduled Passengers Enplanements Deplanements 40,269 21,464 18,805 21,442 10,865 10,577 26,094 13,476 12,618 28,197 14,366 13,831 31,929 16,301 15,628 29,986 15,163 14,823 37,895 19,055 18,840 35,913 18,270 17,643 42,131 21,549 20,582 41,304 20,627 20,677 Ford (Iron Mountain) Total Scheduled Passengers Enplanements Deplanements 38,247 18,676 19,571 17,396 8,683 8,713 21,216 10,634 10,582 16,735 8,288 8,447 20,113 10,085 10,028 23,396 11,724 11,672 21,214 10,562 10,652 21,092 10,579 10,513 19,686 9,870 9,816 13,654 6,787 6,867 Houghton County Memorial Total Scheduled Passengers Enplanements Deplanements 49,330 24,796 24,534 41,615 21,167 20,448 45,568 23,099 22,469 42,748 21,547 21,201 42,556 21,165 21,391 37,888 18,917 18,971 40,969 20,558 20,411 40,762 20,484 20,278 45,468 22,885 22,583 47,687 23,974 23,713 Twin County (Menominee) Total Scheduled Passengers Enplanements Deplanements 20,098 10,211 9,887 2,118 1,056 1,062 3,224 1,624 1,600 3,534 1,811 1,723 3,597 1,834 1,763 2,999 1,491 1,508 2,927 1,297 1,330 1,525 704 821 182 72 110 na na na Gogebic County Total Scheduled Passengers Enplanements Deplanements 23,990 11,533 12,457 5,889 2,996 2,893 10,155 5,072 5,083 8,301 4,194 4,107 8,220 4,074 4,146 9,727 4,870 4,857 8,702 4,330 4,372 6,413 3,183 3,230 5,341 2,670 2,671 3,128 1,548 1,580 Chippewa County International (Kinross) Total Scheduled Passengers Enplanements Deplanements 21,657 10,736 10,921 1,077 5,017 5,060 17,354 8,844 8,510 17,493 8,814 8,679 19,489 9,849 9,640 18,099 9,139 8,960 17,947 9,244 8,703 18,826 9,545 9,281 17,409 8,821 8,588 10,192 5,227 4,965 Chapter 10 - Page 3 �FIGURE 10-1 TOTAL SCHEDULED PASSENGERS, U.P. AIRPORTS, 1970-1997 120,000 D 100,000 D □ D □ 80,000 D □ . Ill Cl) CII C m 60,000 (V 0. 40,000 20,000 ,,r . . -"::(. I I 1976 1978 0 1970 1972 1974 ~ r===t I , - I t---1 1980 1982 1984 1986 1988 1990 I I I 1992 1994 1996 Vear -<>- Chippewa County -a- Delta County -tr-ford _._ Hougton County -0- Marquette County -+-Twin County ~ Gogebic County Source: MDOT, Bureau of Transportation Planning, lntermodal Section, 1997. Chapter 10 - Page 4 ) ) ) �D t) TABLE 10-2 AIR CARRIED CARGO AND PACKAGED FREIGHT AT U.P. AIRPORTS, SELECTED YEARS (POUNDS) Airport 1990 1991 1992 1993 1994 1995 1996 1997 288,200 74,600 213,600 69,565 24,642 44,913 73,534 22,864 50,670 79,819 26,871 52,948 61,128 21,323 39,805 82,688 21,268 61,420 77,851 28,730 49,121 54,978 21,417 43,561 53,683 16,264 37,419 305,800 93,060 212,740 50,600 21,000 296,000 956,088 248,559 707,529 949,206 316,153 633,053 1,084,357 539,605 544,752 1,542,412 770,625 771,787 1,527,072 688,713 838,359 1,051,536 458,682 592,854 893,797 342,689 551,108 1,086,531 419,369 667,162 Ford (Iron Mountain) Total Cargo and Freight Enplaned Deplaned 486,232 142,553 343,679 23,400 4,000 19,400 1,039,821 432,777 607,044 1,237,587 515,529 722,058 1,544,203 602,838 941,365 1,621,980 575,414 1,046,576 1,772,130 577,370 1,194,760 1,767,087 558,079 1,209,008 2,040,446 709,929 1,330,517 2,548,431 950,734 1,597,697 Houghton County Memorial Total Cargo and Freight Enplaned Deplaned 265,579 100,696 165,063 94,000 48,000 46,000 194,394 99,110 95,284 223,292 99,174 124,118 271,098 109,388 161,710 328,483 119,821 208,662 403,160 92,305 310,855 368,979 93,714 275,265 548,061 217,204 330,857 809,544 329,105 480,439 Twin County (Menominee) Total Cargo and Freight Enplaned Deplaned 150,029 41,980 108,849 1,800 400 1,400 240,324 148,152 92,172 303,903 162,762 141,141 303,227 164,172 139,055 372,002 191,473 180,529 388,966 219,507 169,459 508,996 276,649 232,347 704,307 394,910 309,397 659,415 367,090 292,325 Gogebic County Total Cargo and Freight Enplaned Deplaned 62,555 15,432 47,123 6,092 562 5,530 142,721 61,664 81,057 158,140 60,545 97,595 171,340 73,824 97,516 189,522 78,623 110,899 230,176 97,011 133,165 170,443 68,972 101,471 304,226 125,072 179,154 356,313 177,499 178,814 103,550 40,421 63,129 22,800 5,600 17,200 5,708 2,018 3,690 3,791 1,803 1,988 7,937 2,906 5,031 4,731 1,074 3,657 7,190 753 6,437 6,682 2,468 4,394 2,987 1,340 1,647 4,206 2,403 1,803 1980 1985 Marquette County Total Cargo and Freight Enplaned Deplaned 495,648 101,447 394,201 Delta County (Escanaba) Total Cargo and Freight Enplaned Deplaned Chippewa County International (Kinross) Total Cargo and Freight Enplaned Deplaned Chapter 10 - Page 5 �FIGURE 10-2 TOTAL AIR CARRIED CARGO & PACKAGE FREIGHT (LBS.), U.P. AIRPORTS, 1970-1997 3,000,000 ...--- - - - - - - -- - - - - - - - - - - - - - - - - - - - ----, 2,500,000 2,000,000 Ill -g 5 1,500,000 a. 1,000,000 500,000 0 1910 19n 1974 1976 1978 1980 1982 1984 1986 1988 1990 1992 1994 1996 Year -<>- Chippewa County -o- Delta County --ts- ford ~ -o- Marquette County -+- Twin County Houghton County ~ Gogebic County Source: MOOT, Bureau of Transportation Planning, lntermodal Section, 1997. Chapter 10 - Page 6 ~ ) ) �The amount of air carried cargo and package freight handled at the Marquette County Airport peaked in the mid 1970s, and generally declined until 1990 (Figure 10-2). Since then, the amount of cargo and freight has remained fairly constant at between 50,000 and 100,000 pounds per year, as shown in Table 10-2. The amount of incoming cargo and freight far exceeds outgoing cargo and freight in most years, with incoming (deplaned) freight averaging 65-80 percent of total volume. The amount of cargo and freight handled at the Marquette County Airport is significantly less than at other area airports; Delta County Airport handled over 1 million pounds in 1997, while Ford Airport in Dickinson County handled over 2.5 million pounds. The amount of air carried mail was, until 1980, a fairly significant factor at most U.P. airports. From the 1950s until 1980, the Marquette County Airport generally handled between 27,000 and 280,000 pounds of mail per year, averaging about 60,000 to 80,000 pounds per year. Since 1980, however, the amount of air carried mail has dropped to none in some years to a high of 6,951 pounds in 1990, as shown in Table 10-3. Mail that is handled locally is almost entirely outgoing mail, with little or no incoming air carried mail in most years. This trend occurred at most U.P. airports; some airports have seen air carried mail cease entirely. Most air carried mail is now delivered by truck to larger airports, where it is then placed on airplanes, virtually eliminating the use of smaller airports for air carried mail. 10.3 K.I. Sawyer Facilities K.I. Sawyer Air Force Base was established during the 1950s, and during nearly 40 years of existence was home to fighter planes, bombers, and tankers. The location of the base, with access to polar routes to the former Soviet Union, was considered critical during the Cold War years. With the end of the Cold War, the U.S. government began to reassess the need for military facilities. Legislation was adopted calling for review of military facilities by an independent panel known as the Base Realignment and Closure (BRAC) Commission, and reviews were conducted in 1991, 1993 and 1995. The 1993 closure list, which was signed by the President in June, 1993, included K.I. Sawyer. At the time closure was announced, B-52H Stratofortress bombers and KC-135A Stratotankers were based at K.I. Sawyer. Military employment at the time closure was announced was approximately 3,600, with an additional 1,100 civilian and contract employees. Over the next two years, personnel and equipment were transferred to other Air Force facilities, and the process of conversion to civilian uses was begun. When the base officially closed on September 30, 1995, four businesses were already located at the base, providing a handful of jobs for area residents. Chapter 10 - Page 7 �TABLE 10-3 AIR CARRIED MAIL, U.P. AIRPORTS, SELECTED YEARS 1990 1992 1993 1994 1995 1996 1997 1980 Marquette County Total Air Carried Mail Enplaned Deplaned 18,300 16,956 1,344 1,117 1,115 2 6,951 6,951 0 5,929 5,929 0 5,666 5,666 0 2,995 2,991 4 3,747 3,733 14 7323 7218 105 4933 4703 230 2,966 2,616 350 Delta County (Escanaba) Total Air Carried Mail Enplaned Deplaned 16,921 15,339 1,582 14,176 14,176 0 3,304 3,304 0 3,010 2,979 31 2,809 2,809 0 3,547 3,547 0 2,887 2,741 146 2528 2524 4 2852 2852 0 4,192 4,136 56 Ford (Iron Mountain) Total Air Carried Mail Enplaned Deplaned 834,411 22,240 812,171 24,272 19,810 4,462 0 0 0 0 0 0 0 0 0 n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s Houghton County Memorial Total Air Carried Mail Enplaned Deplaned 18,736 18,736 0 5,261 3,008 2,253 1,479 1,479 0 1,738 1,738 0 1,856 1,856 0 2,416 2,350 66 3,184 3,012 172 2529 2483 46 2978 2455 523 2,313 2,288 25 Twin County (Menominee) Total Air Carried !\jail Enplaned Deplaned 25,653 25,483 170 0 0 0 0 0 0 n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s Gogebic County (Ironwood) Total Air Carried Mail Enplaned Deplaned 156 19 137 140 140 0 0 0 0 0 0 0 242 242 0 671 634 37 547 476 71 440 440 0 659 659 0 1,429 1,429 0 25,657 6,971 18,686 4,661 2,719 1,942 0 0 0 n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s Chippewa County International (Kinross) Total Air Carried Mail Enplaned Deplaned 1985 1991 Airport Chapter 10 - Page 8 ~ ) >i) ) �K.I. Sawyer encompasses about 5,200 acres, containing a 12,300-foot airstrip, associated taxiways and approach aprons, two control towers, over 300 industrial and commercial buildings, and over 1,600 housing units. Some of the buildings are currently occupied by industrial or commercial enterprises, or by individuals and families; over 300 housing units were occupied as of February 1998. Buildings and facilities not owned or leased by private companies or individuals are still owned by the U.S. Air Force, and a "caretaker'' agreement provides for operation of certain facilities and protection from deterioration. The Air Force, under the caretaker agreement, operates the water and sewer systems, and provides for resource and fire protection and general maintenance of the unleased portions of the base. Unoccupied buildings have been "pickled," with plumbing systems drained and winterized. The primary focus of the caretaker agreement, with regard to unoccupied facilities, is to prevent significant deterioration. Industrial and commercial firms located on the former base include the following: a sawmill with over 100 employees and utilizing 90 million board feet of timber per year; a regional aircraft maintenance facility employing over 200; a manufacturer of electronic switches that employs over 50; several smaller manufacturing firms, contractors, etc.; and a golf course, veterinary clinic, medical clinic, day care center, and bank. The aircraft maintenance facility at Sawyer represents an expansion and relocation of the former Simmons Airlines facility located at the existing airport. Now known as the AMR Eagle Regional Aircraft Maintenance Center, Inc., the facility occupies four buildings at Sawyer. A Memorandum of Understanding negotiated between the County and AMR Eagle in 1996 calls for improvements to these buildings and the airfield to be made by the County, as well as a County buyout of the remaining balance due on the Simmons buildings at the County airport. Grant funds from the state and federal government have covered the majority of the cost of the building improvements. 10.4 Airport Relocation A base reuse plan was prepared during the time the base was being closed, and one of the recommendations of that plan was that the Marquette County Airport be moved to K.I. Sawyer. The County Board gave a tentative endorsement of that recommendation, passing a resolution to move the airport if such a move could be shown to be economically feasible. In August 1996, a new resolution was passed, stating that the airport would be moved. Greiner, Inc., the consulting firm who prepared the base reuse plan, was retained by Marquette County to prepare a reuse plan for the existing Marquette County Airport. The plan, completed in August 1996, examined issues related to reuse of the property, including environmental contamination, legal issues related to property ownership, the impact on current airport tenants, and potential alternatives for reuse. The study also makes recommendations regarding a marketing strategy for the property. Chapter 10 - Page 9 �Environmental contamination is known to exist at six locations at the airport. These sites include the former VORTAC/Fire Training Area, the former bulk fuel storage facility, two sites associated with the Simmons Airlines facility, and the two septic fields. The recommended course of action is to conduct further sampling to identify the extent and nature of the contamination, and identify remediation measures. The property on which the airport is situated consists of several parcels which were acquired at various times during the development of the airport. Several of these parcels were acquired from The Cleveland-Cliffs Iron Company (CCIC), which retains repurchase rights in the event the property should be offered for sale by the County. CCIC has indicated that it is not interested in repurchasing these parcels. Parcels which were acquired with funding from the Federal Aviation Administration typically require reinvestment of the federal share if those parcels are sold. However, Marquette County is working with the FAA to waive the reinvestment provisions in this case. All tenants utilizing space at the airport in 1996 were contacted with regard to their willingness to move to Sawyer. The majority of the commercial tenants, including Northern Michigan Aviation, the rental car companies serving the airport, WLUC-TV and others, expressed willingness to relocate if the airport is moved. Some tenants, however, such as Northern Michigan Aviation, said they would prefer to remain at the present location. Several of the tenants who keep private airplanes at the airport expressed concerns, or indicated they would be unwilling to relocate. Concerns were primarily based on uncertainty regarding cost, according to the reuse report. Reuse options recommended by the study include housing development, office space, recreation, and limited commercial and industrial uses. The existing terminal and former terminal were identified as suitable for office space, while the portion of the property which fronts directly on U.S. 41/M-28 would be most desirable for commercial use. Some hangars appear to be relocatable, and were recommended for relocation to Sawyer; hangars which are not relocatable could be used for storing vehicles or equipment. The study identifies a sports complex containing tennis courts, exercise rooms, weight training, etc. as a possible recreational reuse for the former Simmons hangar. Initial alternatives identified by Greiner included a golf course and correctional facility; the County Board directed the consultants not to consider these alternatives further. Although the airfield facilities at K.I. Sawyer are in good condition and were wellmaintained, extensive modification is required to make the airfield suitable for use as a civilian airport. The single most costly item is the construction of a new passenger terminal, estimated to cost over $3 million. Other improvements include relocation and upgrade of runway lights, installation of new instrument landing (ILS) and automated weather observation (AWOS) systems, fuel farm improvements, runway approach lighting, and other relatively minor improvements. Chapter 10 - Page 10 �The County has been awarded grants from the Economic Development Administration and the FAA to cover the cost of many airfield improvements at K.I. Sawyer. Relocation and upgrade of runway lights, the new ILS and AWOS systems, design of the new passenger terminal, fuel farm improvements, and a portion of terminal construction are included in these grants. A second grant is being applied for to cover the remaining cost of the new terminal, as well as other airfield and non-airfield items. Delays in the application process for this grant have resulted in pushing back the target date for moving airport operations. Original projections were to have the airport operational at Sawyer by the end of 1998; current expectations are that the airport will move in mid to late 1999. Since the decision to move the airport was finalized in August 1996, occasional concerns were expressed regarding this decision. The level of concern appeared to increase in the fall of 1997, with questions being raised about the cost of the move, weather conditions at Sawyer, the lack of a crosswind runway at Sawyer, and the increased distance from the urban corridor. Some groups and individuals are also concerned about the potential effect of the move on the local tax base, and the impact on the economic health of the urban corridor. A group of local physicians has expressed concern regarding the distance from Marquette General Hospital, and have asked that the Negaunee Township location be available for air ambulance use. Negaunee Township stands to lose tax revenues as a result of the move, and there is concern that there will be a loss of businesses at and around the airport. Negaunee Township officials and others have also expressed a desire to see airport operations continued at the Negaunee Township location, even if the County airport is moved. They believe that an industrial airpark may be feasible, and that a private entity may be willing to operate the facility without state or federal funding. The County Board has taken the position that airfield uses at the current site should not be permitted once the airport is moved. Although many of the questions now being asked with regard to airport relocation should perhaps have been addressed to a greater extent during the decision process, it would appear that the Marquette County Board is unwilling to reconsider the decision. The grants which have been obtained from EDA and the FAA are predicated upon the airport moving, and a significant amount of funding from those grants has been obligated. The AMR Eagle maintenance center move to Sawyer is nearly complete, and several hundred thousand dollars in grant funds have been expended for that project. At the very least, continued operation of the maintenance facility at Sawyer would require maintenance of airfield operations at Sawyer even if the airport does not move, resulting in a financial burden to the County. In summary, it appears unlikely that the decision to move the airport will change. Chapter 10 - Page 11 �10.5 Issues and Opportunities A decline in scheduled passenger volumes occurred since 1993, although most recent figures indicate that this decline may be turning around. The possible return of American Eagle passenger service to Marquette County could increase options for local air travelers. The amount of cargo and freight handled at the airport has declined considerably since the mid 1980s, but has stabilized in recent years. There are several sites of environmental contamination at the existing airport, which may affect the ability to reuse the property for other uses. The proposed move of the airport to K.I. Sawyer would result in a loss of tax base in Negaunee Township, as personal property is moved from the site. The airport relocation could offer a long-term opportunity to increase the local tax base and diversify the local economy by developing the existing airport property for residential, commercial, industrial and recreational uses. If redevelopment is unsuccessful, however, the long-term issue could be one of blight and deterioration of the former airport facility. The relocation of the County airport may affect the traffic pattern in and around Negaunee Township, with increased use of CR 480 and M-35 to travel to the Sawyer location. The potential loss of traffic on U.S. 41/M-28 could have a negative effect on businesses in the urban corridor, particularly in the area near the existing airport. It is uncertain what effect the airport relocation may have on freight and cargo volumes and passenger volumes. The increased distance form the urban corridor may mean that alternate means of shipping or travel will be used, or that other airports outside the County will be utilized more by local residents and businesses. · As businesses associated with the airport, such as the AMR maintenance facility, move to K.I. Sawyer, local residents who work at these businesses may move from the Township in order to be closer to their place of work. Chapter 10 - Page 12 �11.0 GOALS, POLICIES AND OBJECTIVES 11.1 Introduction Throughout the preceding chapters of this plan, detailed information has been presented defining the historical trends and current situation in Negaunee Township. This background information has helped the Planning Commission to gain an understanding of the forces which have shaped the growth and development of the Township to this point. In order for a community to have a sound plan for growth and development, it is essential that goals be set. Such goals are broad statements which reflect desired future conditions, and are based on the background information, assumptions, alternatives and policy variables presented earlier. More specific policies and objectives are then developed, which define actions which can be taken to implement the goals. The final stage of the planning process, which is implementation of the plan, begins once the goals, policies and objectives have been defined. The first step in plan implementation is the adoption of this plan by the Planning Commission following a public hearing and consideration of any public comments received. Plan implementation continues through adherence to the goals, policies and objectives set forth in this plan. It should be emphasized, however, that these goals, policies and objectives are not "cast in concrete." While the planning commission has developed these goals, policies and objectives based on the best information available, and the needs of the community at a point in time, changing needs and desires within the community, or changes in the local population or economy may mean that these goals, policies and objectives will need to be re-evaluated. This plan must remain flexible enough to respond to changing needs and conditions, while still providing a strong guiding mechanism for future development. The Planning Commission, Township Board, and Township staff, together with other groups, organizations and individuals, can use this plan as a dynamic decision-making tool, and should assure that the plan is referred to frequently and updated periodically. To assist in understanding the nature of the goals, objectives and policies presented on the following pages, the following definitions are presented: Goal: A broad statement of a desired future condition, the generalized end toward which all efforts are directed. Goals are often stated in terms of fulfilling broad public needs, or alleviating major problems. Goals are generally difficult to measure and are idealistic. Chapter 11 - Page 1 �Policy: A statement of position or course of action which provides a means of obtaining a stated goal. Policies are factual in nature, and can be measured by the impact they have on existing conditions. Objective: A specific attainable end derived from a related goal or policy to be accomplished within a specific time. When attained, they represent significant and measurable progress toward a goal, thus providing a means of evaluating progress. 11.2 Economy Explanation: The Township is located in the Marquette-Negaunee-Ishpeming urban area. Expansion of the urban area from the Marquette area bas and will continue to come into the Township. The Planning Commission should carefully review the zoning ordinance in order to accommodate future economic growth. Service and retail jobs are the largest employment sector county-wide, as well as for Township residents. The mining industry is an important part of the local economy. Redevelopment of the soon to be vacated County airport will offer the opportunity for possible commercial and industrial uses as well as an increase in the tax base and employment levels. The former Pioneer Pellet Plant facility is also an area for possible industrial use. A private industrial park is located within the township. Provide a diversified and stable economy within Negaunee Township. Policies: 1. Encourage businesses and industries already located in the area to remain in the community, and encourage the expansion of these firms, except in cases where such uses are nonconforming, or where those uses do not comply with state and federal standards. 2. Where nonconforming uses and/or violations of state or federal standards exist, encourage firms to become conforming and come into compliance, in order to retain the existing economic base while reducing land use conflicts and potential for negative impacts on the environment. 3. Insure that adequate sites are available for new developments or expansions of existing firms. Considerations of the adequacy o~a site should include the types of municipal services that could be provided. Chapter 11 - Page 2 �c::,., 4. If and when the Marquette County Airport vacates its present Negaunee Township location, encourage the reuse of the airport property for commercial, industrial and residential uses. 5. Encourage the appropriate and orderly commercial development along US41/M28. 6. Encourage the development and maintenance of the infrastructure and services which support the orderly development in the township. 7. Encourage the cleanup of sites of environmental contamination so that contaminated sites can be made available for development and potential health hazards can be eliminated. Cleanup for commercial or industrial reuse may be easier, due to less stringent requirements compared to sites for residential development. 8. New developments should be encouraged to occur in so-called "brownfield" sites rather than creating new developments in previously undeveloped areas. 9. Development served by private roads should be built to County road standards. The Township should not recommend roads for inclusion into the County road system unless they are already built to County Road Commission standards. 10. Encourage commercial developments in areas that can be served by the municipal water system. ~ ,,-----..._ Obiectives: Work with the Marquette County Economic Development Corporation and the Lake Superior Community Partnership along with governmental units to promote economic development throughout Marquette County. 2. Examine the present zoning designations of the area where the present County airport is located to determine if areas should be rezoned to encourage an compatible mix of commercial, industrial and residential uses. 3. Continually examine and identify areas within the Township that would be suitable for industrial and commercial use. 4. Expand the existing water service area to serve existing and planned commercial establishments. 5. Actively promote and expand the industrial and commercial base of the township. Chapter 11 - Page 3 �11.3 Natural Features Explanation: The natural features of the township can both inhibit and encourage development. Bedrock outcroppings, areas of steep slope and certain soils can limit development. Water features, especially the Hoist and McClure Basins, attract new residential development. Goal: Preserve and enhance the natural environment of Negaunee Township. Policies: 1. Protect the ground and surface waters from contamination from improper sewage disposal practices. 2. Ensure that the use of the land and the intensity of the use is suitable to the natural environment. 3. Encourage the reuse of existing industrial sites rather than creating new developments in previously undeveloped areas. 4. Encourage the cleanup of environmentally contaminated sites in the Township, to remove potential threats to human health and safety and to the environment. 5. Define areas where the natural environment may constrain land use, such as areas of shallow bedrock, high water table, etc. 6. Discourage inappropriate development in areas which are vulnerable to future onsite septic system failure and groundwater contamination. 7. Identify development constraints within waterfront areas, where pressures for development may be the highest and the environment is potentially more fragile. Objectives: 1. Work with the various agencies to protect ground and surface waters from contamination caused by point and non-point sources of pollution. 2. Utilize detailed soil survey information, and wetlnd maps when making rezoning decisions, in order to insure that lot sizes, setbacks and other requirements are sufficient to protect the natural environment. Chapter 11 - Page 4 . �3. Using zoning and other land use controls, encourage a pattern of land use which minimizes environmental impact, encourages economic growth in appropriate areas, and maintains the natural features of the community. 11.4 Land Use Explanation: Historically, land use in the area has been influenced by the mining industry. Commercial development has occurred along the US41/M28 highway corridor. Newer residential development is also taking place around the two storage basins. Though the majority of the lands in the Township are forested, the Township contains the second highest concentration of urban and built up lands of any township in the county. New subdivisions are occurring north of US41/M28, reflecting the trend of developing residential areas in rural outskirts of urban areas. Known areas of contamination may adversely affect development; sites need to be remediated. Establish a land use pattern in Negaunee Township which minimizes land use conflicts, provides for development in areas where adequate facilities exist or can be provided, and protects the health, safety and welfare of Township residents. Policies: 1. Access from both commercial and residential developments onto state trunklines and other heavily-traveled roadways should be limited in order to avoid traffic congestion problems and alleviate safety hazards. 2. Encourage commercial developments to utilize shared driveways to limit the number of access points onto busy roadways. 3. Encourage the preservation of open spaces and the rural character in the outlying portions of the Township. 4. Discourage the spot zoning of commercial and industrial areas within the Township. 5. Ensure that the zoning ordinance is consistent with the physical limitations of the environment, such as soil suitability, slope, etc, and with the ability to provide municipal services, such as water and sewer. 6. Coordinate land use activities with the adjacent municipalities of City of Negaunee and the Townships of Ishpeming, Marquette, Sands and Richmond. Chapter 11 - Page S �7. Protect both the ground and surface waters from contamination caused by improper or failing septic systems 8. Encourage greater density in areas that are served by or have the potential of being served by the Township water system. 9. Encourage the preservation of open space for the enjoyment of Township residents. 10. Encourage new and expanding industries to locate in areas where appropriate services are available and surrounding uses are compatible. 11. Encourage new and expanding retail and service firms to locate in areas which are easily accessible. Objectives: 1. Review the existing zoning ordinance to ensure that the ordinance provides for the proper, and orderly development of commercial and industrial areas within the Township. 2. Review the existing zoning ordinance to ensure consistency with physical characteristics of the environment. 3. Strongly enforce the zoning ordinance to ensure that land use is consistent with the land capability and suitability, the ability to provide services and the desired future condition of the Township. 4. Eliminate the use of privies and holding tanks as a means of on-site sewage disposal. 5. Where possible, new and existing commercial developments should construct a frontage road along US41/M-28 to serve their establishments. 11.5 Housing Explanation: The predominate housing type is the single family, owner-occupied home. Seasonal homes have been constructed in the northern area of the Township, especially around the Hoist and McClure Basin area. With the sale of the Longyear Realty lands to private individuals, there will be increased demands fQJ" year round residences and other development. Other housing developments are taking place in areas not served by municipal water. Housing demand in the Township will likely remain strong in the future. Chapter 11 • Page 6 �Encourage the creation of an adequate supply of affordable, safe and sanitary housing, offering a choice of housing types. Policies: 1. Encourage new housing developments to locate in areas zoned for residential developments which have the capability to provide needed services. 2. Mobile homes offer an affordable housing option for many people. 3. Educate the public regarding federal and state grants and loans that are available to the public for rehabilitation of single and multi-family housing and for the purchase of homes. 4. Private roads serving residential developments should be constructed to County Road Commission standards. 5. Encourage the orderly and appropriate development of the waterfront lands and areas in the northern area of the Township. 6. Encourage continued development and maintenance of single-family houses, in a variety of sizes, styles and settings. 7. Encourage the rehabilitation and maintenance of existing housing stock to provide safe living conditions and prevent deterioration and blight. Objectives: Establish minimum lot sizes that do not degrade the environment. 2. As seasonal homes become year-around homes, the Township should establish reasonable standards including wells, permanent septic systems, suitable access roads, sufficient right of way and type of road surface. The zoning ordinance should indicate that the Planning Commission is the body to grant such a request through the conditional use permit process. 3. Residential zoning districts should provide for a variety of densities; denser development should be in areas where utilities and natural features are suitable for such development. 4. Continue to enforce local ordinances regarding blight and deterioration, to eliminate hazards to public health and safety. Chapter 11 - Page 7 �11.6 Transportation Explanation: Two highways (US41/M28 and M35) serve the Township, along with a network of county roads. The private automobile remains a primary means of local transportation. With about 50 percent of the paved roads in the township in need of resurfacing or reconstruction, continued maintenance and improvements should be of prime concern. There are a number of private roads that have been constructed that provide access to existing or newly created subdivisions or lot splits. Ridership on the Marg Tran Ishpeming route has declined in recent years. At present the County airport is located in the township, but will soon be relocated to the former K.I. Sawyer AFB. The relocation will have an impact on the transportation patterns of those using the new airport. Goal: Provide a transportation network which provides for the safe and efficient movement of people and goods throughout the township. Policies: 1. Encourage the Marquette County Road Commission to consider local priorities when funding and scheduling road projects throughout the county. 2. Encourage the improvement of inadequate and substandard roads in the township. 3. Private roads serving residential developments should be constructed to County Road Commission standards. Objectives: 1. Continue working with the Marquette County Road Commission in setting road improvement priorities. 2. Improve and upgrade the inadequate and substandard roads within Negaunee Township. 3. Communicate to MDOT and State legislators concerns the Township has regarding the impacts to the Township regarding any state takeover of local roads. Chapter 11 - Page 8 �4. Develop a connector road between Midway Drive (CRSlO) and US41/M-28 to alleviate traffic congestion problems. 11.7 Community Facilities and Services Explanation: The Township provides a number of municipal services to its residents, including fire protection, refuse collection, and road repairs. Municipal water is provided within a limited area one mile north and south of U.S. 41/M28 and; the current system capacity is adequate to expand the service area. Other services are provided by other levels of government, such as the City of Negaunee for library, County sheriff for law enforcement and emergency medical/rescue services. The availability of such services are a critical part of community quality of life and also play a role in economic development. Goal: Provide public services as desired by Township residents at the least possible cost and, at the same time, protect the health and well-being of Township residents. Policies: 1. Make needed improvements to the Township public water system. 2. Provide adequate fire and police protection to all areas of the Township. 3. Continue to work with the Marquette County Landfill Authority and other agencies to solve the solid waste problems. 4. Provide sanitary sewers within the Township as dictated by growth. 5. Utilize state and federal grants and/or loans to secure funding to expand and/or provide municipal water and sewer services. 6. Develop a multi-year Capital Improvement Plan for the Township, to be used as a Jong-range planning and budgeting tool. Objectives: • 1. Install sanitary sewer service to the more densely populated areas of the Township. 2. Work with the City of Negaunee in utilizing its wastewater treatment plant to provide sanitary sewer services to Township residents . Chapter 11 - Page 9 �3. Expand the water service area to include the US 41 corridor. 4. Install a second outlet from the well field and along County Road 492 to provide water to LS&I railroad property and businesses and households on M-35. 5. Install a water main under U.S. 41/M-28 at Brebner Road and loop the line back to Midway Drive, which would improve the service of the system and reduce freezing problems. 6. Construct a second water line from the wells, which would improve the flow and allow an additional 40 residential homes in the M-35 vicinity to connect to the system. 7. Budget and construct a new Department of Public Works garage facility. 11.8 Recreation/Historical Explanation: There are eight publicly owned park and recreation sites within the township which provide a wide spectrum of recreational opportunities. There are a variety of recreational facilities located in communities adjacent to the Township. Many of the historic sites in the area are directly related to the early iron mining industry. Several of these properties are listed on the state or national register of historic/ places. Establish a community-wide system of parks, open space and recreational facilities that will provide adequate, convenient, and high quality recreational opportunities on a yearround basis. Policies: 1. Ensure that existing and newly developed residential areas are provided with adequate and accessible park and recreational facilities. 2. Correlate new recreational development with land capability and suitability. 3. Provide safe and adequate accessibility to all community park and recreational areas for pedestrians and bicyclists as well as motorists. 4. Develop multi-use and/or year-round use recreatk>nal facilities when such uses are compatible or seasonal in nature so that the benefits from expenditures for recreation can be maximized. Chapter 11 - Page 10 �5. Design recreational areas and facilities that eliminate deficiencies set forth in this Plan. 6. Make full use of State and Federal assistance programs to develop recreational areas and facilities. 7. Promote the development of bicycle paths and snowmobile trails in appropriate areas. Develop a snowmobile trail system so as not to disturb existing residences. Objectives: 1. Develop facilities at existing park sites to meet community park and recreational needs. 2. Develop Township-owned land to serve "Neighborhood Park" recreational needs. 3. Construct bike paths on Midway Drive (County Road 502) and on North Road (JA). Goal: Provide a system of recreational opportunities in Negaunee Township which will adequately accommodate all of the Township age groups and target populations, including handicapped and physically impaired. Policies: 1. Develop active and passive recreational areas and facilities which serve needs of elderly, minority, or special populations. 2. Ensure that minimum levels of recreation services are provided to all Township residents. Utilize standards, surveys, and other methods to determine needs. Objectives: 1. Develop recreational facilities to provide for barrier-free access and conformance with the Americans With Disabilities Act of 1990 and other applicable State and Federal regulations. Goal: Encourage the preservation and expansion of recreational shoreline and other waterbased opportunities for water-oriented recreation . • Chapter 11 - Page 11 �Policies: 1. Promote and endorse efforts to improve or maintain the water quality of the McClure Basin and the Hoist Basin, as well as the other Township recreational lakes and streams. 2. Encourage efforts directed at improving both the visual and physical characteristics of shoreline areas through sound environmental and engineering practices. 3. Take advantage of opportunities to expand and develop public access and other facilities which further encourage boating, fishing, and other water-related uses of the reservoirs and streams as deemed appropriate. 4. Improve the environmental characteristics of the Morgan Pond area including the preservation/creation of wetland acreage, to increase the quality and variety of recreational experiences. Conserve, protect, and beautify other natural resources in the Township. Policies: 1. Ensure that environmental and aesthetic qualities of the Township are considered when planning for park and recreational development. 2. Preserve and maintain natural drainageways and other natural resource areas in and around the Township. 3. Encourage the preservation of sites with historic or architectural value. 4. Preserve and enhance the diversity of the ecosystem and historic integrity of the Morgan Pond area. Encourage cooperation and coordination with the school district and other recreational service providers. Chapter 11 - Page 12 �Policies: 1. Coordinate recreational planning and implementation of activities to avoid duplication of services and effort so as to make optimal use of financial and other resources. 2. Encourage cooperative or joint development of facilities by adjoining communities. 3. Encourage cooperation with the MDNR Forest Management Division regarding mutual planning concerns for the Hoist Basin and support improvements to the public access sites. 4. Encourage cooperation with the Marquette County Natural Resources Commission and Planning Commission regarding mutual planning concerns. 5. Encourage cooperative community/school projects to improve and expand recreational facilities at the public schools. 6. Encourage recreational opportunities consistent with this Plan which fill deficiencies indicated in City, County and State recreational plans. 7. Encourage review of Township plans by the County, regional planning agencies, and surrounding local governmental units. Goal: Encourage continued involvement of Township residents in planning for park and recreational development. Policies: 1. Develop greater community involvement in current and future recreational plans. 2. Conduct public meetings to encourage citizen input in developing the Township Recreation Plan. 3. Encourage participation of elderly and handicapped citizens at park and recreational meetings. 4. Hold annual public meetings to review, revise, and maintain a realistic and workable Township Recreation Plan. 5. Promote positive attitudes towards recreation in the Township. Chapter 11 - Page 13 �6. Encourage volunteer efforts by citizens and/or service clubs whenever feasible in all aspects of recreational area development, operations, and maintenance. Upgrade existing, and develop new, tourist-oriented areas and facilities. Policies: 1. Encourage greater involvement of the private sector in recreational development including financing. 2. Encourage major landowners to consider the potential in the recreational use of their holdings; such as conservation easements, or developing recreational facilities. 3. Encourage the development of tourist service facilities (i.e., grocery stores, laundries, and similar facilities) in areas which have high concentrations of tourists but are remote from permanent population centers. 4. Encourage further development of the State and Federal lands within the Township for tourist use. 5. Encourage improvement of the Township, County, and the regional transportation network to accommodate the increasing tourist traffic. 6. Encourage improvement of the Township's attractiveness to vacationers. 7. Encourage the development of snowmobile and hiking trails in appropriate areas in such a manner as not to disturb existing residences. Chapter 11 • Page 14 �APPENDIX A The guidelines in this appendix are based on the federal requirements for the compliance with the ADA of 1990 and suggestions from the USDA Forest Service for accessible outdoor recreation. Local codes may vary and should be reviewed before any new construction or remodeling is undertaken. They contain only a portion of the accessibility guidelines necessary to be in compliance with the ADA. and should not be used as the only source when analyzing accessibility needs. (Source: Accessible Design Handbook, CashCallahan & Company, 1991; and Design Guide for Accessible Outdoor Recreation, USDA Forest Service, 1991). Space Allowances & Reach Ranges The minimum clear width for single wheelchair passage must be 36 inches continuously and 32 inches at any one point (e.g., doonvays). The minimum width required for two wheelchairs to pass each other is 60 inches. Where the floor space allows only forward approach to an object, the maximum high fonvard reach allowed is 48 inches above the finished floor and the minimum low forward reach must be no less than 15 inches above the finished floor. There must be no obstructions. Where the clear floor space allows parallel approach by a person in a wheelchair, the maximum high side reach allowed is 54 inches above the finished floor and the low side reach must be no less than 9 inches above the finished floor. There must be no obstructions. Although people with walking aids (e.g., canes, crutches, walkers, guide dogs) can maneuver through a clear width opening of 32 inches, they require 36 inch wide passageways for comfortable gaits. Crutch tips extending down at a wide angle are a hazard in narrow passageways where they might not be seen by other pedestrians. A width of 36 inches provides a safety allowance for both the disabled person and for others. A person with a seeing eye dog or a semi-ambulatory person requires the same passing widths as a person in a wheelchair. Accessible Routes Accessible routes within the boundary of the site must be provided from public transportation stops, accessible parking, accessible passenger loading zones, and public streets or sidewalks to the accessible building entrance they serve. Accessible route(s) must connect buildings, facilities, and spaces that are on the same site. The minimum clear width of an accessible route must be 36 inches except at doors where the minimum clear width must be at least 32 inches. Where an accessible route has less than 60 inches clear width, passing spaces of at least 60 by 60 inches must be located at reasonable intervals that do not exceed 200 feet. The intersection of two corridors or walks is considered a passing space. Accessible routes serving any accessible space or element must also serve as a means of egress for �emergencies or connect to an accessible place of rescue. These areas of rescue must comply with the requirements established by the administrative authority having local jurisdiction. Changes in levels along an accessible route which are greater than 1/2 inch must be ramped. Changes in levels along an accessible route which are between 1/4 and 1/2 inch must be sloped 1:2. Changes in levels along an accessible route 1/4 inch or less can remain. Protruding Objects Protruding objects must not reduce the clear width required for an accessible route or maneuvering space. Objects protruding from walls (telephones, etc.) with their edges between 27 and 80 inches above the finished floor must protrude no more than 4 inches into walks, halls, corridors, passageways, or aisles. Objects protruding from walls with their leading edges at or below 27 inches above the finished floor may protrude any amount; provided the minimum requirements for accessible routes are met. Free standing objects mounted on posts between 27 and 80 inches above the finished floor may overhang a maximum of 12 inches. All walks, halls, corridors, passageways, aisles, or other circulation paths must have 80 inches clear headroom. Where vertical clearance of an area adjoining an accessible route is reduced to less than 80 inches, a guardrail or other barrier must be provided. Parking Each parking lot provided for employees or visitors is required to have accessible parking spaces. Accessible parking spaces must be the closest spaces to the building's accessible entrance. Check with the municipal zoning department for the total number of parking spaces required in your lot. The rule of thumb is as follows: ii 11:...' �Total Parking in Lot 1 to 25 26 to 50 51 to 75 76 to 100 101 to 150 151 to 200 201 to 300 301 to 400 401 to 500 501 and above 1001 and above >:, Minimum # of Accessible Spaces 1 2 3 4 5 6 7 8 9 2 percent of total spaces 20 plus 1 for each 100 over 1000 Accessible parking spaces must be at least 96 inches wide with a clearly marked adjacent access aisle of 60 inches. Two spaces may share a common aisle. The access aisle must connect directly to the accessible route. Spaces and aisles must be level with no slope greater than 1:50. All accessible parking spaces must have an unobscured vertical sign that shows the universal symbol of accessibility. ' Provide one in every eight accessible spaces, but not less than one, for van parking. This space(s) must have a minimum of a 96 inch wide access aisle and a minimum of 98 inches vertical clearance. Signage designating the spaces as "van accessible" must be provided below the symbol of accessibility. Passenger Loading Zones Where passenger loading zones are provided, at least one must be accessible. The accessible passenger loading zone should be the closest to the accessible entrance and have a minimum vertical clearance of 114 inches. The international symbol of accessibility must be displayed at the passenger loading zone. The pull up space must be level with a slope no greater than 1:50. A pedestrian aisle must be adjacent to the passenger loading zone and it must be at least 5 feet wide and 20 feet long. A curb ramp must be provided where a curb occurs at the passenger loading zone. The pedestrian aisle and parking surface must be firm and slip resistant. The slope of the accessible route adjoining the ramp must be no greater than 1:20. The width of the curb ramp, not including the flared sides, must be at least 36 inches. The slope of the flared sides of the curb ramp must be 1:10 or less. iii �Curb ramps must have flared sides or must be protected by a band rail. Provide detectable warning on curb ramps that contrast with the walkway. The material used must be an integral part of the surface and consist of raised domes with a nominal diameter of 0.9 inches, a nominal height of 0.2 inches and center to center nominal spacing of 2.36 inches. Where grate opening occur, openings must be 1/2 inch or less and openings must be placed perpendicular to the usual direction of travel. Ramps Any part of an accessible route with a slope greater than 1:20 will be considered a ramp. The maximum slope of a ramp in new construction should be 1:12 or less. The maximum rise of any run should be 30 inches or less. The cross slope of the ramp should be no greater than 1:50. The ramp surface must be non-slip. All grating openings must be 1/2 inch or smaller and must be placed perpendicular to the usual direction of travel. The clear width of the ramp must be at least 36 inches. A level landing must be provided at the top and bottom of each run. The landing must be at least as wide as the ramp and at least 60 inches long. Where ramps change direction, the landing must be at least 60 by 60 inches. A handrail on either side must be provided if the ramp rises more than 6 inches or is longer than 72 inches. The handrails must be continuous and fixed so they do not rotate or rack. The top of the handrails must be between 34 and 38 inches above the ramp surface. At the end of the handrails there must be at least 12 inches of level handrail beyond the top and bottom of the ramp segment. All handrail ends must be rounded and returned smoothly to the floor, wall, or post. The diameter of the handrails must be between 1-1/4 and 1-1/2 inches. All wall-mounted handrails must be mounted with exactly 1-1/2 inches between handrail and wall. ' Where ramps or landings have drop-offs, provide a 2 inch curb, wall, railing or projecting surface to prevent people from falling off ramp. Design ramps with proper drainage so that water will not accumulate on surfaces. iv �Stairs All steps must have uniform height and tread width in any one flight. All risers in accessible routes must be closed. Treads should be a minimum of 11 inches measured from nosing to nosing. osings must not project more than l•l/2 inches. Where nosings project, bevel undersides to prevent tripping. Stairways must have continuous handrails on both sides of all steps. Handrail should continue at the top and bottom of stairs. At the top, the handrail must continue on a level plain for a minimum of 12 inches; at the bottom, the handrail must slope for a distance of at least the tread width and then continue on a level plane for a minimum of 12 inches. All wall-mounted handrails must be mounted with exactly 1-1/2 inches between the handrail and the wall. Handrails must be secure and not rotate. The diameter of the handrail must between 1-1/4 and 1-1/2 inches. Outdoor stairs must be designed so that water does not accumulate on walking surfaces. Doors and Gates Where revolving doors occur along the accessible route, provide an accessible door or gate. A doorway with two independently operated door panels must have at least one active door panel with 32 inches clear opening maneuvering space. An accessible door must have a 32 inch clear opening measured between the face of the door and the door stop on the latch side. Provide 18 inches or more of clear space on the operable side of the door. Floor must be level at all doors in the accessible route. Where two doors occur in a series, provide a vestibule of at least 48 inches plus the width of the opened door swinging into the space. All thresholds should be level or have a bevel of not more than 1:2. All door handles, locks and latches must be operable with one hand and without twisting the wrist. Hardware should be mounted no higher than 48 inches above the finished floor. The door closer must take at least three seconds to move from 70 degrees open to a point 3 inches V �form the latch. Interior doors must have an opening force of 5 pounds or less. r The opening force of exterior doors must be determined by the appropriate administrative authority. Entrances The accessible entrance must not be a service entrance unless the service entrance is the only entrance. The accessible entrance must be connected to accessible parking, passenger loading zones, and public streets or sidewalks. Where vertical level changes between 1/4 and 1/2 inches occur along the route, the edge must be beveled with a slope of 1:2 or less. Where vertical level changes at the entrance are greater than 1/2 inch, provide a ramp, curb ramp, or platform lift. Drinking Fountains Fountains that are free standing or built-in and do not have clear space underneath must have a clear floor space alongside the fountain for a parallel approach of at least 30 by 48 inches. Fountains that are wall or post mounted must have a clear knee space under the fountain apron of at least 27 inches high by 17 to 19 inches deep by 30 inches wide. The spout of the fountain must be no higher than 36 inches above the finished floor. The water stream must be at least 4 inches high to allow the insertion of a cup under the stream. Spout must be at the front of the unit with the water flow parallel or nearly parallel to the front edge of the fountain. Controls must be located at the front edge of the fountain. Controls must be operable with one hand and without twisting the wrist. Restrooms Toilet Stalls Accessible toilet stalls must be on an accessible route. ' The stall must be at least 60 inches wide. Where toilets are wall mounted, stall must be at least 56 inches deep. Where toilet stalls are floor mounted, stall must be at least 59 inches deep. A clear opening of 32 inches measured between the face of the door and the edge of the partition vi t:,.._' �on the latch side must be provided when the stall door is open 90 degrees. Where the door swings into the stall, provide at least 36 additional inches in the depth of the stall. Where stall door opens out and at the end of an aisle, provide at least 18 inches of maneuvering space at the latch side of the stall door. Install grab bars 33 to 36 inches above the finished floor. Grab bars must be secure and not rotate in their fittings. Mount toilet paper dispenser no more than 36 inches from the back wall and at least 19 inches above the finished floor. Toilet paper dispenser must allow continuous paper delivery. The centerline of the toilet must be 18 inches from the wall or partition which has the grab bar location. The top of the toilet seat must be between 17 and 19 inches above the finished floor. Flush controls must be mounted no higher than 44 inches above the finished floor and on the wide side of the toilet area and be automatic or operable with one hand. Urinals Urinals must have elongated rims mounted no more than 17 inches above the finished floor. Provide 30 by ~8 inch clear space for forward approach to the urinal. Urinal shields which do not extend beyond the front of the urinal rim may be provided by 29 inches clearance between the two panels. Flush controls must be automatic or operable with one hand. Controls must not be mounted higher than 44 inches above the finished floor. Lavatory The lavatory rim or counter surface must be no higher than 34 inches above the finished floor. A clearance of at least 29 inches from the finished floor to the bottom of the apron must be provided. Provide a clear floor space of at least 30 by 48 inches in front of the lavatory for a forward approach. Provide a clear floor space of a least 17 inches under the lavatory. Hot water and drain pipes must be insulated or covered. The faucet must be operable with one hand and without twisting the wrist; self closing type valves vii �must remain open at least 10 seconds. Where valves are self closing, provide that the valve remain open for at least 10 seconds. l\Iirrors Provide at least one mirror with the bottom edge of the reflecting surface no higher than 40 inches above the finished floor. Dispensers Provide at least one of each dispenser type on an accessible route. Provide at least 30 by 48 inch clear space to allow either a fonvard or a parallel approach to the dispensers. Where a fonvard approach is provided, the highest operable part must be no higher than 48 inches above the finished floor. Where a side approach is provided, the highest operable part must be no higher than 54 inches above the finished floor. All dispensers must be operated with one band and without twisting of the wrist. Pathwavs There must be an accessible route linking accessible parking and passenger loading zones with the accessible building entrance. The accessible pathway must be free of steps and stairs. The accessible pathway must be at least 36 inches wide. If the pathway is less than 60 inches wide provide passing spaces at least 60 inches ,tide and 60 inches long at inten'als not exceeding 200 feet. Provide at least 80 inches of clear bead room along pathway. Objects mounted to the wall between 27 inches and 80 inches must not protrude more than 4 inches into the space. The accessible pathway must be 36 inches wide alongside the protruding object. Accessible pathways must be firm and slip resistant. The slope of the accessible pathway must be no greater than 1:20. Where walkway levels change, the vertical difference betweeil- them must be less than 1/4 inch. Changes in level between 1/4 inch and 1/2 inch anywhere on the accessible route must be beveled with a slope of 1:2. Changes greater than 1/2 inch must be ramped. viii �The transition from the curb ramp to the walkway, road, and gutter must be flush and free of abrupt changes. \ Boating and Fishing Facilities Piers Adjacent to Boat Ramps The pier should have nonslip materials on surface to aid in transfers. Access to pier site should be across a barrier-free path. The access ramp to a dock should have a slope no greater than 1:20. A 60 inch turn-around area should be provided on the pier. Fishing Piers Railing should be provided along one side of the structure with sections at 32 inches high for sitting and 42 inch high for standing. A 2 inch high curb should be in place around the perimeter of the pier; 4 inch curb is recommended where no railing is provided. Access to pier site should be across a barrier-free path. The access ramp to a dock should have a slope no greater than 1:20. ' A 60 inch turn-around area should be provided on the pier. Picnic Area At least one disabled accessible table and grill should be provided within the picnic area. Picnic tables should be placed on level hard surface. Grills and picnic tables should have a clearance of 36 inches. Grills should rotate and have a paving texture around them. Plavground Area Plenty of space between play apparatuses should be provided for proper maneuvering of wheelchairs. Playground areas should have play apparatuses that can be used by youngsters with poor coordination and slow muscular action and reaction. Surfaces under play equipment should provide adequate protection from injury but still allow for barrier free access to the equipment. ix �APPENDIX B NEGAUNEE TOWNSHIP COMPREHENSIVE PLAN MAPS ' Map 2-1 Map 2-2 Negaunee Township 1990 Median Age Negaunee Township 1990 Population Density Map 4-1 Map 4-2 Map 4-3 Negaunee Township Bedrock Geology Negaunee Township Surface Geology Negaunee Township Soil Associations Map 6-1 Negaunee Township Community Facilities Map 8-1 Negaunee Township Recreation Sites Map 9-1 Map 9-2 Map 9-3 Negaunee Road System Negaunee Township Functional Classification of Roads Marquette/Ishpeming/ egaunee Urban Corridor, Average Daily Traffic, 1975, 1983 and 1995 �Map 2-1 Negaunee Township: 1990 Median Age :_:_:_:_:_:_:_:_:_:_:_:_:_:_:_:_:_:_ ·:···············. · Legend N t ~30-31.9 32-33.9 34-35.9 ~36-37.9 ~38-39.9 -40&over ::::::::::::::::::;jNo Population Water Bodies .50 1 1.5 __J 0 Miles Compiled By: CUPPAD, 1998 12 ■ �Map 2-2 Negaunee Township: 1990 Population Density ., -t,._., • • • • . • , .•.. • • • • • •• •• • • ' ... • •. ~- • • • ..•. • • •I • . • • • • • • • • • . •• • • • • • • •• ''• • . • . • • • • • .. • • • • • •• •• • • • • • .1 ••• • • • ,e • • • • • I • •11 Je • • • • "IC"\ ~· ' • •• • •• • ••••• • • • • •• .·t.. . I I • . • ':l... ...... . .• • • • • • •. . • •• . • • .. .•• • • . . •• • • • •• •• ••• • •• • • I . .... t • • , • • • • . • • • • • ••• • • .• • • •• • ... . . • • .·:r·~ ... ... • ,•' ' ,.. •• t • - .. -• • • • •• • • •• • •••• •• •• •• • • • • , •• • • • • • •• • • • .• -.,r• • • • •• • • • • •• •• ,• - • • . ..• . - •• • • • • • •• • • •• • • • • • , .... • 0 =5 People 1 .so Miles Compiled By: C PPAD, 1998 . • •• • • • ·, •• • • •• • • . . • ~ . Density Ratio • • • • • • • • ••• • • • • • • • • • • •• • .. . . . ... • Pj.· .. •t • • • - . .• • •• • • • • • •• • • • • •• • • • • •• •• •• •• '•• •• • • . • , .• •1 • • • • • I .. • • • •• • • • •• N • 1.5 • �Map 4-1 Negaunee Township: Bedrock Geology I \ N i ocolay Group Granitic & Gneissic ~ Michigamme Formation Siamo Slate & Ajibic Quartzite L J Volcanic & Sedimentary 0 .50 I 1.5 Miles Compiled By: CUPPAD, 1998 �Map 4-2 Negaunee Township: Surface Geology Classification Outwash ~Wetlands Glacial Till-Bedrock .50 1 1.5 ~ Compiled By: CUPPA D, 1998 Miles �Map 4-3 Negaunee Township: Soil Associations 7 N i *See Text for Descriptions 0 .40 .80 Miles Compiled By: CUPPAD, 1998 1.2 �Map 8-1 Negaunee Township Recreation Sites .., LS"! Lunt !..Ale ll•h.lw1nK1ln L:il:c ---F CurpRin:r Miles 0 .5 Numbers Cited in Text N A Produced By CUPP AD Regional Commission 1997 �) ) ) Negaunee Township Base Map re:.•~------ .., =-:c:.:.:=:.::=·· ,. "' +-~ N l -\ i I ~ ~ ---"- ~ I , __ ~-F.t-OFag cClure~ 0__ " · I' '15+. \...~~ ) . :/ I / Clue!). ~ Rd. ,, k· ii I\ ' Snowt1e1d. •·_J---c_ ~do- r._ .. .. ,1111/ ,. , ~ , ~ b__ ,<CV " - ~ - /~ • ·~ ' : - - '-•=-• -• ?'"" -1>1r-.:- - - i i ._9 I -~ ~ (Jl\J) ·1 ... '-~ r !1\__ r-"I _J Heartwood Subdivision Area Legend c=:]Township Border ! ]City Border ----Rivers · -Water Bodies ++-+ Railroads -State Trunkline --County Primary - -County Local ···Private Roads 0 .4 .8 1.2 Miles Compiled By: CUPPAD, 1998 �) Map 6-1 I Negaunee Township Community Facilties ;· N l ~ -:.8..~-y•~j~ .r-1 / ~ RU. East (JD) _,,._r- -~I / J}lf -------, ,ss I ~~<-' ( \ S 41 < ' ------ . --------- ---------- ---------- '""'------ 1/ ~ --- - - ____,, / ) I )_ - --------- ~ / ,:;,/ © - 1.) 'L, CQ,pR~ • ''- _ • - ~ d ~it~ • ~ ---.) ____,,--- :?i,,,, I .\ ~,'- --¼~ ,.., '-._ Ca1p!!_i,•er - Conummity Facility l = Township Hall 2= Dept. of Public Works Storage Garage 3= Water Dept. Garage 4= Buildi11g am! Recreation Committee facility 5= fire I Tall 6= Water Wells 7= Water Storage Tank 0 --- Compiled By: CUPPAD, 1998 .4 .2 Miles ---- .6 - �) l ) ) Map 9-1 Negaunee Road System . '-- ... +-~ ' - N -\ I ' ---------i"('~ ~-- ~ ' !lo~, . "- ~ - I s/?'c___ ~ l o a : a g, ;I ,,•< ,:)' i; r>'' '/5 ~'!,....~ ( I "- f.i )Ql!.SbRd. ?- II i ~ • / ~ ~~-~--~ !, lb _ )"' )' i:i. L. ,=o ,~=. =- ~ '~ D :-f +--"-'- __ vv,'\..r..... , -,,.., I --_,, • ' - ....._ ~ fS/.-/ ~ ~ I ._____ ;> ◄ -11,'.-----'' «a I ~mvmill l?H ._, - T'YY L/J - ~1 , \I . (_JJl)) -, Buffalo &! (If '- r ~ ,, :1'. Ji_ · - - - _J Heartwood Subdivision Area Legend -State Trunk.line --County Primary - -County Local -· · Private Roads 0 .4 .8 1.2 Miles Compiled By: CUPPAD, 1998 �7 Map 9-2 Negaunee Township Functional Classification of Roads ;r- - - - ... +-~ '- ~ ~ .._.,\'..'le _ N / Sooth ,, r., ~ ,~~ -\) ~ ! -i• ~ ~ "~· ----~.r· cOure~torag .. -(l ' !'"-{, ~ 'lS l _ ~~ ( \_~ s1 7~ ~ ~~ · ~ / ' <iJL&L(JJOJ _,,i-: ) ~ ·-,~--~ '.d . E ' - -~ I ~ ~ U\1. {M\ct•·•~ 0( ~ -' 1 ~ ~ I' ~, I i Heartwood Subdivision Area Legend Principal Arterials - -Minor Arterials ......... ·Major Collector - - - Minor Collector - -Local Roads 0 .4 .8 1.2 Miles ompiled By: CUPPAD, 1998 �Map 9-3 Marquette/Ishpeming/Negaunee Urban Corridor Average Daily Traffic, 1975, 1983, and 1995 Ishpeming N Negaunee I Ely 8000 [8500] {11000 Sands ' Tilden Compiled By: CUPPAD, 1998 Richmond � 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 Negaunee-Twp_Comprehensive-Plan_1998 Creator An entity primarily responsible for making the resource CUPPAD Regional Commission Date A point or period of time associated with an event in the lifecycle of the resource 1998-11 Title A name given to the resource Negaunee Township Comprehensive Plan Description An account of the resource The Negaunee Township Comprehensive Plan was prepared by the CUPPAD Regional Commission in November 1998. Subject The topic of the resource Comprehensive plan publications Negaunee Township (Mich.) Marquette County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/57b28aef574fb79f421a53299f4ce2f7.pdf f2de246d626f99254afe45d1cc5bb44d PDF Text Text ,I ~ ~ ,::, c::: r-r, ...... r,,, ...... . ' .... ·:::::···················:::::::::::..:::::;::::::::::: •·········••'•'•'••··············::·::·:} �ACKNOWLEDGMENTS The City of Negaunee Planning Commission would like to express their appreciation to the many groups and individuals who have contributed to the development of this Comprehensive Plan, including the City of Negaunee Planning Commission, the Negaunee City Council, former Planning Commission members, City staff, and all the citizens who took the time to provide input to the planning process. Your input and support were invaluable to our efforts. Neirnunee Citv Council Negaunee Planning Commission Raymond Rappazini, Mayor Glenn Binoneimi Paul Gravedoni Robert Juidici John Savolainen Fred Terres Clelia T erzaghi Les Ross, Chairman Michael Cardone Ronald Gilmore Richard Karno Gary Koski Dennis Ombrello Larry Peterson Ellen Skaates-Weingarten Robert Sylvester �COivfPREHENSIVE PLAN RESOLUTION OF ADOPTION CITY OF NEGAUNEE PLANNING COMMISSION WHEREAS, The City of Negaunee Planning Commission is established in accordance with the Municipal Planning Act, Act 285 of 1931, M.C.L. 125 .33 ; and WHEREAS, the City of Negaunee Planning Commission has prepared a Comprehensive Plan for the City of Negaunee, in accordance with M.C .L. 125 .36; and WHEREAS, this Comprehensive Plan contains maps and narrative describing trends and conditions relating to the population, economy, natural features , land use, community facilities and services, housing, transportation and recreation within the City of Negaunee; and WHEREAS, this plan also contains goals, policies and objectives to be used to guide future development of the City of Negaunee, NOW THEREFORE BE IT RESOLVED by the City of Negaunee Planning Commission, to adopt the City of Negaunee Comprehensive Plan as the official Master Plan for the City of Negaunee. I certify that the above is a tn1e and complete copy of a resolution passed by the City of Negaunee Planning Commission on at the regular meeting on August 17, 1999. By : -+----\-;;-J--- ---L---=-----.._ Les R ss, hai rman City of Negaunee Planning Commission Date: August 17, 1999 �TABLE OF CONTENTS 1.0 OVERVIEW AND BRlEF DESCRlPTION ................................... I 1.1 Introduction ...................................................... I 1.2 Community Description ............................................. 2 2.0 POPULATION .......................................................... 1 2.1 Introduction ...................................................... 1 2.2 Population Trends ................................................. 1 2.3 Population Estimates ............................................... 5 2.4 Age and Gender Composition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 2.5 Racial Composition ............................................... 12 2.6 Educational Attainment ............................................ 12 2.7 Household Characteristics .......................................... 13 2.8 Population Projections ............................................. 15 2.9 Population Density ................................................ 18 2.10 Issues and Opportunities ....................... : ................... 18 3.0 ECONOMIC BASE ...................................................... 1 3.1 Introduction ...................................................... 1 3.2 Area Economy .................................................... 1 3.3 Labor Force and Employment ........................................ 2 3.4 Employment by Sector .............................................. 7 3.5 Employment by Place of Work ...................................... 10 3.6 Major Employers ................................................. 11 3.7 Income ......................................................... 13 3. 8 Poverty Rates .............................................. . ..... 16 3. 9 Issues and Opportunities ........................................... 18 4.0 NATURAL FEATURES .................................................. 4.1 Topography ...................................................... 4.2 Geology ................................................... . ..... 4.3 Mineral Resources ................................................. 4.4 Soils ............................................................ 4.5 Water Features .................................................... 4.6 Wildlife ......................................................... 4.7 Climate .......................................................... 4.8 Issues and Opportunities ............................................ 1 1 1 3 3 5 6 6 6 �5.0 LAND USE ............................................................ 5.1 Historical Land Use Patterns ......................................... 5.2 Factors Affecting Land Use ............ . ........ : .................... 5.3 Current Use Inventory .............................................. 5.4 Public and Quasi-Public Land Use .................................... 5.5 Land Ownership ................................................... 5.6 Contaminated Sites ...... . ......................................... 5.7 Land Use Trends .................................................. 5.8 Issues and Opportunities ............................................ 1 1 2 4 6 7 8 9 9 6.0 PUBLIC AND COMMUNITY FACILITIES .................................. 1 6.1 Introduction ..................... . ................................ 1 6.2 Community Facilities and Services ................................ . ... 1 6.3 Public Buildings ................................................... 5 6.4 Other Public Facilities and Services ...... . ............................ 8 6.5 Issues and Opportunities ........................................... 10 7.0 HOUSING ............................................................. 1 7.1 Introduction ...................................................... 1 7.2 Housing Characteristics ............................................. 1 7 .3 Financial Characteristics ........................................... 10 7.4 Selected Housing Characteristics ..................................... 13 7.5 Issues and Opportunities ........................................... 16 8.0 PARK AND RECREATION FACILITIES .................................... 1 8.1 Existing Recreational Facilities ....................................... 1 8.2 Nearby Recreational Sites ........................................... 5 8.3 Recent Developments .............................................. 7 8.4 Local Recreation Needs .................... . ........................ 7 8.5 Recreation Needs Standards ......................................... 10 8.6 Park Accessibility .......................................... . ..... 12 8. 7 Historical Resources .............................................. 15 8.8 Issues and Opportunities ..... . ..................................... 18 9.0 TRANSPORTATION .................................................... 1 9 .1 Introduction ...................................................... 1 9.2 Use of Private Vehicles ............................................. 1 9.3 Road System ..................................................... 3 9.4 National Functional Classification of Roads ............................. 4 9.5 Condition of Streets and Bridges ...................................... 7 9.6 Financing ................................... _. .................... 7 9.7 Parking .......................................................... 8 9.8 Sub-State Area Long Ran_ge Plan ...................................... 8 9.9 Secondary Commercial Network (SCN) ............ .................... 10 9.10 Traffic Volume .......................................... . ........ 10 �9.11 9 .12 9.13 9.14 9 .15 9 .16 10.0 Public Transportation ....................... . ...................... 12 Inter-Community Bus Service ....................................... 14 Port ............................................................ 14 Air Transportation ................................................ 15 Railroads ....................................................... 20 Issues and Opportunities ....... ........ ..... .. ...... .. .... . ........ 21 GOALS, POLICIES AND OBJECTIVES ..................................... 1 10.1 Introduction . ..... .... ..... .............. ... .. ... .. .. .. . . . ........ 1 10.2 Economy ............................... . . . ...................... 2 10.3 Natural Features ................................................... 4 10.4 Land Use ....... . ........ . .... .... .. ... ........ . . . ............... 5 10.5 Public and Community Facilities ...................................... 7 10.6 Housing ........... . ......... .. ..... . . ... .. . ..................... 8 10. 7 Recreation/Historical ............................................... 9 10.8 Transportation ................................................... 13 �1.0 OVERVIEW AND BRIEF DESCRIPTION 1.1 Introduction The Comprehensive Plan contained in this document represents the culmination of months of discussion and study by the City of Negaunee Planning Commission, with technical assistance from the Central Upper Peninsula Regional Commission (CUPP AD). The plan also incorporates information from other planning efforts previously undertaken, including site-specific plans such as the Teal Lake Master Plan, and previous development of goals and objectives for the City. The document can be divided into two primary areas -- background information, and goals, policies and objectives which will guides the City's future development. Background information on population trends, the local economy, land use, and community facilities, among other items, is useful is forming a complete picture of the community's growth and development over time -- in other words, "where are we now, and how did we get here?" Chapter 10 focuses on the City of Negaunee's future. Once the Planning Commission gained an understanding of the past and present situation and trends in the community, the question became "where do we want to go in the future, and what policies can help our community achieve those goals?" The last chapter of this plan builds on the first nine, and provides a framework for guiding the city's future development. In addition to providing a general framework for development, the goals, policies and objectives articulated in this plan will assist the Planning Commission to update the zoning ordinance to reflect the desired future directions for the city, and to review proposed public improvements in accordance with Act 285 of 1931, the Municipal Planning Act. The City or Village Zoning Act, Act 207 of 1921, requires that zoning regulations and districts be established "in accordance with a plan designed to promote or accomplish the objectives of this act" (MCL 125.581, Sec. 1(2)). This Comprehensive Plan meets this statutory requirement. The Municipal Planning Act, under which the Planning Commission is established, states that "no street, square, park or other public way, ground, or open space, or public building or structure, shall be constrncted or authorized ... until the location, character, and extent thereof shall have been submitted to and approved by the commission." In other words, the Planning Commission is charged with reviewing public improvements to determine the consistency of such improvements with the City's Comprehensive Plan. Such review is not binding on the City Council; if the Planning Commission finds that a proposed public improvement is not consistent with the objectives of the plan, the Council can overrule the disapproval by a 2/3 majority vote of its entire membership. However, Planning Commission review provides a valuable tool for ensuring that public improvements promote the goals and objectives defined during this lengthy and exhaustive planning process. Chapter I Page I �1.2 Community Description The City of Negaunee is located in central Marquette County, and is part of the urban area which includes the cities of Marquette and Ishpeming. U.S. 41 and M-28 run through the City from east to west, and M-35 intersects with U.S. 41/M-28 just east of the City, connecting the area to areas to the south. Negaunee is the third-largest local unit of government in the County in terms of population, behind the other two cities; a total of about 35,000 people live in the urban area, or about half of the County's 1990 population. The first iron ore discovered in the Upper Peninsula was discovered in what is now the City of Negaunee in 1844. In 1845 the Jackson Iron Company was formed, and mining began in 1846. The settlement known as Negaunee was founded in 1846, although it would not incorporate as a village or city for several years. Over the next few years. many more mines were established throughout the Marquette Iron Range. In addition to mining the raw ore, a forge on the Carp River and a charcoal blast furnace in what is now downtown Negaunee were developed to partially process the ore before shipping it out of the area. Ore was hauled by rail to Marquette or Escanaba, where it was then shipped to steel mills. In 1858, Teal Lake Township was organized. and in 1865 the Village ofNegaunee was established. In 1873 the first charter election for the City of Negaunee was held, and the community has been a city ever since. From a population of 124 in 1850, the City had grown to over 8,500 by 1900. Negaunee's grow1h and development have been closely tied to the iron mining industry. By the mid 1860s, surface ore deposits were becoming depleted, and underground mining began. Underground mines required a greater investment of capital, and as mines grew larger so did the companies which operated them. Several smaller companies were eventually consolidated into the Cleveland-Cliffs Iron Company, which today operates the two remaining active iron mines in the Upper Peninsula. As employment and production at the mines dropped, many communities experienced economic hard times and a loss of population. In Negaunee, for example, the population has declined slowly but steadily since 1940, with the 1990 Census showing 4,741 residents,just over half the population at the tum of the century. By the early 1960s, nearly 322 million tons of iron ore had been shipped from the Marquette Iron Range. Peak production occurred in 1929, when nearly 17 million tons was shipped, while in 1932 production dropped to less than one million tons. In the 1950s, mining operations began to shift from the production of raw ore to pelletized ore. B ypelletizing the low-grade ores, a more concentrated product was produced, making shipping more cost-effective. From 1956 through 1998, a total of 400 million tons of pellets had been shipped from the Marquette Iron Range. The relative share of employment provided by mining has dropped over the past 75 years. As of 1998, the Tilden and Empire mines employ a total of about 1,850, and produce a combined total Chapter I Page 2 �of just over 15 million tons of ore. Mining is still a significant employer in the area, but the economy has diversified, and communities are looking to other economic sectors for future growth. While mining has declined, it still remains a part of Negaunee's past and present. The Michigan Iron Industry Museum, located near the site of the Carp River Forge, contains exhibits telling the story of iron mining in the area. The Negaunee High School's sports teams are known as the Miners, and many area residents worked in the mines at some point in their life. Physical evidence of mining in the area includes the two remaining active mines, many abandoned mines, and large expanses of caving grounds resulting from past mining activities. Another large Marquette County employer which has suffered a decline in recent years is K.I. Sawyer Air Force Base near Gwinn in the southern part of the County. The base, once one of the largest employers in the Upper Peninsula, and home to 3,600 military personnel, closed in September, 1995. The City of Negaunee did not suffer much direct impact from the base closure, but has suffered some indirect effects. Rental housing at the former base is being offered at very attractive rates, resulting in some housing vacancies in the urban corridor, and the loss of population and payroll associated with the base has had an effect on the retail and service sectors throughout the County. In 1999, Marquette County plans to move the Marquette County Airport from its present location just east of the City to Sawyer. It is difficult to predict what the effects of this move may be, beyond causing local residents to drive farther for air travel. As is the case with many other cities in the Upper Peninsula, Negaunee's population has been declining and growing older over the past 10-20 years, while there has been relatively little new development and investment. In Negaunee's case, the large expanses of caving grounds and mining company land ownership have placed constraints on growth due to a lack of available sites. The community has retained an attractive downtown area, and housing and commercial areas have not deteriorated or become blighted. In recent years, new commercial development has occurred along U.S. 4 l /M-28, infrastructure improvements have been made, and new subdivisions have been platted. It is hoped that the years to come will see the declining population trend reverse, and that there will be continued investment and growth in the community. Chapter I Page 3 �2.0 POPULATION 2.1 Introduction Population change is the primary component in tracking a community's past growth as well as predicting future population trends. Population characteristics relate directly to a community ' s housing, educational, community and recreational facility needs, and to its future economic development. Fluctuations in the economy can greatly influence the population trends and characteristics in a community. In addition to looking at population trends within a specific community, it is helpful to look at the trends and changes which take place in surrounding and neighboring communities. Communities do not exist in a vacuum; instead residents of one community may work in another community, send their children to school in yet another community, and travel to other areas to purchase goods and services. In order to gain a better appreciation of the population trends affecting the City of Negaunee, this chapter will present information not only for the City, but for the City of Ishpeming, the neighboring townships of Negaunee, Ishpeming, Richmond and Tilden, and for the City of Marquette, Marquette County and the State of Michigan. 2.2 Population Trends The population of the City of Negaunee has been declining over the past 50 years, as shown in Table 2-1 and Figure 2-1 . The sharpest decline occurred between 1960 and 1970, when the City ' s population decreased by 14.3 percent. Between the 1970 and 1980 Censuses, the decline was only 1.1 percent, followed in the 1980 by a decline of 8.6 percent. Overall, since the 1940 Census, the City ' s population has declined by 30.4 percent, from 6,813 people in 1940 to 4,741 in 1990. The population of the neighboring City of Ishpeming has followed a similar pattern, with a decline of 24.3 percent since 1940. Meanwhile, the surrounding townships have generally shown population increases, particularly in Negaunee and Ishpeming townships. This trend is not uncommon in Michigan and the remainder of the country. In major metropolitan areas, this trend takes the form of migration from the city to its surrounding suburbs, while in more rural areas people are moving from cities into surrounding rural areas. The reasons for this migration are many, including lower taxes and user fees, lower development costs, a desire for a more rural lifestyle, desire for larger residential lots, etc. Many cities in the Upper Peninsula have seen extensive residential subdivisions established in the surrounding townships over the past 10 to 20 years. Chapter 2 - Page I �TAllLE 2-1 PO PULAT ION 1940- 1990, SELECTED AREAS Arca 1940 1950 % Change. 1940-50 % Clrnnge, 1950-60 1960 % Change, 1960-70 1970 1980 % Change, 1970-80 1990 % Change , 1980-90 % Change, 1940-90 Negaunee C ity 6,8 13 6,472 -5.0 6, 126 -5.3 5,248 - 14.3 5, 189 - I. I 4,74 1 -8 .6 -30 4 Ishpeming C ity 9,49 1 8,962 -5.6 8,857 - 1.2 8,245 -6.9 7,5 38 -8.6 7,200 -4 .5 -24 .3 Negaunee Twp. 568 909 60.0 1,383 52 .1 1,760 27 .3 2,443 38.8 2,368 -3 . 1 3 16.9 Richmo nd Twp. 1,225 1, 197 -2 .3 1,4 11 17.9 1,277 -9.5 1,246 -2.4 1,095 - 12 .1 - 10.6 Ishpeming Twp. 1,33 1 1,5 17 14.0 2,238 47.5 2,376 6.2 3,6 12 52 .0 3,5 15 -2 .7 164 . 1 Tilden Twp. 967 932 -3.6 922 I.I 883 -4 .2 1,044 18.2 1,0 10 -3 .3 4.4 Marquelle Twp. 780 1,280 64. 1 1,880 46.9 1,703 -9.4 2,669 56.7 2,757 3.3 253 .5 Marqucllc Ci ty 15,928 17,202 8.0 19,824 15.2 2 1,967 10.8 23,288 6.0 2 1,9 77 -5 .6 38.0 Marquette Co. 47 , 144 47,654 1.2 56, 154 17.8 64,686 15.2 74 , 10 1 9.9 70,887 -4 .3 50.4 154,496 149,865 -3 .0 157,257 4.9 165,744 5.4 182,390 10.0 177,692 -2.6 I 5.0 5,256, 106 6,37 1,766 21.2 7,824,965 22.8 8,875,083 13.4 9,262,07 8 4.4 9,295 ,297 0.4 76.8 13 1,669,275 15 1,325 ,798 14.9 179.323 , 175 18.5 203,302,03 1 13.4 226,542, 199 11.4 248,709,873 9.8 88 .9 CU PPAD Region Mi chi gan United Stales So urce: U.S. llu rcau of the Ce ns us, Ce nsus data for years ci ted. Chapter 2 - Page 2 i ~ �FIGURE 2-1 POPULATION 1940-1990 , SELECTED AREAS 10 ,000 9 ,000 8 ,962 8,000 7 ,200 7 ,000 6 ,000 C: ... .!:! "' :, 5, 5 ,248 5 ,000 C. 0 0.. 4 ,000 3 ,000 2 ,757 2 ,368 2,000 1 ,000 1 ,095 568 0 1940 1950 1960 1980 1970 Year -<>- Negaunee Township -D-1 shpem i ng Township --tr- Marquette Townsh ip ~ Richmond Township ----llE- City of Negaunee -O- city of Ishpeming Source : U .S . Bureau of the Census , Census data for years c ited . Chapter 2 - Page 3 1990 �The population of Marquette County increased from 1940 to 1990 by 23 ,743 persons, or 50.4 percent. Of the County ' s three cities, Marquette was the only one which increased, along with several townships. Countywide, a significant portion of the population growth is attributable to K.I. Sawyer Air Force Base, with large population increases in Forsyth, Sands and West Branch townships, which encompass the former base. Between 1950 and 1960, for example. Sands Township's population grew by over 800 percent. The six county CUPPAD Region experienced some population decline in the 1940s, which was then followed by steady growth from 1950-1980, with a population increase of22 percent; however, in the decade of the 1990s, the region lost 4,602 persons. The State of Michigan in each of the decades from 1940 to 1990 incurred growth in population, with a 50-year period increase of 76.8 percent. Population change is the result of a combination of natural increase and migration. When births within a community within a period of time exceed deaths, a positive natural increase occurs. If deaths exceed births, a negative natural increase is the result. Communities with a relatively young population tend to have a high natural increase, since the birth rate is relatively high. Those communities with a large number of older people tend to have a small natural increase; a negative natural increase is uncommon. Net migration is the difference between the number of people moving into a community and the number of people moving out. Net migration is positive when more people move into an area than move out. Economically depressed areas often experience significant out-migration as residents leave for real or perceived employment opportunities elsewhere. In Marquette County, births exceeded deaths in the 1960s, ' 70s and ' 80s. From 1960 to 1969, and from 1970 to 1979 in-migration occurred, while out-migration was the rule between 1980 and 1989. The County's population increased from 1960 to 1980, as a result of in-migration combined with the natural increase in population. In the last decade (1980-89) out-migration exceeded the natural increase to result in a declining population for Marquette County, as shown in Table 2-2. Significant out-migration ap~ears to have occurred county-wide following the closure of K.I. Sawyer Air Force Base in 1995. The 1996 population estimate for Marquette County was 62,017, down 12.5 percent from the 1990 Census figure of 70,887. Within the central U .P. from 1980 to 1989, Dickinson County was the only county in the central U.P. in which net in-migration occurred, and was the only county in the region to see its population increase during this decade. Chapter 2 - Page 4 �TABLE 2-2 COMPONENTS OF POPULATION CHANGE, MARQUETTE COUNTY, 1960-1989 1960-69 1970-79 1980-1989 13 ,733 12,781 11 ,558 Deaths 5,694 5,380 5,039 Natural increase 8,039 7,401 6,519 493 2,014 -9,733 8,532 9,415 -3.214 Live births Migration Total population change Source: Michigan Information Center, Michigan Dept. of Management & Budget. __ '),., .) Population Estimates The Michigan Department of Management and Budget assists the U.S. Bureau of the Census with development of population estimates for years between decennial censuses. These estimates are based on formulas which attempt to estimate migration, births and deaths in a community, and also respond to a certain extent to known local changes. Examples of changes which were noted by the DMB in developing the most recent population estimates were the closure of K.I. Sawyer AFB and the opening of the Eastwood Nursing Home. The population estimates for the City ofNegaunee from 1991 through 1996 indicate a continued population decline. The 1996 population estimate is 3,559, down 24.9 percent from the 1990 population of 4,741. The City of Ishpeming is estimated to have experienced a similar decline of 24.7 percent. Of the townships surrounding the City of Negaunee, all but one are estimated to have grown since 1990. Ishpeming, Richmond and Tilden townships all are estimated to have experienced increases of around 45 percent, as have many other smaller townships in the county. Negaunee Township's 1996 population estimate of 2,242 reflects a net decrease of 5.3 percent from 1990; however, the 1994 estimate is 2,458, an increase of 3.8 percent. Marquette County's population was estimated at 62,017 persons in 1996, which was a decrease of8,870 persons or 12.5 percent from 1990. The majority of this decrease occurred in Forsyth, Sands and West Branch Townships, and can be related to the closure of K.I. Sawyer AFB. However, trends elsewhere in the county, including a decline of over 20 percent in the City of Marquette, appear to be inconsistent with local observation. In those smaller townships with significant population increases, the rate of increase generally tends to be about 45 percent, indicating that these increases are the result of a formula applied to several units of government. It should be emphasized that the subcounty populations are only estimates, and that more accurate information on recent population trends will not be available until the 2000 Census is completed. Chapter 2 - Page 5 �TABLE 2-3 POPULATION ESTIMATES FOR SELECTED AREAS. 1990-1996 1990 Census Area 1991 Est. 1992 Est. 1993 Est. 1994 Est. 1995 Est. 1996 Est. % Change 1990-1994 Negaunee City 4,741 4,659 4,574 4,455 4,257 3,838 3,559 -24.9 Ishpeming City 7,200 7,073 6,944 6,764 6,464 5,839 5,420 -24.7 Negaunee Twp. 2,368 2,405 2,445 2,480 2,458 2,310 2.242 -5.3 Richmond Twp. 1,095 1,261 1,334 1,456 1,548 1,540 1,571 43 .5 Ishpeming Twp. 3,519 3,934 4,311 4,716 5,031 5,023 5,112 45.3 Tilden Twp. 1,0IO 1, 128 1,242 1,361 1,450 1,443 1,474 45 .9 Marquette Twp. 2,757 2,955 3.154 3, 132 3,068 2,861 2,742 -0 .5 Sands Twp 2,696 2,794 2,980 3,061 2,909 2,199 2, 150 -20.3 70.887 71,308 71,844 71,748 70,068 64,716 62.017 -12.5 Marquette Co. Source: Department of Management and Budget, Subcounty Population Estimates of Michigan, 1996 .. 2.4 Age and Gender Composition According to figures from the 1990 Census, the population of the City of Negaunee is considerably older than that of Marquette County as a whole. The median age of Negaunee residents in 1990 was 36.9 years (Table 2-4), more than six years higher than the County median age of 30.7. Between 1970 and 1990, the City' s median age increased 2.6 years, although the median age actually decreased between 1970 and 1980. The City's older age structure is most likely the result of young adults out-migrating to other areas with larger populations for educational and job opportunities. The out-migration to neighboring townships may also play a factor in this aging of the population, since many of those who build in these new subdivisions are families with children. On the whole, the aging population of the City is following state and national trends, which result from a combination of factors. The primary causes of this aging are increased life expectancies, combined with the fact that the largest segment of the population, the so-called "baby boomers," are aging. A trend toward smaller families, with many people choosing to delay childbearing or not to have children, also contributes toward this trend. Chapter 2 - Page 6 ,r:- �TABLE 2-4 MEDIAN AGE, 1970-1990, SELECTED AREAS Area 1970 1980 1990 % Change, 1970-90 City ofNegaunee 34.3 31.8 36.9 7.6 City of Ishpeming 33.5 32.7 36.2 8.1 Negaunee Twp. 25 .7 28.7 33.8 31.5 Richmond Township 31.4 30.7 37.1 l&.2 Ishpeming Township 27.9 28.4 35 .5 27.2 Tilden Township 30.9 28.3 33.7 9.1 Marquette County 24.2 26.1 30.7 26.9 Michigan 26.3 28.8 32 .6 24.0 United States 27.9 30.0 32.9 17.9 Source: U.S. Bureau of the Census. 1990 Census of Population and Housing, Summary Population and Housing Characteristics, Table I; 1980 Census of Population, General Population Characteristics, Table 44; 1970 Census of Population, Characteristics of the Population, Table 33. Table 2-5 illustrates the age structure of the population of the City's population based on various age groups that can influence local decisionmaking. Persons ages five through 18 make up the school age portion of the population. which is further divided into elementary, middle and high school age groups. Persons aged 16 through 65 make up the portion of the population generally considered to be of working age, while those 18 and older are of voting age. These categories are, of course, subject to a variety of unknowns. For example, not everyone 18 or older actually votes, and many people between the ages of 16 and 64 are not in the labor force, or work only part time. However, this breakdown does give communities a sense of the distribution of their population, and how a given community compares to other communities. As can be seen in Table 2-5, nearly 21 percent of the City s population is of school age. This is considerably lower than the County's 27.9 percent, and slightly lower than the state's 21.6 percent. Marquette County's high number of children in the elementary age group appears to have been related largely to the presence of many young families at K.I. Sawyer AFB, and the County population's age structure is expected to change as the full impact of the base closure is absorbed. About 60 percent of the local population is of working age, which is less than at the County and state level. This is related to the relatively high proportion of residents 65 and over; with nearly 19 percent of the local population in this age group, the City is well above the statewide average. The opening of the Eastwood ursing Home in August, 1994, with about 100 residents, means that the proportion of older residents is now probably even higher. Seventy-six percent of the City's residents were of voting age in 1990. Chapter 2 - Page 7 �TABLE 2-5 AGE GROUPS. SELECTED AREAS , 1990 Marquette County Percent City of Negaunee School Age Male Female Total State Percent Percent 5-11 278 214 492 10.4 17 .9 I I.I 12-14 105 107 212 4.5 4.2 4.7 15-18 145 134 279 5.9 5.8 5.8 Working, Voting & Retired Age 16-64 1,390 1,469 2,859 60.3 70.0 64.5 18+ 1,668 1,935 3,603 76.0 74.0 73.5 65 T 354 544 898 18.9 11.3 11.9 Source: U.S . Bureau of the Census, 1990 Census of Population, General Population Characteristics, Table 54 and STF IA Table Pl4. More detailed information on the age and gender composition of the local population can be found in Table 2-6. This table indicates the population distribution of the City of Negaunee by age and sex according to the 1970, 1980 and 1990 Censuses. Besides giving a more detailed picture of the City's current population. this table gives the ability to analyze population changes over a period of years . In 1990 the age group of 3 5-44 years made up the largest portion of the city ' s total population at 716 persons, or 15 .1 percent. Those persons born between approximately 1945 and 1965 are commonly known as the "baby boomer generation," and were 25 to 45 years of age at the time of the 1990 Census. Persons of the "baby boomer generation" comprise about 28 percent of the City's population. Children aged five to 14, many of whom are probably the children of "baby boomers," made up nearly 15 percent of the City's population. On the other end of the age spectrum, nine percent of the population of the City was 75 years of age and over in 1990, while about 19 percent was 65 years old or older. An analysis of the information in Table 2-6 by age cohort provides another perspective on age distribution within the population. An age cohort is made up of people born within a given time period, such as those born between 1970 and 1980 (10 years). The age cohort of 5-14 years of age in the 1970 Census consists of persons born from 1956 through 1965. Between the 1970 and 1980 Censuses, the oldest members of this cohort would be finishing high school, entering the work force, going off to college, perhaps getting married or entering military service. The youngest members would be completing elementary school and Chapter 2 - Page 8 �beginning high school. In 1980, at the time of the Census, these individuals would be 15 to 24 years old. During the 1980s, the older members of the cohort would be a working and raising famihes , while the younger members were furthering their education and/or entering the workforce. By 1990, this cohort would be between the ages of 25 and 34. By studying the population fluctuations within this and other groups, we can evaluate in-migration and outmigration, a key component of population change. The cohort of people aged five to 14 in 1970 totaled 891 persons. By 1980, this cohort (now 1524 years old) totaled 893 , a net increase of two . This means that either the same peop1e stayed in the community, or as many people of that age moved into the City as moved out during the 1970s. From 1980 to 1990, however, when these residents were 25-34 years old, the total for the cohort had dropped to 657, a loss of 236. With mortality being a relatively minor factor at this age, it can be assumed that the vast majority of this loss was from out-migration. This may have consisted of young people leaving the community for educational or employment opportunities. The cohort aged 15-24 in 1970 decreased by 71 persons by 1980, probably a result of outmigration. This cohort decreased again by 1990. this time by 87 persons. The 25-34 cohort held fairly steady between 1970 and 1980, but then dropped by 31 persons in 1990, when the cohort was 45-54 years old. Those aged 3 5-44 in 1970 decreased by only 27 in 1980, and then by 41 in 1990. In 1970. a total of 708 persons were aged 45-54; 613 people, a decrease of 95 , were 55-64 in 1980. By 1990, this cohort had decreased to 474, a loss of 139 people. The information presented above shows that out-migration among young adults was a significant factor in population decline during the past 20 years. Mortality is probably the greatest factor in the loss of members of the older age cohorts, but mortality is generally offset by births. However, there are fewer people each decade in the under five and five to 14 age groups, indicating that the birth rate is also declining. It is also useful to note the numbers of people in the older age groups, which has increased steadily despite a declining population. For example, in 1970 there were 649 people 65 and over in the City, representing 12.4 percent of the population. By 1980 there were 803 people 65 and over, or 15.5 percent, while in 1990 the number was 898, or 18.9 percent. This indicates that the older segment of the population will have a growing influence on the character of the community, and may affect the type and amount of services the City and other service providers will offer. For example, the needs of an older population may differ from those of younger residents with regard to transportation, housing, recreational facilities , etc. There may also be changes in the community's willingness or ability to pay for services and facilities . Overall, there are slightly more females than males in the City of Negaunee. The ratio of males to females was nearly even in 1970, but since then the proportion of women has been increasing slightly. As a general rule, in all cultures, more males than females are born. However, higher mortality rates for males are higher during the first 30-40 years of life. while females enjoy a longer life expectancy. Table 2-6 reflects this, with a higher number of males in the younger age group, but significantly more women in the older age groups. Chapter 2 - Page 9 �TABLE 2-6 MALE AND FEMALE DISTRIBUTION BY AGE GROUP, CITY OF NEGAUNEE, 1970-1990 Age Group 1970 1980 Male # Female % # 1990 Male % Under 5 230 4.4 165 3. 1 5-14 456 8.7 435 8.35 # Female # % 175 3.4 185 Female Male % 3.6J # 136 I 2.9 % # % I 132 I 2.8 I 15-24 1 ::I[Iill1:ll ')gj;,j4JJ:J!Jl!:ll )i:!!l::!:JJ:I ! )J:: : :1!: il1l !:)!:!1 35-44 280 75 & older Subtotal 100 1.9 169 3.2 2,620 49.9 2,628 50.1 5.9 1 :l::::::::1::::::~if,::::ir :1: : :1:1: : 1: : 1: ~~~1:1 2,560 51.5 Soi.1rce: U.S. Bureau of the Census, 1970 Census of Population, Characteristics of Population, Table 35; 1980 Census of Population, General Population Characteristics, Table 39a; 1990 Census of Population, General Population Characteristics, Table 68 . Note: The percentages in this table renect the relationship to the total population. Chapter 2 - Page I0 ) ) ) �FIGURE2-2 AGE DISTRIBUTION Negaunee Township 1970 Ac• Under5 5-14 - ll.1 24.0 l6.l JS-24 21-34 126 ll-44 11.7 9.4 <S-54 SS-64 6:i-74 75 &Older 9.0 0 J.5 J.5 6 4 2 ID 8 12 14 18 16 2) 22 24 20 22 24 20 22 24 l'etUnt 1980 Ac• Undet5 7.8 5. 14 1117 IS-24 17.7 2S-34 16.6 35-44 13.3 9.6 4 ►54 5 ►64 6.S 6► 74 58 75 &Older 3.9 0 2 4 6 10 8 I2 14 18 16 PercuL 1990 AF U"'1er5 5.9 ►14 16.8 15-24 25.J,1 35"'4 142 - JS2 17.6 45-54 13.9 Ill 55-64 65-74 6li &Ok1er 0 53 3.0 2 4 6 8 10 - 12 14 16 18 Source: U.S. Bureau of Census, 1970 Cemus of Popula lion, Fust Co wit; 1980 Census of Population, S'IF 1, 010; 1990 Census of Population, S'IF 1A, P014. Chapter 2 - Page I I �2.5 Racial Composition The racial make-up of the City of Negaunee, like the Upper Peninsula as a whole, is primarily persons who are white. In 1990, the other race categories accounted for a total of 63 residents, or 1.3 percent of the total population (Table 2-7). The largest minority group was the American Indian, Eskimo or Aleut, followed by Asian and Pacific Islander. In 1980, there were only 35 City residents, or 0.7 percent, who described themselves as belonging to one of the non-white racial groups. This increase, which occurred primarily in the American Indian group, may have been due either to in-migration, or to a renewed sense of racial heritage. In 1990, 16 persons identified themselves as being of Hispanic origins, up from 14 in 1980. These individuals can be of any race, so are not shown in Table 2-7. TABLE 2-7 NUMBER OF PERSONS BY RACE, CITY OF NEGAUNEE, 1980 AND 1990 1980 Race Number 1990 Percent Number Percent White 5,154 99.3 4,678 98.7 Black 0 0.0 1 -- American Indian, Eskimo & Aleut 18 0.3 48 1.0 Asian and Pacific Islander 11 0.2 11 0.2 6 0.1 3 0.1 5,189 100.0 4,741 100.0 Other Races Total Source: U.S. Bureau of the Census, 1990 Census STF, IA Table P8; and 1980 Census of Population STF 1, Table 007. 2.6 Educational Attainment Over 22 percent of City of Negaunee residents 25 years of age and over in 1990 had no high school diploma. This was considerably lower than the same figure for Marquette County, where 81.8 percent of people 25 and over hold at least a high school diploma. However, the high school graduate ratio is slightly higher in the City than in tlle state as a whole, where 76.8 percent of resident 25 and over have diplomas or equivalents. The higher rate at the County level may be related to the presence of Northern Michigan University, where both students and staff are nearly always high school graduates. Chapter 2 - Page l 2 �The proportion of people holding bachelor' s degrees or higher, 13. 7 percent, is considerably lower than the County or state level. This may be somewhat related to the older populati"on in the City; higher education was less common for previous generations, and there are probably many older residents who dropped out of school or gave up the opportunity for further education in order to work and/or support families. Recent trends indicate that employers are now requiring their employees to have higher educational levels. Many of the largest employers in Marquette County are in the health care or education sectors, both of which generally require education beyond high school. Even many industries which formerly required little in the way of educational level are now looking for employees with some post-high school education. due to the highly technical nature of some of the equipment that is used . A highly trained and educated workforce is an asset in attracting employers to a community. TABLE 2-8 EDUCATIONAL A TTAfNMENT OF PERSONS 25 YEARS AND OVER. 1990 Marquette County City ofNegaunee Educational Level Number Percent Number Percent State of Michigan Number Percent Less than 9th Grade 234 7.4 2,851 6.7 452 ,893 7.8 9th-12th Grade, No Diploma 472 14.9 4.875 11.5 902,866 15 .5 1,280 40 .5 15, 144 35.7 1,887,449 32.3 Some College, No Degree 543 17 .2 8, 172 19.3 1, 191,518 20.4 Associate Degree 200 6 .3 2,755 6.5 392,869 6.7 Bachelor's Degree 318 10 . 1 5,707 13 .5 638,267 10.9 Graduate or Professional Degree 116 3 .7 2,882 6.8 375,780 6.4 High School Graduate or Higher 2,457 77 .7 34,660 81.8 4,485 ,883 76.8 434 13 .7 8,589 20.3 1,014.047 17.4 High School Graduate Bachelor's Degree or Higher Source: U.S . Bureau of the Census, 1990 Census of Population and Housing, STF 3A, P057 . 2. 7 Household Characteristics Evaluation of the changes in household characteristics in a community can often provide additional insights about population trends. Household relationships reflect changing social values, economic conditions, and demographic changes such as increased lifespans and the increasing mobility of our society. The U.S. Census defines a household as all persons who occupy a housing unit; e.g. , a single family, one person living alone, two or more families living together, or any group ofrelated or Chapter 2 - Page 13 �unrelated persons sharing living quarters. A family consists of a householder and one or more persons living in the same household who are related by birth, marriage. or adoption. A nonfamily household can be one person living alone, or any combination of people not related by blood, marriage or adoption. From 1980 to 1990 the population of the City of Negaunee decreased 8.6 percent. During that same period, the number of households decreased only 1.8 percent, and the average household size decreased from 2.63 persons in 1980 to 2.46 persons in 1990. Table 2-9 shows the changes in households which took place during the 1980s. A significant decrease in family households, especially married-couple families, was nearly offset by an increase in one-person households. The number of family households decreased by 15.5 percent between 1980 and 1990, while the number of non-family households increased 21.2 percent. The number and proportion of family households with an unmarried head of household, either male or female, increased over this time period; however, it is important to note that not all of these households are single-parent households. Of the 182 female-headed households with no husband present in 1990, 116, or 63 .7 percent, had related children in the household. Maleheaded households with no wife present totaled 49 in 1990; 20 of these households, or 40.8 percent, had related children present. For the sake of comparison, 483 of the married couple families, or 44.4 percent, had related children percent. Figures on the presence of children in 1980 are not readily available. The number of non-family householders living alone increased by 24.1 percent, from 449 to 557; the majority of these households are elderly people living alone. Households consisting of a householder over 65 or over living alone increased 3 7.3 percent between 1980 and 1990. The average household size during this period decreased from 2.63 persons to 2.46 persons. Chapter 2 - Page 14 �TABLE 2-9 HOUSEHOLD CHARACTERISTICS FOR CITY OF NEGAUNEE, 1980 - 1990 1990 1980 Household Type Number Percent Number Percent 1,562 79.5 1,320 68.4 1,261 64.1 1,089 56.4 156 7.9 182 9.4 Male Householder 45 2.3 49 2.5 Non-Family Households 504 25.6 611 31.6 Householder Living Alone 449 22.8 557 28.8 Householder 65 or Over 244 12.4 335 I 7.3 1,966 100.0 1,931 100.0 Family Households Married-Couple Family Female Householder Total Households Average Household Size 2.63 2.46 Source: U.S. Census, 1990 Census of Population and Housing, STF IA, P003, P016, and H017A; and 1980 Census of Population and Housing, STF I, 003, 016, 022., and 035. 2.8 Population Projections Population projections are very useful for units of government when trying to anticipate future demands for public services. However, the major component for making population projections, future in- and out-migration, is very difficult to predict. The main problem is this data depends heavily on the future economic trends of the locality and other areas. The other components of population projections, fertility and mortality data, have less of an impact on population change, particularly for smaller jurisdictions. In 1996. the Michigan Department of Management and Budget prepared baseline population projections to the year 2020 for counties of the state using a special formula that utilizes the three main components of population change; births, deaths, and migration. These population projections can assist counties in making predictions of future demographic trends. The 30-year population forecast for Marquette County projects a downward population trend, with an overall 5.96 percent decrease from 1990 to 2020 (Tables 2-10, 2-11 and Figure 2-3). Though anticipated to grow from 1995 to 2000, the county is projected to experience a drop in population in the ensuing years. Marquette and Menominee counties are the only counties in the central U.P. with an expected decline in the next three decades. Alger County to the east is projected to have the largest increase, at 13.74 percent during the 30-year time period. The populations of Delta, Dickinson and Schoolcraft counties are also predicted to grow during this time period. Chapter 2 - Page 15 �TABLE2-l0 POPULATION PROJECTIONS. SELECTED AREAS. 1990-2020 Area 1990 Census 2000 1995 2005 2010 2015 2020 Alger Co. 8,972 9,847 9.920 10.009 10. l 14 10.192 10.205 Delta Co. 37.780 38,582 38,741 38.906 39,004 39,244 39.400 Dickinson Co. 26,83 l 27.161 27,416 27.547 27,746 27,942 28.096 Marquette Co. 70,887 65.427 69,135 68,916 68,393 67,016 66.661 Menominee Co. 24,920 24.537 23 ,576 22.518 21 ,497 20,565 19,581 Schoolcraft Co. 8,302 8.706 8,779 8.861 8,926 8,970 8.929 177,692 174.260 177,617 176.757 175 ,740 174.529 172,872 9.295,297 9.556.063 9,786,685 9,963 ,788 I 0.121 ,298 10,284,960 10.454,737 248. 709.873 262.073.000 275.005.000 287.092.000 299. I 94.000 311.833 .000 324.668.000 CUPPAD Region Michigan United States Source: Depanment of Management and Budget. Population to Year 2020 in Michigan. 1996. TABLE 2- 11 POPULATION PROJECTIONS, PERCENT CHANGE, 1990-2020 Area 1990-95 19952000 2000-05 2005-10 2010-15 2015 -20 19902020 Alger County 9.75 0.74 0.90 1.05 0.77 0.13 13.74 Delta County 2.12 0.54 0.30 0.41 0.46 0.40 4.29 Dickinson County 1.23 0.94 0.48 0.72 0.71 0.55 4.71 Marquette County -7.70 5.67 -0.32 -0.76 - 1.14 - 1.4 1 -5.96 Menominee County -1.54 -3.92 -4.49 -4.53 -4.34 -4.78 -21.42 Schoolcraft County 4.87 0.84 0.93 0.73 0.49 -0.46 7.55 -1.93 1.93 -0.48 -5.8 -0.69 -0.95 -2.71 Michigan 2.81 2.41 1.8 1 1.58 1.62 1.65 12.47 United States 5.37 4.93 4.40 4.22 4.22 4. 12 30.54 CUPPAD Region Source: Department of Management and Budget, Population to Year 2020 in Michigan, 1996. Chapter 2 - Page 16 �FIGURE 2-3 POPULATION PROJECTIONS, SELECTED AREAS, 1990-2020 80,000 170,887 70,000 68,916 68,393 67,616 66,661 65,427 60,000 50,000 C: - .2 ~ :l a. 40,000 37,780 38 582 26,831 27 161 24,920 24,537 38,741 38 906 39 004 39,244 39,400 27 547 27,746 27,942 28,096 20,565 19,581 0 c.. 30,000 27,416 23,576 22,518 20,000 - 10,000 21,497 8,972 9, 47 9,920 10,009 10 114 10,192 10,205 8,302 8,706 8,779 8,861 8,926 8,970 8,929 I I I I 0 1990 1995 2000 2005 2010 2015 2020 Year ---¢---Dickinson Co. -0-- Menominee Co. --&--- Delta Co. ~Marquette Co. --¼- Alger - 0 - Schoolcraft Co. Co. Source: Department of Management and Budget, Population to Year 2020 in Michigan, 1996. Chapter 2 - Page 17 �2.9 Population Density With a 1990 population of 4,741 persons and a land area of 13.8 square miles, the City of Negaunee's population density was 343.6 persons per square mile (Table 2-12). This figure compares with a density of 38.9 persons per square mile at the county level and 163.6 persons per square mile at the state level. Compared with the cities of Ishpeming and Marquette, the population density of the City of Negaunee is relatively low. The 1990 population density varies widely throughout the City. The vast majority of the population is concentrated in the platted areas of the City, near the intersection of U.S. 41/M-28 and Business M-28. Much of the southern and western portions of the City are in large undeveloped tracts of land, with several thousand acres owned by Cleveland Cliffs or other mining interests. The population density within these areas is probably close to zero persons per square mile, while the density of the platted areas is much greater than the average. With the majority of the City's population concentrated in an area of about three square miles, the density of the populated areas is probably closer to 1,500 persons per square mile. TABLE 2-12 POPULATION DENSITIES, SELECTED AREAS, 1990 Place Land Area (Sq . Miles) Population Persons/Sq. Mile City ofNegaunee 13 .8 4,741 343.6 City of Ishpeming 8.7 7,200 827 .6 Negaunee Township 42 .1 2 ,368 56.2 Richmond Township 55 .6 1095 19.7 Ishpeming Township 86.5 3,515 40 .6 Tilden Township 94.3 1010 10.7 1821.3 70,887 38 .9 56,809.2 9,295 ,297 163 .6 Marquette County Michigan Source: U.S . Bureau of the Census, Summary of Population and Housing Characteristics, 1990, Table 15 . 2.10 Issues and Opportunities Census data indicates that the City of Negaunee has been experiencing a population decline over the past 50 years. Decreases in population can mean a declining number of users for City services, and can result in a declining tax base. The median age of the City's population has increased over the past 20 years, and is significantly higher than the median age county and statewide. The proportion of residents 65 and over is much higher than in the county and state as a whole. An older population can have an effect on the type and level of services a community provides. Chapter 2 - Page 18 �Despite a decline of 8.6 percent in the City's population, the number of households decreased only 1.8 percent between 1980 and 1990. This is a result of more people living alone and smaller average household sizes, and mirrors state and national trends. This modest decline in the number of households may somewhat offset the loss of user fees and tax base that could result from the population decline; it also indicates that housing demand is not merely a function of population levels. Between 1980 and 1990, changes in the household structure in the City ofNegaunee occurred. The number of family households, particularly married-couple families, decreased, while the number of single-parent households and persons living alone increased. The number of people over 65 and living alone increased 37.3 percent over this period. Such changes can influence future demands for housing, transportation and other services. Population projections at the county level indicate a continued decline in Marquette County's population over the next 20 years. This projected decline is probably based on recent losses due to the closure of K.I. Sawyer AFB. It is difficult to predict whether the City's population decline will continue, and to what extent successful redevelopment of K.I. Saw-yer could reverse the countywide decline. The population density for the City of Negaunee as a whole is relatively low for a city; however, the population is concentrated onto a small area of the City as a result of large parcels of undeveloped land in corporate ownership, and actual density of the developed area is certainly much higher than the average density for the entire City. Chapter 2 - Page 19 �3.0 ECONOMIC BASE 3 .1 Introduction The City of Negaunee is situated within the Marquette-Negaunee-Ishpeming urban corridor. These three cities, along with the relatively urbanized areas within Negaunee, Marquette and Chocolay townships adjacent to the cities, form the trade and employment center for Marquette County and beyond. The City of Marquette is the largest city in the Upper Peninsula, and as such, draws customers from considerable distance to enjoy the shopping and services provided there. The presence of Marquette General Hospital and Northern Michigan University reinforce the corridor·s ability to attract people. Although information will be presented for the City of Negaunee wherever it is available, much economic information is available only at the county level. Even where information is available at the local level, the City of Negaunee figures may not accurately reflect the local economy. Residents of the urban corridor move freely between communities, and may purchase goods and services in one or more communities, while living and working in others. 3.2 Area Economy Like the rest of the Upper Peninsula of Michigan, Negaunee's economic history is closely related to its natural resources. Mining and logging were mainstays of the local economy 100 years ago. Logging and lumbering became a less important part of the economy as the white pine forests which covered much of the Upper Peninsula were cut over. Areas which had access to natural port facilities, such as Escanaba and Menominee, retained strong ties to the wood products industry. while in Marquette County the focus remained on iron ore mining. Mines in the Marquette Iron Range have provided thousands of jobs and provided vast quantities of iron ore to the steel mills of the lower Great Lakes region. Eventually, most of the mines in Marquette County closed as the ore bodies were exhausted or the costs of extracting and shipping the ore rose. In 1999, only two mines remain operational in Marquette County -- the Empire Mine in Richmond Township and the Tilden Mine in Tilden Township. County-wide, the economy has diversified beyond its original natural resource base. The service and retail trade sectors have become the largest employment sectors in the county, while manufacturing has diminished in relative importance. The county includes a regional health care facility, a state university, and a number of government offices. Between the mid-1950s and 1995, K.I. Sawyer Air Force Base was a major employer in the county, until the base closed officially on September 30, 1995. Within the City of Negaunee, the economy has historically been closely tied to the mining industry. Although there are currently no mines or processing facilities operating in the City, the Empire Mine is located directly south of the City near Palmer. The actual mining operations take place outside the City, but waste rock piles do extend into the City, and are being extended Chapter 3 - Page I �further north. The most recent Census figures indicate that the mining industry is still one of the largest employers of City residents. 3 .3 Labor Force and Employment Unemployment data is collected at the county level by the Michigan Employment Security Commission, and unemployment and labor force information from MESC are available dating back to the early 1960s. Prior to that time, unemployment figures were based on data collected by the U.S . Department of Commerce Bureau of the Census. The information summarized in Table 3-1 and Figure 3-1 shows that unemployment in Marquette County has generally followed the same trends as the six-county central region, the Upper Peninsula, and the state and nation. Unemployment rates rose during the late 1970s and 80s, peaking in 1982 at 22.5 percent. Since that time the unemployment rate has followed a fairly consistent pattern of decline until 1990, when an increase of 1.2 percentage points occurred. In mid 1990 the country encountered a moderate economic decline. The Upper Peninsula experienced a slowdown in employment growth, which was similar to the rest of the nation. Unemployment rose in 1990 and 1991, then declined again until 1995, when the closure ofK.I. Sawyer AFB caused rates to rise again. The 1996 rate and year to date info1mation for 1997 indicates that unemployment is again decreasing in Marquette County. Unemployment has generally been lower in Marquette County than the regional and Upper Peninsula averages, although local unemployment remains well above state and national rates. The rise in unemployment in 1995 pushed Marquette County's rate close to the regional average, but since then it has dropped again. The unemployment rate for 1996 showed an improvement; the result of a decline in the local civilian labor force. From 1995 to 1996, 775 persons left the labor force, with the result that there were 175 less persons employed as compared to the previous year. Although the county's population declined between 1980 and 1990, the labor force has grown during that time, as shown in Table 3-1. This growth continued until 1993, when the County's labor force reached 33,550 persons. By 1996, the labor force had dropped to 31,300 persons, reflecting the direct and indirect loss of employment associated with the closure of the KI Sawyer AFB. It should be noted that the labor force and unemployment figures from MESC do not reflect military personnel; however, spouses of military personnel who left the area when the military personnel were transferred elsewhere would contribute to the drop in the local labor force. Civilian employees who accepted transfers out of the area would also contribute to this decline. The net result of the labor force decline is that while there are fewer people employed in the County, there were also fewer unemployed and seeking work, causing a drop in the unemployment rate. Chapter 3 - Page 2 ~ �FIGURE 3-1 UNEMPLOYMENT TRENDS SELECTED AREAS 25 20 15 10 5 0 lO co 0, lO r-- 0, r-r-- r-- co 0, 0, 0, 0, M lO co r-co co 0, 0, 0, 0, co M 0, 0, 0, lO 0, 0, 0, 0, Year --0- Marquette Co. Source: --0----- Ce ntra I U .P. -{:r-U.P MESC, 1965 -1996. Chapter 3 - Page 3 ~Michigan -¼- u .s. �TABLE 3-1 MARQUETTE COUNTY LABOR FORCE AND UNEM PLOYMENT. 1965-1996 Unemployment Rates County Civilian Labor Force Emploved Unemploved Marquette County Total Re2ion U.P. Michi2an U.S. 1965 18.700 1.100 19.800 5.6 6.2 7.7 3.9 4.5 1970 19,820 1.380 21,200 6.5 7.8 9.3 7.0 4.9 1975 29.775 2.275 27.050 8.4 10.5 12.3 12.5 8.5 1976 29.525 2.725 32.250 8.4 9. 1 12.2 9.4 7.7 1977 28.750 2.750 31.500 8.7 9.3 11.8 8.2 7.0 1978 31.775 2.500 34.275 7.3 8.3 10.7 6.9 6.0 1979 27.950 2.825 30,775 9.2 9.1 10.4 7.8 5.8 1980 26.650 3.925 30.575 12.8 11.5 12.2 12.4 7.1 1981 26.650 3.675 30.225 12 . 1 11.8 13.3 12.3 7.6 1982 24.050 6.975 31.025 22.5 19.0 18.9 15.5 9.7 1983 24.575 4.775 29.350 16.3 16.3 17.4 14.2 9.6 198-l 25.225 3.300 28.525 11.6 13.6 15.5 11.2 7.5 1985 24,900 3.575 28.450 12.5 13.6 15. 1 9.9 7.2 1986 25.275 3.325 28.600 11.6 12.2 13.4 8.8 7.0 1987 26.475 2.350 28.800 8.1 9. 1 10.5 8.2 6.2 1988 26,925 2.000 28.925 6.9 7.9 8.8 7.6 5.5 1989 27.550 2.000 29,550 6.8 7.2 8.2 7. 1 5.3 1990 29.375 2.650 32.025 8.3 9.4 9.2 7.6 5.3 1991 29.700 2.800 32,500 8.6 10.0 10.7 9.3 6.7 1992 30,750 2.750 33,500 8.2 IO.I 11.0 8.9 7.4 1993 3 1,200 2.350 33.550 7.0 8. 1 8.7 7.1 6.8 1994 3 1, 125 2,375 33.500 7. 1 8.0 8.7 5.9 6.1 1995 29.500 2.575 32,075 8. 1 8.3 8.9 5.3 5.6 1996 29.325 1.975 3 1.300 6.3 7.1 7.9 4.9 5.-l Source: U.S. Cens us, 1940-1 960 & MESC, 1965-1996. Increases in the labor force have been the norm on a nationwide basis, even in areas where the population has declined. Two factors have accounted for much of the increase: record numbers of young people entering the work force during the 1970s and 1980s as the "baby boomers" reached working age, and an ever-increasing number of women entering the work force. Chapter 3 - Page 4 �The proportion and number of women in the labor force has increased in both the City of Negaunee and Marquette County, as shown in Table 3-2 . Within Marquette County, women now make up approximately 55 percent of the county's labor force, compared to about 35 percent two decades ago. In the City of Negaunee, females comprised about 32 percent of the labor force in 1970, which increased by 1990 to 42.6 percent. A more drastic increase occurred for women with children, particularly those with children under six years of age, as shown in Table 3-2. Looking at City of Negaunee figures, in 1970, about 27 percent of the women with children under six in the City were in the labor force; this proportion remained unchanged in 1980, but increased significantly in 1990 to 63 percent. Women with children between the ages of six and 17 also increased their participation in the labor force during the past decades, from 43.3 percent in 1970 to 60.4 percent in 1990. County-wide, a quarter of the mothers with young children were in the labor force and by 1990, their participation has risen to over fifty percent. A similar trend can also be seen with women with older children; within that particular segment about 40 percent were in the labor force in 1970 and by 1990 over two-thirds of the mothers with older children were either employed or unemployed but actively seeking work. Another way of expressing the above trend is to note that in 1990, women with children (any age) made up 18.8 percent of the City's labor force and 17.6 percent of the county's. About 44 percent of the female labor force in the City are women with children; county-wide, this figure is 40.6 percent. In addition to reflecting changes in values and in the family structure and the economic need for two-income families, the statistics on women in the labor force also point out potential impacts on employers and local service providers, in terms of day care, health care costs. educational and recreational programs, etc. Chapter 3 - Page 5 �TABLE 3-2 LABOR FORCE PARTICIPATION OF WOMEN, 1970-1990 1970 1980 No No 0/n 1990 No % % Citv of Negaunee Women (16 years & over) In labor force 2,002 645 100.0 32.2 2,057 675 100.0 32.8 1,972 876 100.0 44.9 Women with children In labor force 676 221 100.0 32.7 722 257 100.0 35.6 603 387 100.0 64.2 Women w/children <6 In labor force 257 70 100.0 27.2 371 101 100.0 27.2 284 179 100.0 63.0 Women w/children 6-17 In labor force 349 151 100.0 43.3 351 156 100.0 44.4 444 268 100.0 60.4 21 ,834 7,605 100.0 34.8 27, 158 12,175 100.0 33.8 26,974 14,849 100.0 55 .0 Women w/children In labor force 8,681 2.782 100.0 32.0 10,354 4,632 100.0 44.7 9,322 6,032 100.0 64.7 Women w/children <6 In labor force 4 ,416 1,058 100.0 24.0 5,239 1,843 100.0 35.2 4,521 2,555 100.0 56.5 Women w/children 6-17 In labor force 4,265 1,724 100.0 40.4 5,115 2,789 100.0 54 .5 6,847 4,660 100.0 68.0 Marquette County Women (I 6 years & over) In labor force Source: U.S. Bureau of the Census, 1970 Fourth Count, 17,54,57,55; 1980 STF3, 054, 055, 057; 1990 STF3A, P070 , P073 . TABLE 3-3 LABOR FORCE PARTICIPATION RATE, 1990 City of Negaunee Number Percent Number Percent Labor force 2,056 100.0 34,334 100.0 Male I, 180 ~7.4 19,485 56.8 876 387 489 42.6 18.8 23.8 14,849 6,032 8,817 43.2 17.6 25.7 Female With children Without children Source : U.S. Bureau of the Census, 1990 STF3A, P070, P074. Chapter 3 - Page 6 .- Marquette County �3 .4 Employment by Sector According to the U.S. Census, employment patterns in Marquette County have changed since 1970. The biggest changes are the decrease in the relative importance of mining and manufacturing to the county's economy. The percentage oflocal employment in these sectors has dropped by well over half since 1970. The service sector has been the strongest sector of the Marquette County economy in recent years, and continues to grow in importance. The presence of Northern Michigan University and Marquette General Hospital, two large service sector employers, help to boost Marquette County's reliance on the service sector. This sector also includes those employed in educational services. Retail trade has _become increasingly important to the local economy, with 20.6 percent of county residents employed in retail trade in 1990 compared to 16.4 percent in 1970. TABLE 3-4 EMPLOYMENT BY SECTOR, MARQUETTE COUNTY, 1970-1990 1970 1990 1980 Sector Number Percent Number Percent Number 166 0.8 3,773* I 3.8 227 0.8 3,210 15.6 * 1,987 6.7 7-t8 3.6 1,256 4.6 1,462 5.1 Manufacturing 2,687 13.1 1,430 5.2 1,613 5.6 Transportation & Public Utilities 1,302 6.3 1,733 6.3 2,192 7.6 744 3.6 687 2.5 715 2.5 3,383 16.4 4,889 17.8 5,948 20.6 597 2.9 1, 109 4.0 1,317 4.6 Service 6,311 30.7 10,483 38.2 11 ,076 38.4 Public Administration 1,435 7.0 2,063 7.5 2,321 8.0 20,583 100.0 27,423 100.0 28 ,858 100.0 Agriculture, Forestry & Fisheries Mining Construction Wholesale Trade Retail Trade Finance, Insurance & Real Estate Total Percent * Mining was combined with agriculture, forestry and fisheries in I 980 Source: U.S. Census, l 970- I 990 The construction sector has grown during the past 20 years. The growth in 1980 probably reflects the economic prosperity of the late 1970s, when a significant amount of new construction took place at the mines, universities/schools, paper/pulp mills and hospitals. During the recession of the early 1980s, this sector decreased, to rebound as economic conditions improved with a number of large construction projects. Transportation and public utilities have grown Chapter 3 - Page 7 �during the past two decades, as has finance, insurance and real estate. The public administration sector, which would include civilian employees at K.I. Sawyer, grew slightly during this period, but may drop over the next few years as a result of the closing ofK.I. Sawyer. When the City ofNegaunee's employment is compared to the county, region and state, it can be seen that the local economy is also heavily dependent on retail trade and the service sector. Manufacturing is slightly more important than on a county-wide basis, while retail trade and mining employ a greater percentage of the local population. Although the service sector employs the highest percentage of local residents, it is relatively less important to the local economy than at the County level. It should be pointed out that these figures reflect the employment sector of persons living within the City and county; the jobs held by these residents may actually be located outside the county or City. TABLE 3-5 EMPLOYMENT BY SECTOR. 1990 City of Negaunee Marquette County CUPPAD Region State of Michigan Percent Percent Percent Sector Number Percent 9 0.5 0.8 2 .2 1.7 271 14.3 6.9 2 .9 0. 3 70 3.7 5. 1 6.5 4.9 Manufacturing 115 6. 1 5.6 17.6 24.6 Transportation & Public Utilities 165 8.7 7.6 6.7 5.4 ... ... .,., 1.7 2.5 2.7 4.0 46 5 24.6 20.6 19.8 18 .0 91 4 .8 4.6 4.1 5.5 Service 544 28.7 38 .3 31.9 31.8 Public Administration 131 6.9 8.0 5.6 3.8 1,894 100.0 100.0 100.0 100.0 Agriculture. forestry , & fisheries Mining Construction Wholesale Trade Retail Trade Finance. Insurance, & Real Estate Total Source: U.S. Bureau of the Census, 1990, STF 3A, P077. Service sector employment has been the fastest-growing sector nationally and statewide, while local employment in this sector has been also increased. The decline in manufacturing employment is consistent with state and national trends, although some central Upper Peninsula counties have seen increases in manufacturing employment. The relative importance of manufacturing is greater in many other counties in the region; for example, 36.6 percent of Chapter 3 - Page 8 �Menominee County's employment is in the manufacturing sector. The increase in retail trade employment is also consistent with broader trends, although greater increases have occurred statewide and nationally; wholesale trade has generally increased in other areas, while in Marquette County it remained stable. TABLE 3-6 MARQUETTE COUNTY EARNrNGS BY rNDUSTRY, 1975- 1990 (THOUSANDS OF DOLLARS) 1980 1975 Earni ngs Farm 375 0. 1 Non farm 289.489 Private Earni ngs Percent 2.226 0.5 99.9 -161.229 187.447 64.7 973 Mining Earni ngs Percent 0.3 99.5 534.234 3 12-647 67.5 0.3 738 69,240 23 .9 Construction 16.042 Manufacturi ng Transportation & Utilities Earnings $ Percen t 90 1 0. 1 99.7 705.382 99.9 333.304 62.2 4-13.736 62.8 0.2 77 1 0.1 1.340 0.2 119.689 25 .8 83.96 1 15 .6 76.868 10.9 5.5 22,030 4.8 24, 182 -l.5 37.02 1 5.2 11.228 3.9 14.236 3. 1 11.267 2. 1 17.076 2.4 13 .855 -l .8 22.122 4 .8 39.5-1 3 7.4 56.931 8. 1 9.0 18 3.1 13,423 2.9 J 1.670 2.2 16.782 2.4 27,233 9.4 -U.801 9.2 52.924 9.9 61.200 8.7 6, 168 2. 1 11,472 2.5 12,-11 4 2.3 23.339 3.3 33 .690 11.6 66.136 14.3 96.572 18.0 153.1 79 21.7 !02.042 35.2 148,582 32. 1 200.930 37 .5 26 1,646 37 .0 Federal. Civi li an 13.354 4.6 16.825 3.6 2 1,094 3.9 25.274 3.6 Military 4 1.653 14.4 50.027 10.8 74.8 12 14 .0 83.894 11 .9 State & Local 47,035 16.2 8 1,730 17.6 I 05 ,024 19.6 152,478 21.6 Total Earnings 289.864 100.0 463 .455 100.0 535 .574 100.0 706.283 IOO.O Wholesale Trade Retail Trade Finance. Insur. & Real Estate Services Government $ $ 1990 1.340 Ag .. Fo restry & Fisheries $ Percent 1985 So urce: U.S. Departme nt of Co mmerce, Bureau of Eco nomi c Analysis Although the service sector provided the greatest number of jobs in Marquette County, with 38.3 percent of the county's employment in 1990, this sector provided only 2 1. 7 percent of the county's earnings that year. However, educational services, which are included in Table 3-5 under Services, accounted for 14.5 percent of the County's employment. The information in Table 3-6, which is compiled by the Bureau of Economic Analysis, includes teachers and others employed in the educational sector under State and Local Government. A truer picture of the relationship between employment and earnings in the service sector comes when educational services are removed from the employment information; the remaining service sector employment accounts for 23 .8 percent of employment, compared to 21. 7 percent of earnings. Chapter 3 - Page 9 �Retail trade, which was the second-largest provider of employment (20.6 percent) in the county, was responsible for 8.7 percent of the county's earnings. Although mining provided only 6.9 percent of Marquette County's employment, 10.9 percent oflocal earnings came from mining. Manufacturing, which provided 5.6 percent of Marquette County's employment in 1990, generated only 2.4 percent of income. The above figures illustrate that although retail and service sector jobs are becoming less oriented towards minimum-wage, part-time jobs, jobs in mining and some other sectors are more highpaying. Government jobs also provide higher earnings levels. Interestingly, manufacturing employment in Marquette County provides a relatively tiny share of earnings; manufacturing jobs have traditionally been viewed as high-wage jobs. With manufacturing employment declining. or at best stable, in many regions of the country, the job security once associated with mining, manufacturing and even many government jobs is no longer a reality . Marquette County has seen first-hand evidence of this with the closure of numerous mines, and the recent closure of K.I. Sawyer AFB . Although attraction of new manufacturing jobs may seem to be the answer. the competition for such jobs is very stiff. and in some cases the incentives necessary to attract new industrial development may negate the economic benefit to a community. More significant is the need to develop a diversified economy, with less reliance on any single sector; when losses of jobs and income occur in one sector, it has less effect on the overall economy. When the earnings figures in Table 3-6 are compared against the U.S. Department of Commerce inflation figure for the years 1980-1990. it can be seen that most sectors provided less earnings in 1990 than in 1980 after adjustment for inflation. This follows the pattern discussed in Section 3.6 with regards to local incomes, which are based primarily on earnings from employment. The only sectors to increase over the rate of inflation were transportation and utilities, services. government finance , insurance and real estate. and construction. Earnings from mining declined the most, down 61.7 percent after inflation; overall earnings declined by 8.7 percent over the decade after inflation. With the eventual move of the Marquette County airport operations to K.I. Sawyer, the "former airport" property could potentially be available for industrial or commercial ventures. Questions of ownership, needed and planned infrastructure improvements need to be addressed. The· moving of the airport could potentially cause the loss of some local employment, while redevelopment of this property for industrial or commercial purposes could provide additional jobs and income for the local economy. It is estimated that the airport move will take place in mid-1999. 3.5 Employment by Place of Work The vast majority of employed City of Negaunee residents work within Marquette County. Of the employed residents of the City in 1980, 3 .5 percent worked outside of Marquette County but in the state of Michigan; only three residents worked outside the State. Unfortunately, data on place of work is not available for cities and townships. It is probably safe to assume that many of the Negaunee residents who work in the County work outside of the City of Negaunee; It is also Chapter 3 - Page I0 �probably safe to assume that many residents of other communities commute into Negaunee for work. TABLE 3-7 WORKERS 16 YEARS AND OVER BY PLACE OF WORK, CITY OF NEGAUNEE, 1990 Characteristics Number Percent Total City Residents Employed 1,854 100.0 Worked in Michigan 1,851 99.8 Worked in Marquette County 1,786 96 .3 65 3.5 .,,, 0.2 Worked Outside of County Worked Outside of Michigan Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, P045 . 3.6 Major Employers Once Marquette County" s largest employer, the closure of K.I. Sawyer AFB resulted in the loss of about 4,700 jobs (3,600 military and 1,100 civilian). Most major employers are located in the City of Marquette, and with the exception of the Tilden Magnetite Partnership and the Empire Iron Mining Partnership, are generally service-related. Over the past century, the economy of the central Upper Peninsula has been dominated by mining, especially iron ore mining. The iron ore industry has been sensitive over the century to cycles of boom and bust. Much of the cycle has been related to the same cycles as the national ·economy. The iron mining industry reacted to the demand for high grade ore by developing pelletizing plants to tum low grade ore into high grade pellets. All mining is now done on surface in open pit mines. The last underground mines were closed in the late 1970's. In 1996, the Empire Mine produced 8.1 million tons of iron ore pellets. The Tilden Mine produced 6.7 million tons. Initial production nominations for 1997 had Empire scheduled to produce 8.3 million tons with Tilden at 7.0 million tons. These were initial nominations. and final production figures may be different, depending upon steel industry business conditions. Collectively, orth American steel makers reported mostly positive earnings for 1996. Many steel making companies forecast 1997 to be another solid year within the industry. Iron ore pellet demand remains fairly strong. and, as a result. both Empire and Tilden were projected to produce at or above their rated capacity in 1997. Chapter 3 - Page I I �The Tilden Mine continues to produce both hematite and magnetite iron ore pellets. Magnetite production was added in 1989 at considerable expense to the mine's partners. Producing magnetite pellets utilizes different methods and equipment at the mine and as a result only one type of ore can be processed during any one period. The Empire Mine utilizes only magnetite ore. Costs and quality continue to be of paramount concern at both mines due to the highly competitive iron ore industry. In 1976, 14.5 million tons of iron ore pellets were produced on the Marquette Iron Range. Production peaked at 15 .5 million tons in 1981, with three mines, the Tilden, Empire and Republic operating in Marquette County. The following year production dropped to 6.9 million tons as the steel industry hit a slump and the Republic Mine was idled. Production returned to nearly 15.2 million tons in 1989 as Empire produced a record 8.1 million tons. 1993 production was approximately 12.6 million tons down from 1992's 13 .6 million tons. Production in 1993 was hampered by a five-week strike at Tilden and Empire by members of the United Steelworkers of America. Production in 1994 was more than 13.5 million tons. In 1995, production was 14.1 million tons. On the Marquette Iron Range, there were 3,500 mining employees in 1968. By 1971, employment was at 2,800 but later increased to 4,000 in 1979. During the 1980s, employment dropped following the 1981 production peak, and the drop continued through the early 1990s to the current level. In 1996, there were about 2,100 employees, approximately the same number as 1995. One of the other large employers in the immediate area, AMR Eagle (formerly Simmons Airlines), has moved its regional aircraft maintenance facility from the Marquette County Airport in Negaunee Township to the former K.I. Sawyer AFB. It is unknown at this time if the increased commuting distance for employees who live in the Negaunee area will cause a shift in employment patterns. Marquette General Hospital, another major employer in the urban corridor, has recently announced expansion plans. Northern Michigan University experienced a drop in enrollment and a loss of jobs as a result of K.I. Sawyer's closing, but still remains one of the County's largest employers. Chapter 3 - Page 12 �TABLE 3-8 MARQUETTE COUNTY MAJOR EMPLOYERS, 1994, 1996 & 1997 Employment Firm Product 10011 lOOt:: 1007 Marquette General Hospital 1,725 1.831 1,895 Health Care Northern Michigan University 1,200 1,119 1,122 Education Empire Iron Mining Partnership 1,130 1,020 1,097 Iron Ore Pellets Tilden Magnetite Partnership 825 848 877 Iron Ore Pellets Marquette Area Public Schools 550 574 568 Education Michigan Dept. of Corrections 420 438 441 Marquette Branch Prison Alger-Marquette Community Mental Health 375 366 419 Public Health Services MFC First National Bank 350 367 375 Financial Services City of Marquette 300 289 309 Local Government Marquette County 250 245 292 Local Government Wal*Mart 239 256 269 Department Store Bell Memorial Hospital 224 266 242 Health Care Negaunee Schools 250 250 236 Education Gwinn Area Community Schools 400 264 234 Education Simmons LJ Enterprises (now AMR Eagle) 380 268 206 Air Transportation Source: Michigan Employment Security Commission, 1994 & 1996 3.7 Income Examination of local income trends, and comparison of local income figures to state and national averages provides information about the amount of wealth that is available locally for expenditures on goods and services. Income figures also reflect the wages and salaries paid to local workers. Table 3-9 shows that incomes in City of egaunee and Marquette County are generally relatively low when compared to state averages. Income is measured in three ways: per capita income. which is derived from the total income reported for a community divided by the total population; household income, the average income reported for all households, including families; and family income, which includes married-couple families and other households made up of persons Chapter 3 - Page 13 �related by blood, marriage or adoption, but does not include persons living alone, unrelated persons sharing living quarters, or other non-family households. Income for 1979 (from the 1980 Census) are shown in 1979, as a figure that is "adjusted for inflation". The "inflation adjusted" 1989 dollar figure uses the U.S. Department of Commerce inflation factor of 1.676 for the period of 1979-1989. A household with annual income of $12-450 in 1979 would require an income of 1.676 times that amount, or $20,866, in 1989 just to keep pace with inflation. The 1989 actual income is the income as reported in the 1990 Census. TABLE 3-9 INCOME LEVELS, 1979-1989 1979 Actual Income 1989 Actual Income % Change After Adj . for Intl 1989 Income Adj . for Intl . % of State $6,826 SI 1,440 88 .8 $10,692 75.5 -6.5 Marquette Co. 6, 187 10,369 80.5 I 1,025 77.9 6.3 Michigan 7,688 12.885 100.0 14, 154 100.0 9.8 $17,325 $29,036 90 .1 $23 ,345 75.3 -19.6 Marquette Co. 16,517 27,683 85 .9 25, 137 81 -9.2 Michigan 19,223 32.218 100.0 31 ,020 100.0 -3 .7 $19,778 $33 , 148 89 .5 $30,026 81.9 -9.4 19,492 32,669 88 .2 30,249 82 .5 -7.4 $22, 107 $37,051 100.0 $36,652 100.0 -1.l % of State Per Capita Income City of Negaunee Median Household Income City of Negaunee Median Family Income City of Negaunee Marquette Co. Michigan Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF 3A, P080A , Pl 14A, and Pl07A and 1980 STF3 , 069,074 , 085 . Per capita incomes locally are well below state averages, ~nd the City's per capita income has dropped significantly after adjustment for inflation. The County and the state showed a small increase in per capita incomes after inflation. Both household and family incomes dropped when adjusted for inflation, and the decrease in all cases was greater than the drop at the state level, meaning that the local area also lost ground Chapter 3 - Page 14 �when compared to statewide averages. The most substantial drop occurred with regard for household income, with nearly a 20 percent drop after adjustment for inflation. In summary, these income figures show that local residents make less money than the average Michigan resident. and the purchasing power of local residents dropped during the 1980s. Although income was higher in 1990 than in 1980, the increases failed to keep up with inflation. This impacts the ability of local residents to purchase housing and other goods and services· it also affects the ability and/or willingness to support local programs through taxes or user fees. While the low incomes may be partially offset by lower costs of some items, such as land and housing in the local area compared to statewide averages. many consumer goods are priced at the same or even higher rates than the state as a whole. Comparing the number of households in the various income groups shows that the City of Negaunee contains a higher percentage of households in the lowest income groups than the state as a whole, and in general the number of lower-income households is higher than County averages. There are also fewer households in the high income groups. This information is displayed in Table 3-10. It is significant that 22.7 percent, or nearly one quarter, of the City's households reported income of less than $10,000 per year. TABLE 3-10 HOUSEHOLDS BY ANNUAL HOUSEHOLD INCOME, 1989 City of Negaunee Marquette County Michigan Annual Income Number Percent Number Percent Number Percent Less than $5,000 130 6.8 1,311 5.4 203,692 5.9 $5,000-$9,999 304 15.9 3,276 13.4 329,871 9.6 $10,000-$14,999 190 9.9 2,776 11.3 293,659 8.6 $15,000-$24,999 381 17.4 5,268 8.9 562,017 16.4 $25,000-$34,999 349 18.2 4,481 18.3 525,350 15.3 $35,000-$49,999 356 18.6 4,631 18.9 638,963 18.7 $50,000-$74,999 174 9.1 2,762 11.3 556.760 16.3 $75,000-$99,999 24 1.3 519 2.1 185.137 5.4 5 0.3 376 1.5 128,673 3.8 1,916 100.0 24,500 100.0 3,424.122 100.0 $100,000 or More Total Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, Table P080. Chapter 3 - Page 15 �Table 3-11 shows the type of income for households in the City of Negaunee, Marquette County and the state. The City has a higher proportion of residents receiving income from wages and salaries, and from non-farm self-employment than the County or the state. Slightly more residents receive retirement income, while a lower proportion receive public assistance or Social Security. Because retirement, Social Security and other forms of what is commonly called "fixed income" tend to remain fairly constant over time, with periodic adjustments to compensate for inflation, the households that rely on these forms of income are often less able to deal with unexpected large expenditures or even relatively small increases in the costs of goods and services. This also affects the willingness of this segment of the population to absorb increased taxes and user fees. TABLE 3-11 HOUSEHOLDS* WITH INCOME BY TYPE OF INCOME, 1989 City ofNegaunee Income Percent No. Marquette Co. Michigan Percent Percent Earnings 711 83 .9 79.4 78 .5 Wage or Salary 689 81.3 77.9 76.5 87 10.3 8. 1 9.8 3 0.4 0.4 1.6 Interest, Dividend, or Net Rental 263 31.3 38.1 41.8 Social Security 201 23 .7 26 .1 26 .7 41 4.8 7.1 9.6 Retirement Income 153 18.1 17.7 17.4 All Other 101 11.9 12.2 12.5 Total Occupied Households 847 Non-Farm Self-Employment Farm Self-Employment Public Assistance *Households may be counted more than once according to number of sources of income. Individual sources of income does not equal "total occupied households." Source: U.S. Bureau of Census, 1990 Census of Population and Housing, STF 3A. 3.8 Poverty Rates Another measure of local incomes is the poverty rate. Po*rty levels are determined by the U.S. Bureau of the Census based on a complex formula including 48 different thresholds. The poverty level for a family of four in 1990 was $12,674. Poverty rates generally increased between 1980 and 1990 in the City of Negaunee; the county also experienced a general increase in poverty levels. Chapter 3 - Page 16 �In 1990, the poverty rate for all persons in the City ofNegaunee was 13.6 percent, slightly higher than Marquette County's rate of 12.6 percent and the statewide rate of 13.1 percent. The poverty rate for young children was lower than the state and the County, and showed a decline from 1980. However, the poverty rate for all children under age 18 rose sharply from 1980 to 1990, and was considerably higher than the County rate. The poverty rate for persons 65 and over increased sharply from 1980 to 1990, and was well above County and state rates. TABLE 3-12 POVERTY RA TES, 1980-1990 1990 1980 City of Negaunee Poverty Rate for All Persons 4.3 7.2 Poverty Rate for Children Under 5 5.9 5.8 Poverty Rate for Children Under 18 3. 1 5.8 Poverty Rate for Female Householder Families 25 .6 30.6 Poverty Rate for Families w/Children Under 5 14.3 6.7 Poverty Rate for Persons 65 and Over 10.9 12 .2 9.8 12.6 Poverty Rate for Children Under 5 13.3 19 .0 Poverty Rate for Children Under 18 I 0.3 14.0 Poverty Rate for Female Householder Families 33.8 35.7 Poverty Rate for Families w/Children Under 5 12.2 18.0 Poverty Rate for Persons 65 and Over 13 .9 13.5 Poverty Rate for All Persons 10.4 13 . 1 Poverty Rate for Children Under 5 16.0 22.1 Poverty Rate for Children Under 18 13 .3 18 .2 Poverty Rate for Female Householder Families 30 .7 35.8 Poverty Rate for Families w/Children Under 5 13 .9 20 .6 Poverty Rate for Persons 65 and Over 12.2 10.8 Marquette County Poverty Rate for All Persons Michigan U.S. Bureau of the Census, 1990 Census of Population and Housing. STF3A, Income and Poverty Status. Chapter 3 - Page I 7 �3.9 Issues and Opportunities Significant increases in the number of women with children in the labor force affects the needs for child care, educational and recreational programs and related facilities. Changes in the working environment to accommodate family needs of both men and women, such as flexible days and hours of work, job sharing, etc., may in turn affect commuting and transportation patterns, shopping patterns, etc. The soon-to-be-vacated county airport will offer the opportunity to redevelop the area for possible commercial and industrial uses. This could increase the tax base in the urban corridor as well as provide increased employment for the area. The moving of the airport may result in a loss of trade for some local businesses, and will increase commuting time for local employees of businesses which move to Sawyer. Local unemployment rates are generally lower than the Upper Peninsula average, but are, in recent years, higher than statewide rates and always higher than the national rate. Although unemployment has declined in recent years, a slight increase occurred in 1994, and continued into 1995. With a declining labor force, the overall percentage of persons unemployed improved in 1996. Indications area that the unemployment rate will improve as the labor force adjusts itself to the loss of KI Sawyer AFB. Employment in Marquette County is concentrated in the Marquette-Negaunee-Ishpeming urban center, which in turn affects commuting patterns as well as demand for residential development. Locally, most of the employment is centered on the retail and service sectors, as well as mining. Although the mining industry historically provided a large share of the City's employment, the local economy has diversified over the past two or three decades, reducing the reliance on mining. The Empire and Tilden mines will probably continue to provide employment for the foreseeable future, and the opportunity to develop new mines may exist if it becomes economically feasible to invest in new ore bodies which are known to exist. However, if market conditions worsen, cutbacks or closure of the existing mines could still have a significant effect on the local economy. The potential exists for the City of Negaunee to increase tourism-related development by taking advantage of the historical resources and natural beauty of the area. Incomes actually decreased in the City of Negaunee and Marquette County from 1980 to 1990, when adjusted for inflation, meaning that the buying powe,of local residents declined. This affects the ability to afford housing and other basic goods and services. Although the poverty rate for young children is lower than the state average, the number of children under 18 in poverty increased sharply over the past decade and is well above the state level. The poverty rate for persons age 65 and over also increased and is much higher than the County and statewide rates . This indicates that those who are generally least able to provide for Chapter 3 - Page 18 �themselves, and most in need of services such as health care, transportation, etc., are finding that their economic situation is worsening . A related issue with regards to children in poverty is the effect poverty may have on the ability to do well in school or obtain higher education, in tum affecting future earning ability. Chapter 3 - Page 19 �4.0 NATURAL FEATURES Natural features, including soils, geology, topography, water features. and other natural resources, have a profound effect on a community's development. These physical features directly or indirectly constrain or encourage growth; for example, soil types and geology often affect the ability of a community to provide high quality water and wastewater services. The natural resources, such as timber or minerals, which occur in certain areas are often a primary factor in the establishment and growth (or decline) of communities. For instance, many areas in the Upper Peninsula were settled as a result of logging or mining operations in the late 1800s. These natural features are often interrelated, and disturbance in one area can potentially affect other areas. From a planning standpoint, it is important to understand these interrelationships, and the role that natural features play in determining a community' s future development. 4.1 Topography The physical features of the landscape provide an area with its own unique character. Topography describes this character in terms of elevation above mean sea level. This defines the size and shape of watersheds as well as places to avoid with development because of grades in excess of recommended standards. Steep topography or slopes of 10 percent (a rise in gradient of more than 10 feet in a horizontal distance of 100 feet) or greater can be aesthetically attractive for residential development as well as some commercial establishments. However, the steep grade increases the likelihood of soil movement or slides, and the weight of structures is an added force which encourages this movement. Beside such dangers, there is an added expense if development occurs on the sloping surface itself Excavation of the hillside and/or building ofretaining walls can greatly increase construction costs. There is also the problem of erosion as the water rushes down the steep grades. Natural water courses provide the pathway for such water and should be maintained in this capacity. The City of Negaunee contains primarily rolling terrain, with some areas of steep slopes and very few level areas. The elevation in the City ranges from about 1,280 feet above mean sea level in the southeast corner of the City, where Partridge Creek leaves the City as it flows to Goose Lake, to 1,766 feet near the ski jump at the Superior Nordic Training and Recreation Complex (SUNTRAC), formerly known as Suicide Bowl. Steep slopes are located along the north shore of Teal Lake, in the area between U.S. 41/M-28 and CR 492, and in the southwest corner of the City near SUNTRAC. The SUNTRAC area offers a 300-foot change in elevation between the parking lot and the top of the ski jump. 4.2 Geology Both bedrock and surface geology have an impact on community development. Bedrock geology consists of the solid rock formations found below the soil, which were formed during the early Chapter 4 - Page I �periods of the earth's evolution. These formations have undergone extensive folding, uplifting, eroding, and weathering during the millions of years which have since passed, and are now overlain by surface geology and soil. One of the primary factors which makes geology important to a community's development is its ability to supply groundwater. The quality and quantity of groundwater is influenced by the types of bedrock in which it is found, and the layers through which the water passes before it is extracted. Certain types of bedrock increase the potential for groundwater contamination, particularly when such bedrock is close to the surface. Surface runoff is filtered through the soil, sand, and gravel which overlay bedrock, and many contaminants are removed through this filtering process. When bedrock is close to the surface, there is less opportunity to filter out contaminants, and the polluted runoff can enter the groundwater table. If the bedrock is highly permeable, contaminants can quickly enter the same layers of groundwater used for domestic purposes. The presence of commercially valuable minerals in bedrock is also a factor in land use and development of an area. In areas where minerals or ore are present, communities often exist which are dependent on mineral extraction at least to some extent. Such is the case in Negaunee, where the presence of iron ore was a major factor in the settlement and development of the area. All of the bedrock underlying the City of Negaunee dates back to the Precambrian era, generally believed to be over 600 million years ago. The oldest formation is made up of volcanic and sedimentary rocks, including mafic-volcanic and intruded felsic rocks that have been metamorphosed into schist and gneiss. Volcanic and sedimentary rocks are found under a small portion of the northwestern corner of the City. Rock formations underlaying the remainder of the City are somewhat younger, but still date to the Precambrian area. The majority of the City is underlain by the Negaunee Iron Formation (in the southwest portion of the City) and Siamo Slate and Abijik Quartzite in the southeast and central portion of the City. A small band of Chocolay Group is located in the northeastern comer of the City. These formations consist primarily of metasedimentary rocks like schists, quartzites, iron formations, and gneiss, and date back to the Middle Precambrian (Huronian) era. All Precambrian rocks found in the Negaunee area exhibit similar water-bearing characteristics. Water in these rocks fills fractures, joints and weathered zones at shallow depths, and often fills abandoned mine shafts or pits. In general, these formations do not provide significant amounts of groundwater. Yields may be greater in areas covered by 20 feet or more of glacial deposits, and in valleys. The surface geology of the City of Negaunee is primarily a result of glaciation which occurred 10,000-12,000 years ago. As the Wisconsin Continental Glacier moved over the area, existing landform features were obliterated under the weight of ice estimated to be about one mile thick. The surface character of the area has also been influenced by mining activities which have taken place since the area was settled. Chapter 4 - Page 2 ,,---...,_ .,,,. �Outwash, glacial till-bedrock and wetlands make up the surface geology of the City of Negaunee. Outwash consists of stratified sand and gravel, which was carried by glaciers and deposited as a result of meltwater flowing from glaciers. These deposits commonly are very permeable, and are a good source of ground water. Wells drilled into glacial outwash generally yield over 10 gallons per minute, providing water which is satisfactory for domestic use. Some areas of outwash contain groundwater with a high level of iron. Outwash is primarily located in the central portion of the City, with a small area of outwash along the northeastern boundary of the City. Glacial till-bedrock includes areas where the movement of the glaciers scoured all or most of the surface material away, leaving bedrock exposed. In some cases a thin layer of till may remain. Availability of groundwater depends on the type of bedrock but is usually poor. Glacial tillbedrock occupies most of the northern half and the southeastern and southwestern comers of the City. Wetlands are areas of poor drainage and high water tables where an accumulation of muck and peat overlay a glacial lake plain. A small area of wetlands is located in the east central portion of the City. 4.3 Mineral Resources The City of Negaunee owes its existence to the extensive deposits of iron ore found beneath the area, and many abandoned mines are located in the City. The two remaining active mines in Marquette County are located to the south and southwest, close to the City. Mines which formerly operated within the City included the Mather B Mine, Tracy Mine, Negaunee Mine, South Jackson Pit, Athens Mine, Maas Mine and Cambria-Jackson Mine. Several areas in the undeveloped portions of the City are characterized by caving and unstable ground as a result of past mining activities. Mining and processing methods have changed over the years in order to make it economically feasible to mine relatively low-grade ore. There are many mineral deposits remaining in areas of the Upper Peninsula and elsewhere which contain ores with such low concentrations of iron that mining is currently infeasible. Depending on future technology, demand, and prices, it may become feasible in the future to mine these low-grade ores. 4.4 Soils Soil occurs at the earth's surface, and generally has a finer texture than the bedrock or surface geology described in the previous section. Most soils in the U.P. have been formed as a result of glacial action, followed by accumulation of organic matter in some areas. An updated and detailed soil survey has just been completed for Marquette County by the U.S . Department of Agriculture Natural Resource Conservation Service (formerly the Soils Conservation Service). Soils throughout the County have been mapped based on aerial photo interpretation and extensive field work over the past several years. An interim report was issued in December 1997, with the final report expected in 1999. Digital soil maps were released in June 1999. Chapter 4 - Page 3 �Over 300 soil mapping units have been identified in Marquette County. These mapping units consist of a single soil type, or a complex containing more than one soil type which responds to development or use in similar ways. Some mapping units will also contain dissimilar soils, such as mapping units which contain areas of rock outcrop too small to be mapped separately. The documentation for the soil survey provides information on the suitability of each of these mapping units for various uses, such as woodland, agriculture, building site development, etc. Various properties of the soil, such as texture, depth to bedrock, permeability, stoniness, draughtiness, etc. influence a soil ' s ability to support various uses. This information is important to developers, foresters, planners, realtors, farmers, and anyone else concerned with the utilization and development of the land. From a planning standpoint, some of the most important features of soils have to do with the ability to support residential, commercial or industrial development. In areas not served by municipal water or sewer systems, suitability for septic tank drainfields is a major consideration. Limitations on local roads and streets, and limitations on building construction are also important. It should be noted, however, that although the soils survey is relatively detailed, site inspections should still be used to determine the suitability of a particular site for development. Within any particular mapping unit, areas will exist where limitations are more or less important as a result of terrain or other features too small to be included in this county-wide survey. The areas mapped as "variable" on the maps accompanying this plan are soil mapping units which contain complexes of different types of soils, or areas where the original soils have been significantly impacted by human use, through filling, compaction, leveling, or other means. The limitations on uses within these types will vary too greatly to allow them to be mapped as having slight, moderate or severe limitations. The large areas which are not rated generally include caving grounds and abandoned mines. Engineering and construction techniques can be used to overcome soil limitations, often at considerable cost. However, the long-term implications of such techniques should be carefully considered, since development in areas of marginal suitability may increase costs to local governments, and thence to taxpayers, in order to provide services to these areas. Limitations for Septic Tank Drainfields : Soil limitations affect the ability of septic tank drainfields to properly remove contaminants from effluent. Examples of such limitations include soils which are impermeable, and thus do not allow effluent to be filtered through the underlying soil; soils which are highly permeable, and allow effluent to pass through rapidly without proper filtering; areas of shallow bedrock, where there is insufficient soil to support a drainfield; and so on. Site-specific characteristics may mean that a particular site may be suitable for development, however. For example, very sandy soils are generally con~dered to have severe limitations due to the very rapid permeability of these soils. However, if the sand is very deep, adequate filtering will occur before the effluent reaches the groundwater, and septic systems will operate normally for many years. The majority of the developed areas of the City of Negaunee are rated as variable, as is typical of urban areas. Fill, paving and excavation have altered the original soils types in these areas to the Chapter 4 - Page 4 ~ ~ �point where conditions may vary widely from one site to the next. Since the developed portion of the City is served with municipal water and sewer, however, this is not significant from a planning standpoint. Of more importance is the nature of the soils in the more remote areas of the City, where scattered homes are served by on-site systems. Many of these areas contain severe limitations on septic tank drainfields. The primary limitations are poor filtration, slow percolation. wetness and slope. Although the soil survey would seem to indicate that there are few, if any sites suitable for development in these areas, the actual situation is that many suitable sites exist even in areas with generally severe limitations. Local health departments rely on sitespecific testing in determining whether to issue a permit for a septic system. The soils survey information represents a general guideline as to the extent of potential limitations, and should not preclude individual sites from consideration for development. Limitations for Building Site Development: Soil limitations for building site development include the presence of shallow bedrock which can make construction of basements difficult; wetness, which can result in wet basements or unstable support for foundations; or steep slopes, which increase the potential for structures to slide. Outside the developed areas of the City, the majority of the soils have severe limitations on building site development; however, there are some areas with only moderate limitations along existing roads and streets, such as Buffalo Road, Miller Road, and Rolling Mill Road. Some areas have differing limitations depending on whether or not basements are used; for example, a soil type characterized by shallow bedrock may be suitable for construction of a building without a basement, but the costs of constructing a basement may be prohibitive. As noted above, specific sites, even within areas mapped as having severe limitations, may be suitable for development. Limitations for Local Roads and Streets: Local roads and streets are those with an all-weather surface, designed to carry automobile and light truck traffic all year. Construction and maintenance of roads and streets is affected by a soil's shrink-swell potential, frost action potential, depth to bedrock or water table, and slope. The majority of the City contains soil types with severe limitations; however, significant areas with only moderate limitations exist. The largest areas with moderate limitations are in the southeast portion of the City, along Rolling Mill Road, Miller Road, Makinen's Road and Buffalo Road. Moderate limitations also exist along U.S. 41/M-28 southwest of Teal Lake, along Maas Street and Old Cemetery Road, and near BR M-28. As with other soil constraints, construction techniques are available to overcome many of the limitations of the underlying soils. However, such techniques are often costly, and roads which are built over unsuitable soils generally require more frequent maintenance. 4.5 Water Features The most significant water feature in the City of Negaunee is Teal Lake. Formerly used as the City's municipal water source, Teal Lake has remained largely undeveloped in order to protect water quality. A Teal Lake Park Master Plan has been completed, and the overall intent is to provide recreational opportunities and the opportunity for some development, while still protecting the unique visual character of the lake. The cities oflshpeming and Negaunee have received grant funds from the Michigan Department of Natural Resources to acquire a large Chapter 4 - Page 5 �parcel of land encompassing the lake ' s north shore, and the City of Negaunee is planning to implement a 100-foot setback requirement around the lake to protect the character of the shoreline. Other water features in the City include Lake Miller, Gunpowder Lake, Rolling Mill Pond and some ponds that have formed in caved-in mining areas. The Carp River flows through the northeast corner of the City, and Partridge Creek flows through the southeast corner of the City on its way to Goose Lake. 4.6 Wildlife The area surrounding the City of Negaunee, as well as the undeveloped portion of the City, contains a large variety of wildlife species. Mammals found in northern Marquette County include whitetail deer, moose, black bear, fox, coyotes, wolves, and a variety of small game. Birds include game birds such as ruffed grouse and woodcock, waterfowl, raptors and songbirds. Within the developed portions of the City, small mammals and songbirds are the most frequently encountered species. Teal Lake supports populations of walleye, perch, bass and panfish, and many species of waterfowl and other birds stop at Teal Lake during seasonal migrations. 4.7 Climate The climate in and around the City of Negaunee is heavily influenced by Lake Superior, with long, cold winters and relatively cool summers. The lake helps keep temperatures cool in summer and is responsible for significant amounts of "lake effect" snow in winter. This "lake effect" snow results from cool air masses traveling over the relatively warm waters of Lake Superior. When these air masses reach the cooler land areas, the moisture picked up from Lake Superior is deposited in the form of snow. The average annual snowfall at the Marquette County Airport is 172.2 inches, although the last two winters have produced record snowfalls of 251 inches in 1995-96 and 272 inches in 1996-97. The mean monthly temperature ranges from 14 degrees Fahrenheit in January to 66 degrees Fahrenheit in July, with a mean annual temperature of about 41 degrees Fahrenheit. Total precipitation averages approximately 32 inches per year, with the wettest month in June and the driest month in February. The growing season averages about 109 days. The last frost in the spring usually occurs about May 31 , and the first frost in fall usually occurs about September 17. Incidence of thunderstorms is around 26 days per year. Michigan is located on the northeast fringe of the Midwest tornado belt. Between 1950 and 1987, only four tornadoes occurred in Marquette County. 4.8 Issues and Opportunities Areas of steep slopes within the City may limit certain types of development, but may also provide the opportunity for scenic views and recreational facilities. Chapter 4 - Page 6 �Many areas within the City are unsuitable for development due to caving which has occurred as a result of past mining activities. Although these areas are largely undeveloped and remain in mining company ownership, they pose a potential safety hazard, and limit the amount of land available for future development. The unique beauty and undeveloped nature of Teal Lake offer the opportunity to provide recreational opportunities for local residents and tourists, while enhancing the appearance of the area. Protection of the undeveloped character of the north shore of the lake is critical. Negaunee' s long, cold winters and relatively cool climate can make travel difficult at times, and limit the suitability of the area for various agricultural crops, home gardens, etc. The long winters and heavy snow provide excellent winter recreation opportunities, however, including skiing. snowmobiling, ice fishing, etc . • Chapter 4 - Page 7 �5.0 LAND USE 5.1 Historical Land Use Patterns The City ofNegaunee's land use pattern, along with the surrounding area, has been shaped by the presence and exploitation of natural resources, principally the iron ore which was discovered in 1844 by a party of government surveyors. Two years later, the Jackson Iron Company opened the first iron ore mine in present day Negaunee. The iron ore deposits were found in what is known as the Marquette Iron Range, which runs east-west through the central portion of Marquette County. The entire City lies within the Marquette Iron Range, and several mines were located wholly or partially within the City. These mines, which have been inactive for years, continue to influence land use in Negaunee. The communities of Negaunee, Ishpeming, Republic, Champion, and Michigamme were all founded around the mines of the Marquette Range, and provided housing and commercial services for miners and their families. e During the first hundred years of ore extraction within the Marquette Range, the iron content of the ore was relatively high; however, the supply of high grade ore in the range area began to decline rapidly in the late 1940s. As a result, the Cleveland-Cliffs Iron Co. in the late 1940s and 1950s established a research facility in Ishpeming to determine the best way to pelletize low grade ore and how to upgrade the pelletized low-grade ore. The research paid off in July of 1965, with the world' s first shipment of pelletized underground iron ore. which gave new life to the iron ore industry in Marquette County. In Negaunee Township, from 1965 to 1979, the Pioneer Pellet Plant processed low grade iron ore. The only remaining iron mines in the Upper Peninsula are low grade iron ore mining operations at the Empire Mine in Richmond Township and the Tilden Mine in Tilden Township. A portion of the Empire Mine pit is located in the southeastern comer of the City of Negaunee. The general land use pattern in the City of Negaunee includes concentrations of residential and commercial development in the north central part of the City, surrounded by extensive areas of land owned by mining companies. The City contains 15 square miles, or about 9,400 acres ; of this area, only about three square miles contain development. Extensive caving has occurred on mined lands in the City, and in the past caving has caused houses or even whole neighborhoods to be moved to more stable areas. Commercial development in the City of Negaunee tends to be clustered close to the major transportation corridors. The corridor along U.S. 41/M-28 east of Teal Lake contains commercial uses which take advantage of the exposure to passing highway traffic, such as restaurants, gas stations, etc. Business M-28 and major downtown streets contain commercial uses which serve the concentration of population in those areas, as well as visitors to the community. Over the past 10 to 20 years, the downtown business district has become less active, while new development has occurred along U.S. 41 /M-28. However, since about 1995 downtown revitalization efforts have taken place, resulting in repairs to some buildings and other improvements. Despite the shift of some firms to the highway corridor, the downtown area has not become blighted. Chapter 5 - Page 1 �The area available for development in the City of Negaunee is limited by land ownership, and by the physical suitability of vacant lands for development. About 75 percent of the land area within the City is owned or controlled by mining interests, and a significant portion of this land has experienced caving or subsidence. The mining companies which own this land are generally reluctant to sell it, perhaps because of concern over future liability and/or the belief that mineral deposits may still underlie these areas. Factors Affecting Land Use The decision process regarding land use can begin almost anywhere -- with a home buyer, a developer. a land speculator, a business owner, or a governmental unit. The home buyer or potential business owner tends to base decisions on location, access. quality of surroundings. available public services. and personal satisfaction, among other factors. The land speculator makes decisions regarding selling land or holding it in anticipation of future profit. based largely on potential profit. The land developer makes decisions regarding the type and timing of development based on the supply and demand for housing, goods and services. or on industrial needs, as well as other factors. O\',iilers of business and industrial concerns make decisions to start, expand, or close their operations based on economic feasibility, which depends on a variety of factors. Many of these factors, such as supply and demand for the good or service produced, are beyond local control, while other factors, such as the availability of sites or adequacy of transportation, can be affected by local decisions. Decisions made at these levels are generally oriented towards a person's or organization's selfinterest, and generally do not consider the effects of development on surrounding land uses, utilities, services, etc. This decision-making process can potentially result in discontinuous or incompatible development, since it does not necessarily take into consideration the overall development pattern for a community. It is left primarily to units of government, then, to consider the overall compatibility and appropriateness of various land uses. Various laws and regulations have been enacted governing land use and development, and provide tools for federal, state, and local governments to use in dealing with land use issues. The federal government exercises a number of responsibilities that affect land use through various loan and grant programs for community facilities, water and wastewater systems, housing, economic development, and planning. Federal regulations also address environmental concerns, such as air quality, drinking water standards, etc. Although these programs and regulations do not usually directly affect land use and development, they have a significant Chapter 5 - Page 2 �indirect effect. For example, a community which lacks sufficient sewage disposal capacity to serve industrial uses may be able to obtain federal funding to assist with expansion of its sewage treatment plant, which in turn may lead to industrial development. The role of the state has traditionally been limited to providing enabling legislation for local units of government to regulate growth and development through planning and zoning. The State of Michigan does, however, regulate land use and development in wetlands, floodplains, coastal areas, and other areas of environmental concern. This can have a direct affect on local land use. The State also enforces standards for municipal water systems and wastewater treatment systems which are at least as strict as federal standards, which can affect a community's ability to provide such services. Local governments can probably exert the most effective influence on land use changes through zoning ordinances, subdivision regulations, building codes, and public investment in roads, water and sewer systems. parks, etc. Local planning efforts which seek to define the most desirable and appropriate uses for the various parts of a community, and anticipate and prepare for growth, can help guide future land use decisions. Other factors affecting land use include the existing transportation system, taxation and land values. natural features. changing technology, and market factors. Changes in lifestyles, family size, shopping habits, and consumer attitudes also affect land use decisions. The transportation system which serves a community determines how quickly and easily, and at what cost, raw materials and finished goods can be shipped in and out, a crucial factor to many industries. The expanding highway network in the U.S., together with the proliferation of private automobiles, has enabled residents of rural areas to commute to larger communities for employment and shopping, and has increased the accessibility of many areas to tourists. This increased mobility has in many cases facilitated development of strip commercial areas, "mega" shopping malls, and suburban residential development ("urban sprawl"), sometimes resulting in the conversion of land from agriculture or open space. Taxation and land values play a part in many land use decisions. Families may move from urban areas because they feel that they are willing to trade off lower taxes and/or user fees for the lack of municipal services and increased distance from employment, shopping, and schools. Land values in rural areas may also be lower, and thus more attractive to residents. Commercial and industrial enterprises are generally less willing to forego municipal services, such as water and sewer, and also tend to locate in areas of concentrations of population rather than in very rural areas; however, tax rates and land values may influence a company's decisiop. to locate in one community versus another. As a result of changing technology, including computer networking, cellular telephones, fax machines, voice mail, teleconferencing, and electronic mail, some business and industries are able to locate in rural areas which would have previously been considered isolated. In many cases. the quality of life associated with these rural locations is an additional attraction. Chapter 5 - Page 3 �Wetland areas can pose significant constraints on development in some areas, due to state and federal regulations and the general unsuitability of wetlands for many types of development. Wetlands are defined as those areas between terrestrial and aquatic systems where the water table is at. near, or above the land surface for a significant part of most years, and include marshes, mudflats, wooded swamps, and wet meadows. Several different wetland categories are mapped in the inventory. Wetland categories include wooded (dominated by trees over 20 feet in height, seasonally flooded); shrub/scrub (dominated by woody vegetation less than six feet in height); aquatic beds (areas with 30 percent or more vegetative cover of submerged, floating-leaved or floating plants, and less than two meters [6.7 feet] deep); emergent (dominated by erect. rooted herbaceous plants, which are present for most of the growing season); and flats (level or nearly level deposits of sand, mud or organic sediments). See Table 5-1 for the acreage of each category. Urban and Built Up Areas: Areas of intensive use with much of the land covered by structures is classified as urban or built up. County-wide, this category comprises a relatively small proportion. totaling 37,473 acres, or 3 .1 percent. However, this land use category is important because it contains the majority of the residential, commercial, and industrial uses in the County, and because the density and type of uses within this category have the most potential to adversely impact the environment. Most of this cover type is located in the Marquette/Negaunee/Ishpeming urban corridor, although all the townships in the County contain areas of residential development. Urban and built up is the third-largest category ofland use in the City of Negaunee, with 1,172 acres. or 12.5 percent. The City oflshpeming contains 22.9 percent urban and built up areas, and the City of Marquette has 50.4 percent of its land area in this category. Since extractive uses, which include gravel pits and mining activities, are included in this category, some areas with extensive mining show a disproportionately high percentage of urban and built up lands. The majority of the urban and built up land in the City of Negaunee is residential in nature. Most of this residential use consists of relatively old housing; the 1990 Census indicates that nearly 60 percent of the City's housing was built prior to 1940. Most of the housing consists of singlefamily residences, although there are some duplexes and multi-family structures in the City. As is typical of older neighborhoods, many of these homes are located on small lots, with little open space between homes. Other uses included in urban and built up lands are commercial; industrial; transportation, communications and utilities, such as airports, railroads, h~hways, etc.; open pit mining areas, such as gravel pits, quarries, mines, etc.; and parks, cemeteries and other forms of open space. Commercial uses in the City are primarily located along the U.S. 41/M-28 corridor or in the downtown. The traditional neighborhoods which provided the majority of residents' needs within walking distance are gone from most communities, including Negaunee. Chapter 5 - Page 5 �Market factors, and the ongoing shift to a more service-oriented economy, are factors which are beyond the capacity of an individual community to control. However, an awareness of such factors is important to planning and land use decisions at the community level. Finally, changing lifestyles have affected land use patterns throughout the nation. Americans live longer, have smaller families, and are more mobile than previous generations. As a whole, the population is growing older, and our housing preferences, shopping habits, and employment patterns have changed significantly. From a land use standpoint, some of the pertinent issues are the desire for larger homes on larger lots by many young professionals and families; the demand for housing suitable for elderly residents, including so-called "snowbirds;" and the wil.ingness to commute longer distances to work in order to live in certain residential areas. 5.3 Current Use Inventory This section will examine the current land use patterns for the City of Negaunee and Marquette County, based on the Michigan Resource Inventory System (MIRJS) Current Use Inventory. The inventory describes land use or cover according to seven broad categories, with numerous subdivisions within those categories. Forest: The majority of the City's land area is classified as forest, with 5,238 acres, or 55.8 percent. This reflects the large areas in corporate ownership within the City limits. By way of comparison. the neighboring City of Ishpeming has about 33 percent of its land area in forest. again because of corporate ownership. The City of Marquette has about 40 percent of its area in forest. but corporate ownership is less of a factor in Marquette. Forestland is defined as lands at least 10 percent stocked by forest trees of any size, or formerly having such tree cover, and not currently developed for nonforest uses. These lands are further broken down into several different types of forest cover. Predominant forest cover types in both the City of Negaunee and Marquette County are northern hardwood and aspen, birch and associated species. There is a significant amount of lowland conifer cover type in the City, as well. Other forest types are also present, and the relative proportions of the various cover types are shown in Table 5-1. Agricultural: Broadly defined as lands which are used for the production of food an<l fiber, this is the second-lowest land use category in the City of Negaunee. Only a total of 68 acres of cropland was identified in the Current Use Inventory, less than one percent of the City's land area. Wetlands: Wetlands represent the fourth-highest proportion of the City's land cover, at 753 acres or eight percent. These wetlands are primarily located in the western and southern portions of the City, in or near the caving areas. Chapter 5 - Page 4 �Nonforested: Nonforested lands make up 15.9 percent, or 1,489 acres of the City' s land area. This is the second-largest category ofland use in the City. These lands are open lands or rangelands, characterized by grasses and shrubs, but not including those lands showing obvious evidence of seeding, fertilizing, or other agricultural practices. As with the forested areas in Negaunee, most of the nonforested lands are located on corporate lands, often in caving areas . Water: Just over six percent of the City of Negaunee, or 582 acres, is classified as water. Areas of water in a community have an effect on adjacent land use, by supplying sites for waterdependent industry, water-based recreational sites, and residential or commercial development. Many inland lakes and rivers offer public recreational access. The largest water body is Teal Lake, located in the northwestern corner of the City. Other lakes include Lake Miller, Gunpowder Lake, and Rolling Mill Pond. Some of the caving areas in the central part of the City have also filled with water over the years. Barren: About one percent of the City is classified as barren. Barren lands include beaches, riverbanks, sand dunes, and exposed rock. Exposed rock makes up all of the 92 acres of barren land in the City, which occurs in scattered locations in the northwestern portion of Negaunee. 5.4 Public and Quasi-Public Land Use Public land uses in the City of Negaunee include parks, public buildings, schools and tracts of publicly-owned lands. Many of these uses are discussed in more detail in other chapters of this plan; however, the land use considerations associated with these uses will be discussed here. The City owns or leases and maintains several park and recreation sites, including Teal Lake Waterfront, Miner' s Park, Jackson Park, the Community Play Field, and several smaller parks throughout the City. There are also three schools in the City, the Negaunee High School, Negaunee Middle School, and Lakeview Elementary. A large tract of CCI-owned land lying in both Negaunee and Ishpeming is leased by the Ishpeming Ski Club, and contains the Superior Nordic Training and Recreation Complex (SUNTRAC), formerly known as Suicide Bowl. The City, together with the City oflshpeming, has applied for funding from the Michigan Department of Natural Resources to acquire several hundred acres around Teal Lake. This property would be retained in public ownership for recreational uses, and would include the scenic north shore of Teal Lake. Other public land uses in the City include public buildings such as City Hall, which are discussed in more detail in Chapter 6, Community Facilities. As a general rule, these buildings do not occupy large tracts of land; their primary impact on land u~ is related to traffic and parking. Examples of quasi-public land uses include churches, golf courses, and similar facilities that are owned by private enterprise, but are open to the public. These uses generate increased traffic on a seasonal, occasional, or intermittent basis, by providing facilities and services which meet the needs of local residents and contribute to the quality of life of communities and neighborhoods. The presence of quasi-public facilities such as golf courses can also affect property values. Chapter 5 - Page 6 �TABLE 5-1 CITY OF NEGAUNEE & MARQUETTE COUNTY LAND USE PATTERNS City of Negaunee % Acres Urban and Built Up Residential Commercial Industrial Transportation , etc. Open pit mining Underground mining Open land, other Marquette County Acres % 1, 172 563 114 15 150 44 180 106 12 .5 6.0 1.2 0.2 1.6 0.5 1.9 I. I 37,473 14,076 3,063 850 4,031 13 ,068 936 1.448 3.1 1.2 0.3 0. 1 0.3 I. I 0.1 0. 1 68 0.7 17,603 1.5 Non forested 1,489 15.9 29,016 2.4 Forested Northern hardwood Central hardwood Aspen, white birch , assoc . spp. Lowland hardwoods Pine Other upland conifers Lowland conifers Christmas tree plantation 5,238 3,706 0 745 148 277 57 305 0 55.8 39.5 0.0 7.9 1.6 2.9 0.6 3.2 0.0 988 ,050 468 , 151 7 176,813 32,961 147,775 19,981 142,349 15 82.6 39 . 1 0.0 14.8 2.8 12.4 1.7 11.9 0.0 Water 582 6.2 29,663 2.5 Wetlands 753 8.0 87,323 7.3 92 1.0 7,627 0.6 9,394 100 .0 I , 196,754 100.0 Agriculture Barren Total Source: Michigan Resource Information System. Churches are located throughout the City, as well as in the City oflshpeming and surrounding townships. Negaunee residents may attend churches outside the City, while churches in the City draw from the surrounding communities. In addition to serving as places of worship, churches often serve as community gathering places, for social events and local meetings. The closure or consolidation of churches, as is currently being done within the Catholic Diocese of Marquette, can affect traffic patterns and the availability of gathering places; it can also have a less tangible effect on the character and cohesiveness of a community. 5.5 Land Ownership As discussed earlier, land ownership in the City of Negaunee is a significant issue. Currently about 75 percent of the City's land area is controlled by mining companies, either through outright ownership or through controlling mineral rights. The City leases land from these mining Chapter 5 - Page 7 �companies for a variety of uses, primarily recreation areas, but such leases are subject to a year's notice should the lands be required for mining. A significant portion of the mining companyowned lands are "caving grounds," which are unsuitable for development. The City of egaunee lacks the ability to significantly expand residential or commercial development because of the physical limitations of the caving grounds and Teal Lake. As long as the mining companies are unwilling to sell any of their lands within the City, the ability to develop is also limited by the availability of land. Cleveland Cliffs Iron Company has begun the process of evaluating all their holdings in Marquette County, including lands in egaunee, and some discussions with City officials have taken place regarding the City's long-term needs. The City has expressed an interest in acquiring additional property if it becomes available. 5.6 Contaminated Sites The Michigan Department of Environmental Quality is required by state law to identify, evaluate, and rank all sites of environmental contamination in Michigan. For several years, the DEQ was required to submit an annual list of these "Act 307'' sites to the Michigan Legislature. However. recent changes to Michigan's environmental laws have changed this requirement to every five years. The most recent list of contaminated sites was submitted in April, 1995, and no sites of environmental contamination were identified in the City of Negaunee, although three leaking underground storage tank (LUST) sites were identified. From a land use standpoint, the presence of environmental contamination represents a constraint on future development, as well as a threat to human health and safety. In addition to affecting a specific site, some contaminants can enter groundwater and cause more widespread problems, such as water well contamination. It is desirable to identify and remediate contaminated sites in a timely manner, in order that potential hazards and land use constraints be removed. In terms of future land use decisions, it is important that decisionmakers are aware of the potential for certain types of land use to cause environmental contamination. Most of the sites of environmental contamination identified in Marquette County are the result of past land use practices, and this illustrates that even when legal and accepted land uses are undertaken, the possibility of future impacts exists. Leaking underground fuel storage tanks have become a concern throughout the country in recent years. Many fuel tanks which were in compliance with all installation guidelines at the time they were installed have deteriorated and allowed fuel to contaminate the surrounding soil. New guidelines for installing underground fuel tanks have been implemented, and efforts are underway to identify and clean up leaking tanks. The two LUST sites in the City of Negaunee as of April, 1995, were the Grade A-1 Stop on U.S. 41/M-28, and the Holiday Station at the intersection of U.S. 41/M-28 and Croix Street. Chapter 5 - Page 8 �5.7 Land Use Trends Although the City of Negaunee has suffered a population decline over the past 50 years, the community has not seen widespread physical deterioration of existing housing, or pronounced decline of the business districts. The most significant trends have been the reduction of the developable area of the City due to caving and an increase in commercial development along U.S. 41/M-28 at the expense of the downtown business district. Caving which has occurred throughout the history of Negaunee has necessitated actual relocation of buildings and sometimes entire neighborhoods. While the caving is no longer a common occurrence in residential neighborhoods, recreational areas and open space are still being affected. For example, Jackson Park in the late 1980s encompassed nearly 12 acres, but in the 1994 Recreation Plan is reported to be three acres in size due to caving and loss of usable land. Businesses which have been established along the U.S. 4 l/M-28 corridor over the past 20 years have succeeded in drawing some commerce away from the downtown area. However, the downtown has not seen substantial decline, and still retains a diverse base of commercial establishments. Recent downtown improvements have made the downtown area a more attractive place to shop and do business. The cities of Negaunee and Ishpeming have apparently not shared in the overall growth that has taken place in the urban corridor that stretches from southeast of Marquette to Ishpeming. The majority of the new residential development has taken place in the encompassing townships, including Negaunee, Marquette and Chocolay townships. Commercial development has also occurred at a rapid pace in Marquette Township, and to a somewhat lesser extent in Chocolay and egaunee townships. However, egaunee and Ishpeming cities are desirable locations for a number of reasons, and as a result the overall housing market has remained fairly strong. Some two-income families in the City have one wage-earner in the Negaunee-Ishpeming area and the other in Marquette, but choose to live in egaunee. Others who work in Marquette choose to live in Negaunee so that they can enjoy the amenities the City provides, such as municipal water and sewer, while enjoying the lower housing prices compared to Marquette. Two new subdivisions are currently being developed in the City, totaling about 60-65 singlefamily residential lots, which will be developed with housing ranging from affordable to upscale. The lack of new development in the past has been due to a lack of developable sites, rather than a lack of demand, and it is hoped that these two new subdivisions will be followed by other development. Both new developments are located on land purchased from mining interests, one along Teal Lake and the other near the former Maas Mine, at the intersection of Carr and Cherry streets. 5.8 Issues and Opportunities The land ownership pattern in egaunee severely constrains the City's ability to grow. The City is attempting to begin a dialog with CCI regarding the possibility of acquiring CCI-owned land Chapter 5 - Page 9 �within the City, which may lead to future opportunities for growth. The opportunity may also exist for future land sales to developers, as in the case of the two newly-platted subdivisions, allowing for future growth. Significant areas within the City have experienced caving as a result of past mining activities. In addition to being unsuitable for development. such areas can pose a safety hazard if access is not limited. Although caving is no longer common in residential areas, some recreational facilities are being adversely affected by caving. Some sites in the City may be suitable for industrial development, since there are properties which have access to rail and other infrastructure. The City of Negaunee contains a lower percentage of residential and commercial land use and a higher proportion of forested and open areas than any other city in Marquette County. This is primarily due to the ownership pattern within the City. The purchase of large parcels of land around Teal Lake provides the opportunity for the cities of egaunee and Ishpeming to offer their residents expanded recreational opportunities, and to protect the scenic north shore of the lake from development. The expansion of the Superior ordic Training and Recreation Complex, formerly known as Suicide Bowl, may result in development of a year-round, "destination" facility which will attract visitors from outside the area as well as provide opportunities for local residents. It may also trigger increased "spinoff' development in the area. such as new commercial development to serve the needs of visitors to the area. Acquisition of the north shore of Teal Lake provides the opportunity to protect a unique area from inappropriate development, while providing for recreational opportunities and open space. Chapter 5 - Page I 0 �6.0 PUBLIC AND COMMUNITY FACILITIES 6.1 Introduction Services and facilities provided by local government are often vital elements in the community's progress and well-being. Services include police and fire protection, municipal water and wastewater systems, and recreation programs. Community facilities include libraries, parks and recreational facilities, cemeteries, schools, and the infrastructure related to municipal water and wastewater treatment systems. As a part of the comprehensive planning program, the City's public and community facilities were reviewed and evaluated as to their present condition and adequacy to meet the present and future needs of the community. 6.2 Community Facilities and Services Water System: Municipal water is provided to City of Negaunee residents by the NegauneeIshpeming Water Authority. The Water Authority owns and operates the system, which includes wells, storage facilities and the distribution network in the cities of Negaunee and Ishpeming. Funding for the wells is split between the two cities, with the City of Ishpeming responsible for 60 percent of the cost and 40 percent from Negaunee. Each city is responsible for the distribution network, which in the City of Negaunee totals about 20 miles of water main. The Negaunee-Ishpeming Water Authority is governed by a five-member board, with two members from each of the two cities and the fifth member representing the Marquette County Health Depm1ment. The Negaunee-Ishpeming Water Authority currently utilizes groundwater as a water source; prior to 1994, surface water from Teal Lake was used for drinking water. Stricter federal requirements which called for filtration of surface water caused several communities to switch from surface water to groundwater around this time. Groundwater is supplied by eight wells, six of which are located near the Carp River outside the City of Negaunee. The other two wells are located behind Snyder Drug in Ishpeming and east of Da Yoopers Tourist Trap in Ishpeming Township. The water is in compliance with all applicable state and federal standards with the exception that the standard for copper is currently being exceeded. The Water Authority has increased the pH of the water in an effort to reduce the level of copper. One elevated storage tank serves the City of Negaunee. This tank has a capacity of 300,000 gallons, and was built in 1961. The City has an ongoing inspection/maintenance program, and the tank has been well-maintained. The tank is in good condition and is adequate for current needs. As of January, 1998, there were 1,730 water customers in the City of Negaunee. Of these, 1,634 were residential customers, while 96 were commercial in nature. Some households in outlying areas of the City are not served by the municipal water system, but instead rely on private wells. Chapter 6 - Page l �It is not economically feasible to provide municipal service to these relatively isolated households. The City has received $5.5 million in funding from U.S.D.A. Rural Development for replacement of approximately 50-60 percent of the existing water mains. Of the $5.5 million project, $3.27 million is in the form of a grant, with the remaining $2.23 million as a long-term, low-interest loan. This two-year project, begun in 1997, will improve water pressure and help reduce freezeups by replacing undersized and deteriorated mains, looping mains, and lowering mains to provide protection from freezing. This will result in improved service to residential and commercial customers, and improved firefighting capabilities. The City has also indicated that residents will no longer be allowed to let water run during the winter months once this project has been completed. When Teal Lake was used as a water source, residents were allowed unlimited let-runs; since the groundwater supply has been used. let-runs have been limited to reduce demands on the system. The City continues to urge residents to lower or insulate service lines to prevent freezeups on private property. Additional water main improvements will be required following the completion of this project, and the City of Negaunee will continue to pursue funding opportunities for water main replacement. Wastewater Treatment System: The City of Negaunee Wastewater Treatment Plant is located in the east central part of the City, on the south side of CR 480. The plant was put in operation in December, 1953, and underwent a major upgrade in 1979, with the addition of new settling tanks and new digesters. The treatment system provides secondary treatment using the biodisc system. Service is provided to about 1,700 residential and less than 100 commercial customers; the service area includes the City of Negaunee and the existing Marquette County Airport in Negaunee Township. A few households in the outlying areas of the City use on-site septic systems, generally in the same areas which are not served by the municipal water system. The wastewater treatment plant currently has sufficient capacity for growth, and the ability to absorb potential future growth could be increased if the amount of groundwater infiltration into the sewer system could be reduced. Although the system is currently in compliance with all state and federal standards, the large amount of infiltration means that the plant is treating far greater volumes of effluent than are actually produced by customers. Old, deteriorated mains are allowing groundwater to infiltrate to the extent where the volume of effluent treated at the wastewater plant is more than twice the volume of water used by local customers. In 1995, the City received a $400,000 Community Development Block Grant which, together with $405,000 in City funds, was used to upgrade 5,300 fet:!t of sewer mains. The City currently budgets $100,000 to $150,000 per year for sewer improvements, together with about $10,000 per year for cleaning and televising of mains to identify problem areas. The current sewer interceptor crosses caving grounds in former mining areas. This puts the interceptor at risk of failure because of caving. As with much of the rest of the collection Chapter 6 - Page 2 F'- �network. the interceptor receives a high amount of groundwater in.filtration, but repairs to eliminate infiltration and inflow may not be a long term solution. Re-routing the interceptor to avoid caving areas would eliminate both the infiltration hazard and the risk posed by the caving grounds, but is estimated to require several million dollars to complete. Solid Waste Disposal/Recycling: Weekly curbside collection ofrefuse and recyclable materials is provided to City of Negaunee residents. Residents pay $6.50 per month for this service, and the City contracts with Northern Refuse, a private hauler, for pickup. Refuse collected in the City is hauled to the Marquette County Landfill, located in northern Sands Township about five miles east of the City. The City also has a dropoff site available for large items; only Negaunee residents who are garbage system customers may use the dropoff site. The following recyclable items are accepted for curbside pickup: Newsprint, corrugated cardboard, clear glass, plastic. computer or office paper, junk mail, magazines. metal cans, aluminum, and used motor oil. Recyclable materials must be separated by residents. Because of snow accumulation in narrow streets and alleys, collection of recyclables is more difficult in winter; however, the City has no plans to discontinue collection. Electrical Service: The City of Negaunee Electrical Utility purchases power from the Upper Peninsula Power Company (UPPCO), and then distributes that power and resells it to City residents. 1998 is the second year of a 10-year contract with UPPCO. The City owns the distribution system, including poles, wires, etc. Utility poles are also used to carry the City's cable television lines. Cable Television Service: Residents of the City of Negaunee may choose to receive cable television service from one of two local providers. Bresnan Communications cable service is available to all residents, as is service from the City of Negaunee cable system. The City has operated a cable system since the mid 1980s, and offers 32 basic channels and two premium channels. There are about 1,450 customers on the City system, with the remaining households and businesses with cable served by Bresnan. As a result of an out-of-court settlement reached between the City and Bresnan Communications, the City is required to increase rates based on inflation. The most recent rate increase took effect in January, 1998, and included an increase above the amount of inflation to cover improvements to the system. Law Enforcement: The City of Negaunee Police Department is housed in the Negaunee City Hall, and consists of 11 officers, including the police chief. The department has three vehicles, two marked and one unmarked. The vehicles are taken out of service and replaced once they reach about 80,000 miles. Equipment is inspected regularly, with daily inspections of equipment in vehicles, monthly firearm inspections, and regular uniform inspections. Replacement of equipment occurs as needed based on inspection. Currently the in-car video equipment is in need of replacement. In 1996, the department's efforts resulted in 327 arrests; investigation of 2,299 complaints, 292 traffic crashes, 2,623 individuals and 1,502 vehicles; l 02 ambulance assists; 464 parking Chapter 6 - Page 3 �citations; and 502 traffic citations. The department assists other agencies, such as the Michigan State Police, Marquette County Sheriffs Department, etc, and provides assistance as needed. The City has no jail, and prisoners are housed at the Marquette County Jail. Marquette County has an "enhanced'' 911 dispatch system in operation throughout the County, including the City of Negaunee. Emergency calls for fires, medical emergencies, crimes, and other emergencies are accomplished by dialing the number 9-1-1; these calls go to the central dispatch location at the State Police Post in Negaunee Township, where the location of the call is displayed. The appropriate responding unit is then dispatched. Fire Protection: The fire station is located at 200 S. Pioneer Avenue, and was built in 1894. Although the building is adequate to serve current needs, some repairs are needed. These repairs include a new roof, cement work, paint, and door and window repair. The fire department is staffed by 30 paid on-call firefighters. Equipment includes the following vehicles: A 1976 Ford four-wheel-drive pickup, with a 50 gallon per minute (gpm) pumper; the pickup is in fair condition. A 1973 panel van used for transporting equipment. A 1968 International tanker with a 50 gpm portable pump and a LOOO gallon tank; the truck is in poor condition but runs, while the tank condition is fair. A 1993 Chevrolet Kodiak with a 1050 gpm pump and a 60-foot ladder snorkel, in excellent condition. A 1976 Ford with a 1,000 gpm pump; the pump is non-operative, but the truck runs. This last piece of equipment will be replaced with a new vehicle in the spring of 1998. In February, 1998, the City of Negaunee was awarded a grant/loan combination from U.S.D.A. Rural Development to purchase a new fire truck. Approximately 25 percent of the new truck will be paid for using grant funds, while the remainder of the cost will take the form of a 15-year, low-interest loan. As part of the regular maintenance and upgrading of the water system, the City replaces and adds fire hydrants as needed to insure continued fire protection. The City of Negaunee has an insurance rating of seven for its fire protection service, according to Insurance Service Office (ISO) Commercial Risk Inc. The adequacy of fire protection is evaluated by ISO through the use of the Grading Schedule for Municipal Fire Protection. The schedule provides criteria to be used by insurance grading engineers in classifying the fire defenses and physical conditions of municipalities. Gradings obtained under the schedule are Chapter 6 - Page 4 �used throughout the United States in establishing base rates for fire insurance. While ISO does not presume to dictate the level of fire protection services that should be provided by a municipality, reports of surveys made by its Municipal Survey Office generally contain serious deficiencies found, and over the years have been accepted as guides by many municipal officials in planning improvements to their fire fighting services. The grading is obtained by ISO based upon their analysis of fire department equipment, alarm systems, water supply, fire prevention programs, building construction, and distance of potential hazard areas. such as the central business district, from a fire station. In rating a community, total deficiency points in the areas of evaluation are used to assign a numerical rating of 1 to 10, with 1 representing the best protection and 10 representing an essentially unprotected community. Emergency Medical Services : Both the City oflshpeming Ambulance and Marquette General Hospital provide emergency medical services in the City of Negaunee. The City oflshpeming has two ambulances and 21 personnel available, while MGH has three ambulances with nine full-time and six part-time personnel. Both services are staffed by paramedics, providing the highest level of life support, with the ability to transport and treat patients. Recreation : Recreational facilities and programs will be discussed in detail in Chapter 8 of this plan. The City provides a wide range of recreational facilities to its residents and visitors, and the recently-approved grant from the Michigan DNR will enable the cities of egaunee and Ishpeming to greatly expand the amount ofrecreational opportunities available locally. Transportation: Transportation facilities include streets, roads, bridges, railroads, airports. public transit, etc. Chapter 9 of this plan presents a detailed discussion of the City· s transportation system, and the overall transportation system which serves the community. 6.3 Public Buildings City Hall: Negaunee City Hall was built in 1915-1920 at a total cost of$62 ,500. Located at 100 Silver Street, the building houses the police department, municipal library, utility billing office, and offices for city staff. Two meeting rooms and the former court room/City Council chambers are located on the second floor. A number of local boards and commissions, such as the Planning Commission, Cable Board/Library Board, Board of Review, etc. hold their regular meetings at City Hall. Although old, the building is in good physical condition. New double pane windows were installed throughout the building in the 1980s, the roof was repaired, and a new natural gas furnace was installed. A number of relatively minor maintenance items have been identified, including painting, patching of walls, new plumbing fixtures, drop ceilings, carpet, window blinds, etc. A complete list of needed repairs has been developed, and the City is budgeting several thousand dollars each year towards completion of the items on the list. It appears that most offices have adequate space; however, a concerted effort is needed to remove unneeded records and other items, and generally clean up all rooms in order to increase the amount of usable space. Chapter 6 - Page 5 �The main floor of City Hall is accessible in accordance with the Americans with Disabilities Act (ADA). as a result of a wheelchair ramp to the north side of City Hall (library entrance) which was added in 1994. Other improvements at this time included a unisex handicapped-accessible restroom in the library, and the addition of a door connecting the library to other City Hall offices on the main floor. This allows disabled persons access to the library, utility billing office, treasurer's office, and the clerk's and accountant's offices. A meeting room is also available in the library if needed for meeting with disabled individuals. City Council meetings are no longer held in the City Council chambers in the second floor of City Hall, due to lack of ADA accessibility on the second floor. City Council meetings are now held at the Negaunee Senior Center, with special Council meetings occasionally held at the Library. Municipal Library: Located in Negaunee City Hall, the library serves about 7,000 people from the City of Negaunee and Negaunee Township. The library has a collection of about 30,000 books. and shares a rotating collection of video and audio tapes through a library cooperative. At any one time, 30-40 videotapes and 50-80 audio tapes are available for loan. Three Pentium computers are available for Internet access, or other use, with a fourth computer ordered as of spring, 1998. A copier and fax machine are available for public use for a nominal fee. Books not available at the Negaunee Public Library are available through interlibrary loan. There is no charge for a Negaunee Public Library card, although there is a $2 charge to replace a lost library card. The library employs two full-time librarians and a part-time library assistant, and is open Monday and Wednesday from 9 a.m. to 8 p.m., Tuesday, Thursday and Friday from 9 a.m. to 5 p.m., and Saturdays from September through May from 9 a.rn. to noon. Public Works: The current Public Works facility was built in the early 1960s, after the previous facility was abandoned due to caving. The facility is located at 600 Cherry Street, and includes a block building which houses the Department of Public Works Administrator's office, electric utility/cable office, water/sewer office, and the DPW clerk's office. A storeroom for tools and materials is located in the building, along with a sign painting area, and locker room/shower facility. Attached to this block building is the maintenance garage and vehicle storage area. Other buildings include a transformer storage facility, tar warehouse, Quonset-style building and mower building. A 30 x 80-foot pole building is scheduled for construction in 1998. This will provide additional vehicle storage space, especially in the winter. In 1996-1997, new vinyl siding was installed on the block building, and the maintenance garage was repainted. Three underground fuel storage tanks used were removed in 1996, and no leaks or presence of petroleum products have been discovered. The Public Works buildings are all in compliance with ADA. With the addition of the new pole barn in 1998, space for City departments will be adequate, and no further needs other than routine maintenance have been identified. Negaunee Senior Center: The Negaunee Senior Center is located at 410 Jackson Street. Built in 1982, the original building was 60 x 80 feet. In 1989 a 30 x 60 foot recreational room was Chapter 6 - Page 6 �added. and in 1996 a wall was added to create two offices. The building is used daily from 8:30 a.m. to 4 p.m. for senior citizens' activities; Negaunee City Council meetings are held at the Senior Center due to lack of ADA accessibility at City Hall. The building is occasionally rented to seniors for private activities, and is used for card games and other social functions. Storage space is limited, and parking is inadequate for current usage. More handicapped parking is also needed. Negaunee Ice Arena: Built in 1986, the Negaunee Ice Arena is located at 141 Rail Street. It seats 800 people, and has a 200 x 80 foot ice rink. The building is used for youth and :1dult ice hockey, public skating, social events such as birthday parties and wedding receptions, meetings and conferences, and a supervised play area for children. The Ice Arena also serves as the polling place for Precinct No. 1. A new chiller/compressor system was installed in 1997, and there are plans to renovate the second floor mezzanine area to allow for additional seating, viewing and filming. The building is in compliance with ADA. Identified needs include expanding the locker rooms, installing shower facilities , adding a referee changing room, enlarging the parking lot and adding office space. An updated Zamboni will also be needed in the future. Band Shell: Built in the 1920s, the Negaunee bandshell is located at the comer of Case and Kanter streets. The building is no longer usable as a band shell. since the front doors can no longer be opened. In 1991, the City contracted with a local architectural/engineering firm for an analysis of the structure. At that time it was estimated that renovation of the structure would take just over $79,000. The building is currently used only to store band instruments and sheet music, and as a practice facility. Space is limited, and the building is not handicapped accessible. The City band and the City have begun to set aside funds for future construction of a new facility that would serve not only as a practice facility and venue for outdoor band concerts, but also for outdoor plays or other community events. Former Watenvorks Building: This building, located at the intersection of Croix Street and U.S. 41/M-28, formerly housed the pumping equipment for the City's water system. Although overall construction is solid, some repairs are needed. The structure is not handicappedaccessible. and the multiple levels inside the building make accessibility difficult. The Master Plan for the Teal Lake Park suggested that the building may be able to be used in connection with the park. The building is located on land purchased using recreation grant funds when Tea! Lake Park was developed, which restricts the City's ability to sell the property. Cemetery: The City of Negaunee Cemetery is located on approximately 80 acres of City-owned land in the northeast comer of the City, off CR 492. The area is fenced, and about 60 acres are in use or suitable for future use. This cemetery location was established in 1910 after the original cemetery, located in the general area of the Prince Street extension by the DPW garage/warehouse, was closed due to caving. Approximately 6,200 bodies were transferred to Chapter 6 - Page 7 �the present location; as of March, 1998, there were over 19,600 burials in the cemetery, including transfers. A building housing the sexton's office and equipment garage was built in 1990. The building contains a break room, workshop, and a large garage for equipment storage. The combination chapel, vault and storage facility was built in 1997, replacing a building that collapsed under heavy snow load. The vault area can hold 27 cadavers, and the vault and chapel are separated from the equipment storage area by a cement block wall. City officials feel there is a need to plat more of the fenced area, since existing planed sites are diminishing. The water system should have an ongoing replacement/maintenance program, and the roads in the cemetery should be signed and resurfaced or patched in places. Work is currently underway to computerize the burial records. The site is several miles from a gas station, meaning that equipment, such as a backhoe, must be refueled using 5-gallon containers. An above-ground fuel storage tank could alleviate this problem. Additional vehicle storage may be needed in the future, primarily for winter needs. An addition to the garage on the sexton' s building would be one potential solution. 6.4 Other Public Facilities and Services Educational Facilities: The City of Negaunee is a part of the Negaunee School District, which also includes Negaunee and Richmond townships. The total area of the district is about 109 square miles. with a population of about 8,000 people. Negaunee Public Schools operates four schools: egaunee High School, grades 9-12 ; Negaunee Middle School. grades 6-8; and Lakeview and Pineview elementary schools, grades K-5. Pineview Elementary also houses a preschool program for children from three months of age. All of these schools are located in the City of egaunee, except for Pineview Elementary, which is located in Palmer. Enrollment in the Negaunee Public Schools has dropped since K.I. Sawyer AFB closed, with the peak enrollment occurring in 1994. The district-wide enrollment trend since 1990 has shown generally increasing enrollment through 1994; from 1995 through 1998, enrollment dropped to below 1990 levels. The sharpest enrollment declines occurred between 1994 and 1995, and between 1996 and 1997, but the decline appears to have tapered off. Chapter 6 - Page 8 �TABLE 6-1 NEGAUNEE SCHOOL DISTRICT ENROLLMENT, 1990-98 Year % Change from Previous Year Enrollment 1990 1674 -- 1991 1663 -0.7 1992 1690 1.6 1993 1703 0.8 1994 1753 2.9 1995 1707 -2 .6 1996 1668 -2.3 1997 1625 -2.6 1998 1620 -0.3 Source: Negaunee Public Schools, 1998 School district officials have not identified any major needs or deficiencies with regard to educational facilities in Negaunee. Routine maintenance projects are carried out on an annual basis, with such projects as resurfacing and expansion of the high school parking lot and development of a pedestrian walkway planned for the future. An outdoor physical education facility may be developed on the north side of the high school in the future. Local residents looking for higher education opportunities can turn to Northern Michigan University, located about ten miles from Negaunee in the City of Marquette. Northern offers baccalaureate and masters ' degree programs, as well as technical training in a variety of fields . Other institutions of higher learning in the Upper Peninsula include Bay de Noc Community College in Escanaba, 65 miles away; Gogebic Community College in Ironwood; Michigan Technological University in Houghton; and Lake Superior State University in Sault Ste. Marie. Health Care: The City of Negaunee is located in close proximity to two hospitals, Bell Memorial in the City ofishpeming and Marquette General in Marquette. Marquette General Hospital has 397 beds, while Bell Memorial Hospital has 69 beds. Physicians in the area provide a broad spectrum of health care services, including cardiology, dermatology, urology, obstetrics/gynecology, pediatrics, etc., along with family practice. Dentists, optometrists and ophthalmologists, and other specialties round out the range of choices for local residents, and home care and hospice services are available from offices located in Marquette. In February, 1998, the egaunee Medical Associates clinic, associated with Marquette General Hospital , opened in the City of egaunee. This is a family practice clinic. The Teal Lake Chapter 6 - Page 9 �r 7 Medical Clinic, affiliated with Bell Memorial Hospital, provides family practice and obstetrics services to local residents. Telephone Service: Ameritech provides local telephone service to the City of Negaunee and surrounding area. Local residents and businesses may choose from many long distance service providers which serve the area. There are also several providers of local access numbers for Internet service in the Marquette-Negaunee-Ishpeming urban area. Natural Gas Service: Southeast Michigan Gas Company (SEMCO) provides natural gas service throughout the City of Negaunee and in the surrounding area. All area of the City have access to natural gas if they choose to hook up. 6.5 Issues and Opportunities Following the completion of the current water system improvement project, there will still be deteriorated or undersized water mains in need of repair or replacement. There is a significant amount of infiltration into the City' s sewer mains, greatly increasing the volume of effluent which must be treated by the wastewater treatment plant. These deteriorated mains can also provide the opportunity for untreated effluent to enter the groundwater under certain conditions. The existing sewer interceptor crosses caving grounds, and also experiences significant infiltration. Relocation of this interceptor could prove very costly; however, the current location poses a potential hazard. Some residents of the City are not hooked up to the municipal sewer and water systems. As long as private wells and septic systems continue to provide safe and sanitary facilities for these households, there is no need for concern; however, if wells or septic systems fail, there may be a need to extend municipal service in the future . The Negaunee Fire Hall is in need of repairs, including a new roof, cement work, paint, etc. An extensive list of needed repairs, most of them relatively minor, has been identified for Negaunee City Hall. The Negaunee Senior Center is in need of additional storage space, and current parking is inadequate for the Center' s needs. ' Several expansion and improvement projects are needed at the Negaunee Ice Arena, including locker room expansion, showers, parking, office space, etc . Chapter 6 - Page I 0 �The existing bandshell has experienced significant deterioration. and it is no longer usable as a site for concerts or other activities. It appears that the cost of repairing the structure would exceed its value. The Negaunee Cemetery has several needs. including additional platting. road repairs, water system repairs, etc. The Negaunee Public Schools have experienced a decline in enrollment over the past few years, although this decline appears to have leveled off. A further drop in enrollment could result in curtailment of programs, staff cutbacks, etc.; however, the development of new housing in the City and adjacent areas may bring an increase in students . • Chapter 6 - Page I I �7.0 HOUSING 7 .1 Introduction The housing characteristics of the City of Negaunee are important elements of the comprehensive plan. The physical location of housing determines the location and cost of many public services and facilities. Also, housing characteristics are related to the social and economic conditions of the community's residents. The information presented in this chapter will provide City officials with information about the current housing stock, and will help identify significant changes which have occurred in the housing needs. Information is presented about structural and occupancy characteristics. The goals. policies and objectives at the end of the plan address the City's housing needs, including priorities, activities to be undertaken, and sources of funding. 7.2 Housing Characteristics I I • Housing Unit Trends: According to the 1990 Census, there were 2,067 housing units in the City of egaunee. This represented a slight drop from the 1980 Census, when there were 2,143 housing units in the City. From 1970, when there were 1,896 housing units, to 1990, the number of housing units in the City increased by nine percent. Countywide, there was an increase of 41.8 percent in the housing stock, with the vast majority of this increase (39.4 percent) occurring during the 1970s. The CUPP AD Region also experienced significant housing growth over the 20-year period, with the majority of the growth occurring in the 1970s, as shown in Table 7-1. TABLE 7-1 TOTAL HOUSING UNITS, SELECTED AREAS, 1970-1990 % Change, Area City of Negaunee 1970 1980 1970-80 1990 % Change, % Change, 1980-90 1970-90 1,896 2,143 13.0 2,067 -3.6 0.9 Marquette County 21,898 30,530 39.4 31,049 1.7 41.8 CUPPAD Region 61,798 80,271 29.9 85,650 6.7 38.6 Source: U.S. Bureau of the Census, 1970, 1980, and 1990 Census of Housing, General Housing Characteristics, Michigan Occupancy and Tenure: Nearly all of the City ofNegaunee's housing units (93.4 percent) were occupied in 1990. according to the Census. This contrasts with figures for surrounding townships, where camps and other seasonal dwellings result in much lower occupancy figures in some cases. Countywide, 81. 9 percent of housing units were occupied in 1990, while the regional figure was less than 80 percent. Chapter 7 - Page 1 I �1 r Of the occupied housing units, two-thirds were owner-occupied, while the remainder were renteroccupied. This is typical of a city, where the availability of municipal services such as water, sewer and public transportation, combined with the proximity to shopping and services, make multiple-family dwellings more feasible. Multiple-family structures are rarely found in outlying rural areas. Marquette County as a whole has an even lower percentage of owner-occupied housing, at 64.2 percent. Statewide, 72.8 percent of occupied housing units are owner-occupied. Table 7-2 shows 190 figures for occupancy and tenure. TABLE 7-2 TOTAL HOUSrNG UNITS, OCCUPANCY AND TENURE, 1990 Marquette County City of Negaunee CUPP AD Region Units Number Percent Number Percent Number Percent Total Units 2,067 100.0 31,049 100.0 85,650 100.0 Occupied 1,931 93.4 25,435 81.9 66,996 78 .2 Owner 1,286 66.6 16,332 64.2 48 ,760 72.8 Renter 645 33.4 9, 103 35.8 18,236 27 .2 136 6.6 5,614 18.1 18,654 21.8 For Rent 41 2.0 449 1.5 1,177 1.4 For Sale 16 0.8 237 0.8 837 1.0 Rented or Sold, not occ. 13 0.6 185 0.6 544 0.6 Seasonal, recreational or occasional use 10 0.5 4,079 13.1 13,547 15.8 Other 56 2.7 664 2.1 2549 3.0 Vacant Source: U.S . Bureau of the Census, STF IA, H003 and HOOS. In 1990 there were 136 vacant housing units in the City of Negaunee, representing 6.6 percent of the total housing stock. Of these vacant units, 57 were available for rent or sale, as shown in Table 7-2 . The remainder of the vacant units were rented or sold but not yet occupied, were held for seasonal, recreational or occasional use, or were vacant for other reasons. The proportion of seasonal housing units in the City is relatively low, especially when compared to the County as a whole and the Region. The presence of camps and other seasonal dwellings in more rural areas results in a figure of 13.1 percent of the County's housin~and 15.8 percent of the region's housing being used for seasonal or recreational use. The rental vacancy rate, computed by comparing the number of units for rent to the total number of rental units was 6.0 percent in 1990. In 1997, several developers leased housing at the former K.I. Sawyer Air Force Base near Gwinn, and began to rent housing units to the public. These Chapter 7 - Page 2 �housing units range from single-family structures to units in multiplexes, and rent generally includes all utilities. The rental rates at Sawyer are low enough in comparison to rents in the urban corridor that tenants are being drawn away from the urban area, and some landlords are experiencing higher than normal vacancy rates. The vacancy rate for available owner-occupied homes was only 1.2 percent in 1990. The local housing market appears strong; when houses are listed for sale, they do not remain on the market long. Mining company ownership of much of the land area in the City of Negaunee, combined with the presence of caving grounds, has limited the ability to develop new housjng in the City. As of early 1998, however, two new subdivisions are being planned, which will add about 65 new single-family homes to the City's housing stock. Units in Structure: About two-thirds of the City"s housing units are single-family homes. The vast majority of these are single-family detached, as shown in Table 7-3, while 19 are identified as single-family attached units. Attached units consist of dwelling units attached to nonresidential structures, such as the owner of a business living in the upstairs or an attached apartment, or structures containing two or more owners-occupied dwellings. Just over 13 percent of the City's housing stock is in two-unit structures, while another 82 units are in structures with three or four dwelling units. The number of housing units in the City which are located in multiple-unit structures reflects the relatively high proportion of rental units in the City and the more urban nature of the community. Whereas strnctures with more than three or four units are uncommon in rural areas, Negaunee contains units in structures with as many as 50 or more units. 13.6 percent of the City's housing units are in strnctures with five or more units. A new assisted living facility is planed for completion in 1999, adding 20 units for those persons requiring some level of assistance while still living in an apartment-like setting. Mobile homes make up two percent of the housing stock in the City, a much lower proportion than in adjacent townships or the County as a whole. The 1990 Census showed 41 units, or two percent of the housing stock in the City of Negaunee. as "other." This category refers to living quarters occupied as a housing unit that does not fit other categories; examples are houseboats, railroad cars, campers, and vans. Few, if any, of such units have been observed in the City, and it would appear that the number of "other" units reflects either a reporting error or a tabulation error. High numbers of "other" structures were also repo1ted in adjacent townships. The 1980 Census did not identify any "other" housing units. Chapter 7 - Page 3 �1 r TABLE 7-3 UNITS IN STRUCTURE, SELECTED AREAS, 1990 Marquette County City of Negaunee Units Number Percent Number CUPP AD Region Percent Number Percent I, detached 1,333 64.5 20,005 64.4 61 ,240 71.3 l , attached 19 0.9 1,542 5.0 1,881 2.2 276 13 .2 2, 165 7.0 4,710 5.5 3 or 4 82 4.0 1,204 3.9 2,206 2.6 5 to 9 115 5.6 1,083 3.5 1,862 2.2 10 to 19 83 4.0 957 3. 1 1,514 1.8 :rn to 49 I 0. 1 542 1.7 1,032 1.2 50 or rrfore 80 3.9 537 1.7 1,152 1.3 Mobile home or trailer 37 1.8 2,330 7.5 7,344 8.6 Other 41 2.0 684 2.2 2,709 3.2 Total 2.067 100.0 31,049 100.0 85 ,650 100.0 2 Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, STF IA , H041 Age of Housing: More than half of the City ofNegaunee's housing was built prior to 1940, according to the 1990 Census, making these houses at least 50 years old at the time of the Census. Since that time, the only decade which has seen significant housing construction has been the 1970s, with about 300 homes or about 15 percent of the total housing stock. As mentioned previously, the lack of available, suitable sites for new residential development has severely hampered the development of the City, and has been a major factor in the lack of newer housing in the City. The majority of the homes in the City of Negaunee were built in 1939 or earlier (median year built was 1939). Those homes are now nearly 60 years old or older. While the housing stock in the City of Negaunee appears to be generally well-maintained, it should be noted that older housing is more prone to deterioration if routine maintenance is neglected. Furthermore, older housing may not always meet the needs of an aging population, since many older homes are more than one story, with narrow doors, small bathrooms and other characteristics which may make them less desirable for older residents. The routine maintebance associated with older homes may be more than some older residents want to deal with as well. Table 7-4 shows the age of housing in the City of Negaunee compared to Marquette County and the region. As a whole, Marquette County's housing stock is newer (median year built 1970), Chapter 7 - Page 4 �although nearly 30 percent of the housing stock was built prior to 1940. Most of this older housing is concentrated in the three cities. Marquette County experienced a housing boom during the 1970s with 26 percent of the housing stock constructed in that decade. TABLE 7-4 HOUSING UNITS BY YEAR STRUCTURE WAS BUILT, SELECTED AREAS, 1990 City of Negaunee Number Marquette County Percent Number CUPP AD Region Percent Number Percent 1980 to March 1990 185 9.0 3,270 10.5 l l ,553 13.5 1970 to 1979 308 14.9 8, 110 26.1 20,048 23.4 1960 to 1969 167 8.1 4,160 I 3.4 9,606 11.2 1950tol95 9 .).) l"" 6.4 4, 152 13.4 9,740 11.4 1940 to 1949 93 4 .5 2, 146 6.9 7,319 8.5 1939 or Earlier I, 181 57.1 9,211 29.7 27,384 32.0 Total 2,067 100.0 31,049 100.0 85 ,650 100.0 Source: U.S. Bureau of the Census, 1990 Cen sus of Population and Housing. STF 3A, H25 Building permit information collected by Marquette County in the 1990s shows that few new homes have been constructed in the City since 1990. This is not surprising given the lack of available sites for new development. There has been significant investment in additions to and rehabilitation of existing housing, as shown in Table 7-5. Figures for new construction for 1999 and subsequent years should increase to reflect the development of two new subdivisions in the City, which will involve a total of about 65 residential lots. Both these subdivisions are located on land purchased from mining interests in the City. Chapter 7 - Page 5 �1 r TABLE 7-5 BUILDING PERMITS ISSUED, CITY OF NEGAUNEE, 1991-1998 Addition/ Rehabilitation New Residential Construction Total Value Permits Total Value Year Permits 1991 7 359,500 2 4,500 1992 8 303 ,000 7 27,400 1993 5 250,000 4 65 ,000 1994 7 411,000 14 [61 ,400 1995 2 90,000 [5 113.000 1996 3 104.000 8 88,900 19Q7 6 722 ,000 6 24.600 [998 4 402,550 10 133.600 Source: Marquette County Resource Management & Development Dept. , 1991-1997 Household Type and Relationship: The U.S. Census categorizes households into three types: family households, non-family households, and group quarters. A family household is one containing two or more persons related by birth. marriage or adoption. A non-family household is a person living alone or with non-relatives only. Group quarters consists of living quarters such as prisons, dormitories, nursing homes, etc., where the individual units do not include all of the facilities for cooking, eating, etc. In 1990, all of the City's 4,741 residents lived in households, with none living in group quarters, according to the 1990 Census (Table 7-6). The percentage of persons living in households was higher than the region and the State. Approximately 87 percent lived in family households while the remaining 12.5 percent lived in non-family households. The proportion of persons in family households was higher than the County and region, while the proportion of people living in nonfamily households was lower. However, the proportion of persons living alone was higher than both the County and state. 6.4 percent of County residents and 3.5 percent of the region's population were in group quarters. Since the 1990 Census, the Eastwood Nursing Center has opened in Negaunee, which will result in about 100 persons in group quarters in future Censuses. It should also be noted that the relatively high proportion of the County's population in gr~mp quarters is influenced by the presence of the Marquette Branch Prison, Northern Michigan University, and K.I. Sawyer Air Force Base. Several hundred military personnel lived in dormitories at K.I. Sawyer; the closure of the base will decrease the number of people in group quarters Countywide. Chapter 7 - Page 6 �TABLE 7-6 HOUSEHOLD TYPE AND RELATIONSHIP, 1990 City of Negaunee Units Percent Number Percent CUPPAD Region Number Percent Total Persons 4,741 100.0 70 ,887 100.0 177 ,692 100.0 In Households 4,741 100.0 66,359 93 .6 171 ,279 96.-+ 4,147 87.5 57,073 80.5 150,475 84.7 Householder 1,346 28.4 18,054 25 .5 47 ,520 26.7 Spouse 1,109 23.4 15, 143 21.4 39,921 22 .5 Child 1,515 32.0 21 ,790 30.7 55 ,195 31.1 Grandchild 60 1.3 434 0.6 I , 165 0.7 Other Relatives 80 1.7 860 1.2 2,336 1.3 Non-Relatives 37 0.8 792 I.I 4,338 2.4 In Non-Family Households 594 12 .5 9,286 13 .1 23 ,141 13 .0 Householder Lives Alone 548 11.6 5,984 8.4 16,714 9.4 Householder Not Alone 22 0.5 1,397 2 .0 2,762 1.6 Non-Relatives 24 0.5 1,905 2 .7 3,665 2.1 0 0 4,528 6.4 6,303 3.5 Institution 0 0 1,528 2.2 2 ,986 1.7 Other 0 0 3,000 4.2 3,317 1.9 In Family • Number Marquette County In Group Quarters Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, P017 The most notable change in the household characteristics in the City of Negaunee between 1980 and 1990 is the increase in non-family households, particularly persons living alone (Table 7-7). While Negaunee mirrors a national trend toward fewer married-couple families, more singleparent households, etc., the number of one-person households and elderly persons living alone is high in comparison to other areas. In Marquette County, for example, 23 .5 percent of all households were one-person households, and 10.0 percent of all households consisted of a person 65 or over living alone . Statewide, these figures were 23.7 percent and 9.3 percent, respectively, while in the City of Negaunee 28.9 percent of households were one-person households, and 17.4 percent were a single person 65 or over. The number and proportion of single-parent families increased over the past decade, with female-headed households (no husband present) making up 9.4 percent of all households in 1990 compared to 7.9 percent in 1980. Male-headed households, no wife present, increased from 2.3 percent in 1980 to 2.5 percent in 1990. Chapter 7 - Page 7 �TABLE 7-7 HOUSEHOLD CHARACTERISTICS, CITY OF NEGAUNEE, 1980-1990 1980 Household Type Family Households Number 1990 Percent Number Percent 1,462 74.4 1,320 68.4 1,261 64. 1 1,089 56.4 156 7.9 182 9.4 -+5 2.3 49 2.5 504 25 .6 611 31.6 Householder Living Alone 449 22 .8 557 28.9 Householder 65 or Over 24-+ 12.4 335 17.4 1,966 100.0 1,931 100.0 Married-Couple Family Female Householder Male Householder Non-Family Households Total Households Average Household Size 2 .63 2.46 Source: U.S. Census, 1990 Census of Population and Housing, STF IA , P003 , P0I6, and HOl7A ; and 1980 Census of Population and Housing, STF I, 003 , 0 I 6, 022. and 035 . Household Size: The number of persons per occupied housing unit in the City decreased from 2.63 in 1980 to 2.46 in 1990, as shown in Table 7-8. The City's 1990 figure was less than the figures for the County and the CUPP AD region. The number of persons per occupied housing unit also decreased in the CUPP AD region, while it increased slightly in the County. The County figure was influenced by the presence of K.I. Sawyer AFB , where the average household size was larger due to the number of families with children at the former base. It would be reasonable to expect the County figure to drop in the 2000 Census. The decrease in household size in the City of Negaunee follows a nationwide trend towards smaller households, which is primarily a result of more one-person households and smaller family sizes. Chapter 7 - Page 8 ?, �TABLE 7-8 PERSONS PER HOUSEHOLD, 1980 AND 1990 Persons Per Household Area 1980 1990 City of Negaunee 2.63 2.46 Marquette County 2.49 2.61 CUPP AD Region 2.78 2.64 Source: U.S. Bureau of the Census, 1990 Census of Population & Housing. 1980 & 1990. Housing Values and Rents: The median housing value of owner-occupied homes in the City in 1990 was $38,400, according to the 1990 Census. This figure was lower than many of the surrounding townships, which could likely have been a function of the amount of older housing in the City versus the newer construction in the townships. The City 's figure was also lower than the County and regional median values of $44,800 and $40,050, respectively. It should be noted that the housing value information in the Census is based on the answers to Census questions, not actual sales data. The answers are therefore somewhat subjective; in 1990 this information was included only on the long form, so sampling error can become an issue in small communities. • The median contract rent for the City of Negaunee, according to the 1990 Census, was $239 per month. This figure was lower than the Countywide median of $273 per month, and slightly higher than the regional median contract rent of $236 per month. Table 7-9 shows that the majority ofrenter households in the City pay rent in the range of $200 to $299 per month. A relatively small proportion of the City ' s residents pay very low or very high rents. Chapter 7 - Page 9 �TABLE 7-9 CONTRACT RENT, SPECIFIED RENTER-OCCUPIED HOUSING UNITS, 1990 City of Negaunee Number Value Marquene County Percent Number CUPP AD Region Percent Number Percent Less than $100 17 2.7 201 2.3 655 3.8 $100 to $149 70 10.9 601 6.7 1,529 8.8 $150 to $199 112 17.5 882 9.9 2,225 12.7 $200 to $249 141 22.0 1,474 16.6 3,339 19. 1 $250 to $299 153 23 .8 1,381 15 .5 3,027 17.3 $300 to $349 81 12.6 1,051 11.8 1,998 11. ➔ $350 to $399 34 5.3 783 8.8 1,320 7.6 S ➔ 49 3 0.5 627 7 .0 806 4.6 $450 to $499 3 0.5 318 3.6 386 2.2 $500 to $549 0 0.0 107 1.2 149 0.9 $550 to $599 2 0.3 86 1.0 95 0.5 $600 to $649 0 0.0 44 0.5 61 0.3 $650 to $699 0 0.0 ?"' _., 0.3 36 0.2 $700 or More 0 0.0 27 0.3 22 0.1 No Cash Rent 26 4.1 1,294 14.5 1,812 10.4 642 100.0 8,899 100.0 17,460 100.0 $400 to Total Source: U.S . Bureau of the Census, 1990 Census of Population and Housing, STF 1A, H032 . Public Housing: There is one public housing development in the City of Negaunee, which is administered by the City of Negaunee Housing Commission. Lakeview Annex, located at 98 Croix Street, contains 20 one bedroom apartments for elderly residents. 7.3 Financial Characteristics In 1989, about 13.6 percent of the population of the City o,fNegaunee was below the poverty level. About three quarters of the population in poverty was under 65 years of age. The number of residents in poverty was slightly higher than the proportion at the County and regional levels, but the proportion of persons at 200 percent of the poverty level was higher than the County or reg10n. These figures are summarized in Tables 7-10 and 7-11 below. Chapter 7 - Page I 0 �Table 7-10 PERSONS BY POVERTY STATUS BY AGE, CITY OF NEGAUNEE, 1989 Below Poverty Level Above Poverty Level Year Under 55 Years 55 Years & Over Total Total 3,362 472 3,834 726 172 898 4,088 644 4.732 Source: U.S. Bureau of the Census, 1990 Census of Poi;,ulation and Housing. STF 3A. Pl 17. Note: The figures shown in this and other tables including poverty statistics represent only those persons for whom poverty status is determined ; in the case of the City of Negaunee that number is 4,732. TABLE7-ll PERSONS BY POVERTY STATUS, SELECTED AREAS, 1989 City of Negaunee Number • Marquette County Percent Number CUPPAD Region Percent Number Percent Below 50% of Poverty Level 214 4.5 2,842 4.3 6,967 4. 1 Between 50% & 99% 430 9. 1 5,530 8.3 15,187 9.0 Between 100% & 149% 384 8. 1 7,250 10.9 19,445 11.5 Between 150% & 199% 490 10.4 7,854 11.8 20, 187 11.9 200% & Over 3,214 67.9 42,922 64.7 107,876 63.6 Total 4,732 100.0 66,398 100.0 169,662 100.0 Source: U.S. Bureau ofthe Census, 1990 Census ofPoi;,ulation and Housing, STF 3A, Pl21. Income levels in the City of Negaunee, according to the 1990 Census, were slightly below income levels Countywide and well below state median levels. The poverty level for all persons was slightly higher in the City than the statewide level, while the proportion of families below the poverty level was actually slightly lower than state and county levels. Chapter 7 - Page I I �1 TABLE 7-12 INCOME LEVELS , SELECTED AREAS, 1989 Median Income Income Below Poverty Level Household Family Per Capita Income City of Negaunee $ 23.345 $30,026 $ 10,692 13.6 9.8 Marquette County 25,137 30,249 11,025 12 .6 10.7 Michigan 31 ,020 36,652 14.154 13 . 1 10.2 Area % of Persons % of Families Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A; P080A, P 1 14A, P 107 A and Pl23. A common measure of the affordability of a community's housing stock is the percentage of income spent on housing related costs. Generally, no more than 25 percent to 30 percent of the household income should be used for these costs. In the City of Negaunee, approximately 46 percent of the renter-occupied households paid more than 25 percent of their income for rent in 1989, while 37 percent paid more than 30 percent. as shown in Table 7-13. In terms of owner-occupied housing units, nearly 20 percent of homeowners in the City paid more than 25 percent of their income for housing costs in 1989, as shown in Table 7-14. Fifteen percent of owner-occupied households paid more than 30 percent of the gross income for housing. TABLE 7-13 HOUSEHOLDS BY GROSS RENT, AS A PERCENTAGE OF HOUSEHOLD INCOME IN 1989, CITY OF NEGAUNEE Household Income < 20% 20-24% 25-29% 30-34% Over 35% 6 5 26 35 160 $10,000 to $19,999 56 26 26 12 16 $20,000 to $34,999 172 24 5 0 0 $35 ,000 to $49,999 32 0 0 0 0 2 0 0 0 0 268 55 57 47 176 Less than $ I 0,000 $50,000 or more Total Note: Gross rent is the sum of contract rent and utility costs. Source: U.S . Bureau of the Census, I 990 Census of Population and Housing. STF 3A , H050. Chapter 7 - Page 12 �TABLE 7-14 HOUSEHOLDS BY SELECTED MONTHLY OWNER COSTS, AS A PERCENT AGE OF HOUSEHOLD INCOME IN 1989, CITY OF NEGAUNEE Household Income < 20% Less than $10,000 8 20-24% 25-29% 30-34% Over 35% 21 84 14 118 0 31 $10,000 to $19,999 144 39 ,.,,., ..,.., $20.000 to $34,999 209 48 7 5 4 $35,000 to $49,999 257 19 4 0 0 $50,000 or more 165 6 2 0 0 Total 783 ..,.., I"" 54 19 153 Source : U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, H059. Note: Selected owner costs is the sum of real estate, taxes, property insurance, utilities, and regular monthly mortgage payments. 7.4 Selected Housing Characteristics • According to the 1990 Census, there were no housing units in Negaunee which lacked complete plumbing facilities. This figure compared to 3.7 percent for Marquette County and 4.3 percent for the CUPP AD region. The higher percentage of units lacking complete plumbing facilities in the County and region probably reflects the large number of seasonal units in outlying areas. Four units, or 0.2 percent, were reported to lack complete kitchen facilities, which was also well below County and regional levels. TABLE 7-15 SUBSTANDARD HOUSING, SELECTED AREAS , 1990 City of Negaunee Characteristic Number CUPPAD Region Marquette County Percent Number Percent Number Percent Lacking Complete Plumbing Facilities 0 0.0 1,140 3.7 3,680 4.3 Lacking Complete Kitchen Facilities 4 0.2 966 3.11 3,211 3.7 23 I.I 427 1.4 1,042 1.6 Overcrowded Source : U.S. Bureau of the Census, 1990 Census of Population and Housing. STF IA: H021 , STF 3A : H064, H042 . Chapter 7 - Page 13 �1 Of the occupied housing units in the City of Negaunee, 23, or 1.1 percent contained more than one person per room. The proportion of units with more than one person per room is lower in the City than both the County and the region. Units with more than one person per room are considered to be overcrowded; overcrowded housing and housing which lacks complete plumbing and/or kitchen facilities is considered to be substandard. The data presented indicates a relatively low level of substandard units in the City of Negaunee. The large number of seasonal units"in the County and region as a whole probably account for the bulk of the substandard housing reported in those areas, making those figures deceptively high. In 1990, nearly all of the City' s housing units relied on the municipal water system as a source of potable water, as shown in Table 7-16. The remaining housing units in the City relied on private wells or other sources; these units are located in the outlying areas of the City, at some distance from the nearest water lines. The high proportion of housing units relying on public system reflects the availability of the municipal water system in the City, while figures for the County and region include units in outlying areas where no public water source is available. TABLE 7-16 SOURCE OF WATER FOR HOUSING UNITS, SELECTED AREAS , I 990 City of Negaunee Sot1rce Marquette County Percent Number Number CUPP AD Region Percent Number Percent 2,021 97 .8 19,991 64.4 45,494 53.1 26 1.3 9,205 29.6 34,872 40.7 Individual Dug Well 6 0.3 1,142 3.7 3,201 3.7 Some Other Source 14 0.7 711 __ _:,.., ? 2,083 2.4 2,067 100.0 31,049 100.0 85,650 100.0 Public System or Private Company Individual Drilled Well Total Units Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, H023 . A similar situation exists with regard to the use of public sewer systems in the City (Table 7-17). The vast majority of the City's housing units are connected to the municipal sewer system. As with the water system, those units not located close to existing sewer mains are the ones served by on-site septic systems or other private systems. , Chapter 7 - Page 14 �TABLE7-17 SEW AGE DISPOSAL FOR HOUSING UNITS, SELECTED AREAS. 1990 City of Negaunee Source Public Sewer Septic Tank or Cess Pool Percent Number Number CUPP AD Region Percent Number Percent 2,011 97.3 18,457 59.5 41 ,993 -49.0 50 2.4 11 ,471 36.9 40,311 47.1 6 0.3 1,1211 3.6 3,346 3.9 2,067 100.0 31 ,049 100.0 85.650 100.0 Other Means Total Units Marquene County Source: U .S. Bureau of Census, 1990 Census of Population and Housing. STF 3A, H024 . In 1990, 78 percent of the occupied housing units in the City used utility gas for heat. This figure was higher than the figures of 60.0 percent for Marquette County and 57.2 percent for the CUPP AD region. and reflects the availability of natural gas throughout the City. Fuel oil and electricity, as well as wood and bottled gas. were also used as heating fuel in the City. According to SEMCO. the natural gas utility serving the area, as of 1998 about 85 percent of the City is connected to natural gas. • TABLE 7-18 OCCUPIED HOUSING UNIT HEAT! G FUEL. SELECTED AREAS. 1990 City of Negaunee Source Number Percent Marquene County CUPPAD Region umber umber Percent Percent 1,507 78.0 15 ,267 60.0 38.324 57.2 34 l.8 1,715 6.7 6, 159 9.2 Electricity 102 5.3 1,999 7.9 3,912 5.8 Fuel Oil, Kerosene, etc. 220 11.4 3,735 14.7 8,758 13 . 1 0 0.0 4 0.0 8 0.0 68 3.5 2,544 10 .0 9,486 14.2 Solar Energy 0 0.0 3 0.0 11 0.0 Other Fuel 0 0.0 102 0.4 251 0.4 No Fuel Used 0 0.0 66 .3 87 0.1 1.931 100.0 25.435 100.0 66,996 100.0 Utility Gas Bonled, Tank, or LP Gas Coal or Coke Wood Total Units Source: U.S. Bureau of the Census, 1990 Census of Population and Housing. STF 3A, H030. Chapter 7 - Page 15 �I 7.5 Issues and Opportunities The majority of housing units in the City of Negaunee are single-family detached units, although the City has a relatively high percentage of multiple-family structures. A slight drop in total housing units has occurred between the 1980 and 1990 Census; this drop is less than the rate of population decline. The vacancy rate for owner-occupied housing in 1990 was just over one percent, which indicates a scarcity of available units. The local real estate market appears fairly strong, with homes selling relatively quickly. The 1990 Census indicates 41 "other" housing units in the City, which is not consistent with local observations. It is unknown what this figure represents, but it is assumed to be a misinterpretation on the part of Census enumerators. More than half of the City's housing units were built prior to 1940, making them over 50 years old. Older housing is generally more prone to deterioration if routine maintenance is not performed. The number of building permits issued in the City for new construction has been relatively low in recent years. This reflects the lack of suitable sites for new development, as a result of caving grounds and ownership by mining interests. The City of Negaunee contains a relatively high proportion of one-person households, particularly with respect to households with a person 65 or over living alone. This figure has increased significantly between 1980 and 1990. As with many areas throughout the country, there has been a decrease in the average household size in the City of Negaunee. A relatively high proportion of local households are paying more than 25-30 percent of their gross income for rent or mortgage costs. This indicates a that many people may be having difficulty finding affordable housing; it also means that these individuals have less income remaining for other needs. There are very few units within the City of Negaunee which are potentially substandard, according to the 1990 Census data. Nearly all of the City's housing units are served by municipal water and sewer services. Those units which are not served are located at such a distance from the existing systems that service is not cost-effective. Chapter 7 - Page 16 �8.0 PARK AND RECREATION FACILITIES Existing parks and recreation sites, together with park and open space site facility recommendations for City of Negaunee are presented in this chapter. The purpose of this chapter is to provide the City with a comprehensive and sound working guide that will direct the maintenance, acquisition and development of parks and recreational facilities needed or desired to satisfy the demands of the City residents. This chapter is intended to integrate the City of Negaunee Recreation Plan into this comprehensive plan. However, the Recreation Plan should remain the primary document used by the City for any current and future park and recreation endeavors. A community recreation plan prepared in accordance with Michigan Department of Natural Resources guidelines is a comprehensive recreation plan for a local unit of government, valid for a five-year period, and is required to participate in federal and state recreational funding programs. Annually, under these recreational funding programs, funds are made available to local communities by the MDNR through a competitive grant application process. The application deadlines for applying for these grants are April 1st and September 1st. If a community's recreation plan has expired, it must be updated by the community and approved by the MDNR at least a month before these application deadlines to apply for a recreation grant. The City's current recreation plan is valid until 1999. • The first portion of this chapter provides an inventory of existing parks, recreational facilities, natural resource assets, and historically significant places located within the planning area . Recreational facilities located in surrounding communities, which may be used by City residents, are also identified in this section. The second portion of this chapter details the City's current and future recreational needs, which have been identified as necessary or desired to increase the quality of recreation opportunities offered locally. These needs were identified during the recreation planning process; however, since the plan is already four years old, discussion of projects to be included in the next plan has already begun. The final section of this chapter describes the recreational needs of the community in relation to standards set by the National Recreation and Park Association and Americans with Disabilities Act of 1990. 8.1 Existing Recreational Facilities From a recreation standpoint, it is important the City provide a broad range of recreational opportunities to local citizens, as well as tourists. When identifying existing facilities, it helps to understand the types of facilities present. The different types of facilities are described in general terms below. Mini-Park: A park containing specialized facilities that serve a concentration or limited population or specific group such as young children or the elderly. Chapter 8 - Page I �1 Neighborhood Park/Playground: An active recreation site incorporating one or more open space areas designed for field sport and providing play apparatuses. The open space areas should be able to serve the needs of both youths and adults. Community Park/Recreation Area: Area of diverse environmental quality. May include areas suited for intense recreational facilities such as athletic complexes and large swimming pools. May be an area of natural quality for outdoor recreation such as walking, viewing, sitting, and picnicking. Regional Park/Recreation Area: Area of natural or ornamental quality for outdoor recreation, such as picnicking, boating, fishing, swimming. camping, and trail uses. It may include play areas. These types of facilities tend to attract individuals from outside the community. Within the City ofNegaunee·s boundaries, there are many publicly owned park and recreation sites. These sites provide a wide spectrum of recreational opportunities that City residents and individuals living outside of the City can enjoy year-round. However, the lack of suitable sites as a result of caving areas and mining company ownership has limited the ability to develop additional recreation areas. Some sites have been lost or reduced in size due to past caving, such as Jackson Park, once over 30 acres in size. Existing Recreation Facilities, City of Negaunee City-owned and/or maintained sites: Negaunee Ice Arena: A 3.5-acre site, located at 411 Rail Street, containing a full-sized ice arena with restrooms, lobby, and four locker rooms. The arena seats 800 people, and is used for youth and adult ice hockey, public skating, social events such as birthday parties and wedding receptions, meetings and conferences, and a supervised play area for children. The site also contains a summer volleyball court, and a surfaced parking area. LaCombe Field: This 3.3-acre site is leased from CCI by the City. It contains one lighted softball field, restrooms and storage facility. There is also an open field used for football practice and soccer. Lions Field: This 2.1-acre site contains one baseball field, six lighted horseshoe courts, a basketball court, playground equipment, restrooms, concession area and storage buildings. The baseball field , restrooms and concession area are located on land owned by CCI and leased to the City. The remaining facilities are locate~ on City-owned property. Iron Town Field: This 5-acre site contains one baseball field, a concession area, restroom and storage building. The City also leases this site from CCI. Chapter 8 - Page 2 �Jackson Park: This site is owned by CCI and leased by the City. The 5-acre site contains a picnic area with 12 tables, playground equipment, two tennis courts and six horseshoe courts. It is located just west of the intersection of Gold St. and BR 28. Miner's Park: A 5-acre site located at the intersection of Maas St. and U.S . 41 , this park contains a picnic area, two lighted basketball courts, playground equipment, two horseshoe courts, a green open area, historical markers, and a volleyball court. This park is located on City-owned land. Teal Lake Waterfront: Twenty-one acres of City-owned property make up this park, located at the east end of Teal Lake just north of U.S . 41/M-28 . The park has a picnic area with six tables, I 000 feet of water frontage, fishing, a swimming area, and a boat launch. No gasoline motors are allowed on Teal Lake; boats with electric motors, sails or oars may be used. City Park I: This 1-acre site at the comer of Case and Kanter streets is the site of the City Band Shell, which is now used only for band practice and for storage. The structure can no longer be used as a bandshell, and repairs would be very expensive. The City has discussed demolishing the band shell and building a new one at another location. • Eastwood Playlot: This site contains a basketball court, playground equipment and open space. It is made up of four lots totaling about one acre, two of which are City-owned and two of which are leased from CCI. The play lot is located on Sunset Drive in the northeast comer of the City. Buffalo Hills Park: This 1-acre site is leased by the City from CCI, and contains a basketball court, playground equipment and open space. The park is located along New Buffalo Road in the eastern part of the City. Ann Street Park: Located near the intersection of Ann and Alice streets, this I-acre site has a basketball court and playground equipment. The land is owned by CCI and leased by the City. City Park II : Playground equipment is located on this I-acre, City-owned site. This site is located on Tobin Street next to the Negaunee Senior Citizen Center. Naturbahn 800-meter Luge Run: This luge run is sanctioned by the International Luge Association, and contains warming shacks, start house, maintenance buildings, equipment rental area, and a parking lot. The site is owned by CCI and leased to the City, and is located in the southern portion of the City off the Tracy Mine Road. Chapter 8 - Page 3 �r I Senior Center: This 15,000 square foot building is owned by the City and located at 410 Jackson St. The building is used for a variety of activities by the area's seniors, including meals, medical services, recreational activities, classes, etc. Negaunee City Library: Located at City Hall, the library offers story hour, a Michigan room, and occasional speakers and arts and crafts demonstrations. Sites owned/maintained by others: Community Play Field: This park is located on 5.5 acres owned by Cleveland-Cliffs Iron Company and leased to the Negaunee School District. The play field is used for middle and high school sports, as well as for recreational activities by people from throughout the community. The following facilities are located at this site: ► ► ► ► ► ► Playground/athletic field 5 tennis courts (3 illuminated) Open field area Playground equipment 1.800-person capacity stadium Concession building ► ► ► ► ► Running track Outdoor basketball court Volleyball court Tot lot Lavatory facilities Miner's Dry: Owned by Negaunee School District, this site is adjacent to the Community Play Field near the intersection of Hungerford and Prince streets, and contains wrestling and weightlifting rooms, restrooms and locker rooms. St. Paul's Playground : This church-owned site contains a hard-surfaced play area and basketball courts. Negaunee Schools: Negaunee Middle School has a gym, two outdoor basketball courts and open space. Negaunee High School has a 50' by 75' indoor swimming pool, an auditorium and a gym. Lakeview Elementary School has a playground, tot lot, two tennis courts, a basketball court, one open field, a multi-purpose room and a gym. Michigan Iron Industry Museum: This State-owned facility is located along Forge Road on a 30-acre parcel of land in both Negaunee Township and the City of Negaunee. The museum overlooks the site of the first iron forge in the Lake Superior Region. The facility has exhibits of early iron ore mining artifacts, audio-visual programs, and outdoor interpretive paths. In August, the museum is the site oflron Heritage Day, which includes concerts, lectures, and programs. The facility, with a 96-seat au~itorium, is available for club meetings, special events, and church groups. It is open to the public seven days a week from May 1 to October 31. Chapter 8 - Page 4 �Superior Nordic Training and Recreation Complex (SUNTRAC): Formerly known as Suicide Bowl, this extensive facility is located in both the cities of Negaunee and Ishpeming, south of BR 28. The 631-acre site contains a ski area, 10-, 20-, 40-, 60- and 90-meter ski jumps, lighted cross-country ski trail, two unlighted cross-country ski trails, concession area and storage area. The site is owned by CCI; a portion of the area is leased to the Ishpeming Ski Club, and plans call for donation of 281 acres of CCI land to the City of Ishpeming. 49 Rod & Gun Club: Located at 341 North Rd., this privately-operated facility offers skeet and trap shooting, and ranges for rifles, pistols, muzzle-loaders, and archery. Horsesh.) e and basketball courts are also available. Knights of Columbus: Three horseshoe courts. Veterans of Foreign Wars: Three horseshoe courts. Vista Theater: The Peninsula Arts Appreciation Council provides youth theater in summer at this facility. 8.2 • Nearby Recreational Sites Following is an inventory of recreational facilities outside of City of Negaunee that may be used by City residents. Data was obtained from surrounding communities' current recreation plans . TABLE 8-1 SELECTED RECREATIONAL SITES IN NEARBY AREAS Description Acreage City Playground Two lighted ball diamonds, two unlighted ball diamonds, four lighted tennis courts, two unli ghted tennis courts, four lighted basketball courts, restroom/ locker room, warming shelter and restrooms, natural ice rink, playground equipment, stadium , bleachers, paved track, paved field event areas, lighted football area, concession area, storage building and restrooms, tot lot, four horseshoe courts, pavilion/concession area, and Little League baseball fields 56.0 Al Quaal Ball diamond, clubhouse, pavilion, restroom building, toboggan house/ slide, ski warming shelter, ski ticket and patrol shelter, ski tow building, basketball courts, tennis courts, picnic area, picnic equipment, playground equipment, 16 horseshoe courts, three downhill ski slopes, three cross-country ski trails, snowmobile trail, lighted sledding area, and playground equipment 260.0 National Guard Armory Gym and pi stol and rifle range Site City of Ishpeming Chapter 8 - Page 5 �I TABLE 8-1 SELECTED RECREATIONAL SITES IN NEARBY AREAS Description Site National Ski Hall of Fame Museum and display area Acrea_ge 1.0 Negaunee Township Negaunee Township Park Basketball court, two pavilions. warming building/ concession area, tennis court, cross country ski trail, playground, picnic tables, grills, volleyball court, snowmobile trail access, Little League baseball field, Babe Ruth baseball field. softball field 71 McClure Storage Basin Access Site Boat ramp, gravel parking area, vault toilets 1.0 Hoist Basin Access Site Boat ramp, gravel parking area, vault toilets 1.8 Softball field, Little League baseball field , tennis courts, pavilion, tot lot, restrooms, concession stands, playground, horseshoe court, shuffleboard, volleyball court, basketball court, picnic tables, and grills 7.0 Ishpeming Township Ishpeming Township City of Marquette Presque [sle Park Two picnic areas, cross-country ski trail , playground, two tennis courts, band shell, fishing, shuffleboard, horseshoes pits, gazebo, breakwall with lighthouse, outdoor swimming pool, and water slide Presque Isle Marina Boat launching and docking facilities on Lake Superior Marquette Mountain Downhill skiing, lodge, luge run, and picnic area Lakeview Arena Recreation and convention facility used for hockey, skating, concerts, shows, exhibits, etc. Superior Dome World ' s largest wooden dome containing football field , also used for trade shows, concerts, etc. Mount Marquette Lookout Lookout view of the City of Marquette and Lake Superior, snowmobile trail, and hiking trail 312.0 40.0 Marquette Township Sugar Loaf Mountain Area Nature trail and scenic overlook NMU Forest (Longyear Forest) Nature trail, cross-country s~ trail, and physical fitness trail Forestville Dead River Public Access Site Boat launch on Dead river Little Garlic River Public Access Fishing access site Source: Local Recreation Plans. Chapter 8 - Page 6 80.0 180.0 5.0 �8.3 Recent Developments Since the adoption of the Recreation Plan in 1994, the City has had the opportunity to accomplish several of the projects identified in the plan. The inventory of existing recreation sites in Section 8.1 reflects these projects, with one major exception. One project identified in recreation plans for both the City of egaunee and the City of Ishpeming was acquisition of land along Teal Lake. The area is located entirely within the City of egaunee, but is adjacent to the heavily-used Al Quaal Recreation Area in Ishpeming. Acquisition of Teal Lake shoreline was seen as beneficial to both communities because of the ability to extend activities from the Al Quaal area. The cities applied jointly to the Michigan D R's Michigan Natural Resources Trust Fund for grant funding to acquire property on the north shore of Teal Lake. In late 1997, preliminary approval of a grant of $450,000 was announced. The grant will be combined with $150,000 in local funds to purchase 334 acres with 10,520 feet of frontage on the north shore of Teal Lake. The property will be jointly owned by the two cities. Since 1995, the City oflshpeming has acquired 160 acres of land adjoining Teal Lake, at the west end and on the south shore of the lake. This property has been added to the Al Quaal Recreation Area. • With these acquisitions ~f shoreline, the cities of Ishpeming and egaunee are now in a pos1t10n to formulate plans for development of the area. In 1994, the Teal Lake Study Committee presented a summary of recommendations developed over a period of months, which dealt with recreation and land use in the area around Teal Lake. This committee included representatives from the Negaunee City Council, Ishpeming City Council, Negaunee School District, various City commissions, the DNR, the egaunee/Ishpeming Chamber of Commerce, and other organizations. A copy of the committee's recommendations is included as Appendix A of this plan. In summary, the recommendations of the committee were to provide for aesthetic preservation, economic development and additional recreational uses. The committee recommended that development, if any, on the north shore of Teal Lake not be visible from the south shore; that commercial development be south of U.S. 41 or in the southwest comer of the lake between U.S. 41 and the lakeshore; that standards be set and enforced regarding setbacks and removal of vegetation in shoreline areas; that an overlay zoning district be established to regulate shoreline development; and that structural development be served by municipal sewer and water. 8.4 Local Recreation Needs The City of egaunee Recreation Plan, adopted by the Negaunee City Council and the Negaunee School Board in September, 1994, identifies needs and priorities for local recreation facilities and programs. Within the Plan, a specific recreation facility needs list and capital improvement Chapter 8 - Page 7 �I schedule were developed by the Negaunee City/School Recreation Commission. The needs list and capital improvements plan help to guide City officials when making decisions on improving existing park .a nd recreation sites and developing new sites. The Recreation Development Schedule in the current Recreation Plan identifies a number of needed projects to enhance the recreational opportunities available in the City. A number of these projects, such as acquisition of land around Teal Lake, and installation of a new chiller/compressor system in the Negaunee Ice Arena have been accomplished, or have been approved for funding. Other projects remain to be done, and may be carried over to the list of projects for the next five-year Recreation Plan. The following projects were listed in the Recreation Development Schedule in the 1994 Recreation Plan: Improve the Little League Complex a. Construct new practice field b. Install irrigation well Not completed Completed Negaunee Ice Arena a. Finish second floor viewing area b. Finish the equipment room 101, pro shop, referee and Jr. hockey offices c. Expand surfaced parking d. Finish the shower/lavatories within locker rooms e. Add outside extension building with snow melt pit f. Install new ice making compressor g. Install radiant heaters above bleachers in Arena 100 h. Main Arena 100 heating & ventilation 1. Main Arena 100 air conditioning Planned 1998-99 Not completed Completed Not completed Not completed Completed Not completed Not completed Not completed Construct a pavilion at Miner's Park Not completed Develop an area on Teal Lake for swimming Completed Develop a play lot in the Iroquois Drive area Not completed Improve LaCombe Field a. Construct a press box b. Establish a play lot c. Landscape entire area ' Upgrade playgrounds and equipment to Americans with Disabilities Act standards Chapter 8 - Page 8 Not completed Not completed Completed Partial completion in 1998 �t9 Acquire or develop Teal Lake open space Funded Develop boat ramp on Teal Lake Completed Dock or boardwalk improvements at Teal Lake Dock and handicapaccessible pier, 1998 Improve Suicide Bowl recreation facilities (land acquisition) Ongoing Construct a new softball field Not completed Breitung Park band shelter Not completed Now that the Teal Lake property acquisition has been funded, the development recommendations of the Teal Lake Study Committee must be considered and integrated into the project priority list. A Master Plan for the City-owned site on the east end of Teal Lake has been completed, -and the ambitious plans for the SUNTRAC facility will also be a factor in development of the updated recreation plan. • The Teal Lake Study Committee Final Report contained a variety of recommendations for development of the lake and its shoreline. With regard to recreational uses, the committee recommended that the lake should be open to fishing, but that gasoline-powered watercraft (including jet skis or personal watercraft) not be allowed. Boats with electric motors, canoes, sail boards and sailboats would be allowed. The committee felt that playground equipment was not suitable for the east shore of the lake, since such facilities are available at Lakeview School. They recommended that camping, if permitted, should be limited to the west side and southwest corner of the lake. Tobaggoning and ski sliding should be limited to the west side of the lake. Swimming areas should be allowed on the east shoreline, along with limited picnicking. The Committee felt that picnic shelters were more appropriate for the west side of the lake. Walking trails on the west and north sides of the lake were recommended, along with a boat launch and one or two fishing piers on the east side of the lake. The Committee felt that some sort of restroom facilities at the east end of the lake might be appropriate, perhaps in or near the waterworks building at the intersection of U.S . 41 and Croix Street. A public or quasi-public marina also might be acceptable, according to the Committee, but no recommendations were made as to when, where or how this could be accomplished. A Master Plan for the future development of the eastern end of Teal Lake was completed in January, 1997. Prepared by Sundberg, Carlson & Associates, the plan sets forth recommendations for development of City-owned lakefront. These recommendations in some cases echo recommendations of the Teal Lake Study Committee; some of the recommended projects were also included in the current Recreation Plan. • A barrier-free fishing dock and a boat launch are included in the Master Plan's recommendations. Both of these improvements would be located close to the old Waterworks building, along with a Chapter 8 - Page 9 �I small picnic area. Picnic tables would be placed at intervals along the City-owned portions of the shoreline to the north of the Waterworks building, along with a gazebo and benches. A new sidewalk would be constructed, and the existing lighting would be replaced with reproductions of historic light fixtures. Landscaping and signage would help to enhance the area. One alternative plan also calls for the relocation of a portion of Croix Street away from the shoreline to slow down traffic and separate recreational activities from the street. The Teal Lake Master Plan also recommends rehabilitation and reuse of the former Waterworks building. No specific use of the building is recommended, but storage and service of seasonal and transient watercraft, boat rentals, a small charter boat, marina sales, snowmobile service in the winter months, and restroom/shower facilities are mentioned. In May, 1996, the Superior Nordic Training & Recreation Complex Development Committee adopted a plan for development of the Suicide Bowl area, located in the cities of Negaunee and Ishpeming. The committee included representation from the Ishpeming Ski Club, the U.S . Olympic Education Center, the cities of Negaunee and Ishpeming, Cleveland-Cliffs Iron Company and the Negaunee/Ishpeming Chamber of Commerce. The overall goal of the development plan is to tum the area into a year-round multi-activity recreation and sports facility. Highlights of the proposed improvements include: upgrading the existing ski trails to make them suitable for use by mountain bikers in the summer and fall ; constructing a 10-kilometer paved loop for roller skiing, biathlon and in-line skating; installing additional lighting on ski trails and installing lights on the 90-meter ski jump; adding snow-making capability; creating a biathlon range; installing plastic on the 60- and 90-meter ski jumps for summer training; and building a lodge/chalet to serve as a center for all SUNTRAC activities. The SUNTRAC Development Plan anticipates that 281 acres of land will be donated to the City of Ishpeming by CCI, and that an additional 360 acres will be leased from CCI. Administration and maintenance would be primarily the responsibility of the City of Ishpeming and the Ishpeming Ski Club. The City of Negaunee may provide force account labor to assist with maintenance, but the plan does not call for any commitment of funds from the City. However, the updated Recreation Plan should take into account the additional recreational opportunities provided by the expanded SUNTRAC Complex, part of which lies within the City ' s boundaries. 8.5 Recreation Needs Standards One method to assess community recreation needs is the standards system. Standards developed by the ational Recreation and Park Association (NRP A) provide a scale against which an existing recreation system can be measured so that guidelines for future needs can be created. Standards correlate the number of acreage needed to adequately provide land for recreational uses to the community's population. Standards for Recreation Open Space: Open space needs are usually assessed using space standards, the most common and widely used measure of a recreation system's adequacy. Total Chapter 8 - Page I 0 t;iJii' �~ park and recreation space is usually expressed as acres per population. These space standards are useful in assessing current and future open space needs and demand (Table 8-2). TABLE 8-2 LOCAL AND REGIONAL RECREATION OPEN SPACE STANDARDS Park Type • Service Area Size (Acres) Acres/1 ,000 Population Uses Mini Park < 1/4 mile radius I or less 0.25 to 0.5 Specialized facility that serves a concentratec or limited population or specific group such as tots or seniors citizens Neighborhood Park/Playground 1/4 to 1/2 15+ 1.0 to 2.0 Area for intense recreation activities such as field games, court games, crafts, play equipment, skating, picnicking, etc. Community Park/ Recreation Area Serving several neighborhood . I to 2 mile radius 25 -r 5.0 to 8.0 Area of diverse environmental quality. May include areas suited for intense recreational facilities , such as athletic complexes and large swimming pools. May also be an area of natural quality for outdoor recreation, suer as walking, viewing, sitting, and picnicking. Regional Park/ Recreation Area 200+ Serving several communities I hr. driving time 5.0to 10.0 Area of natural or ornamental quality for outdoor recreation, such as picnicking, boating, fishing, swimming, camping, and trail use; may include play areas. Source: Roger A. Lancaster, Ed . 1983 , Recreation, Park and Open Space Standards and Guidelines, Alexandria, Virginia: National Recreation and Park Association. A community's park system under NRP A standards should have a minimum of 6.25 to 10.50 total acres of developed open space per 1,000 population. Based on a 1990 population of 4,741, the City of Negaunee should provide 1.2 to 2.4 acres of mini parks, 4.7 to 9.5 acres of neighborhood parks/playgrounds, 23.7 to 37.9 acres of community parks/recreation areas, and 23.7 to 47.4 acres of regional parks/recreation areas to meet this standard (Table 8-3). • Existing Public Open Space: Publicly-owned recreation sites and facilities in or partially within the City of Negaunee total 736 acres. The breakdown of this recreational land includes: 5 .0 acres of mini parks, 16.8 acres of neighborhood parks/playgrounds, 53 .2 acres of community parks/recreation areas, and 661.0 acres of regional parks/recreation areas (Table 8-3). These figures include the total acreage of the SUNTRAC complex and the Miner· s Museum, which are located partially within the City. Comparing the NRP A standards with the number of acres of recreational land found in the City, the City has more than adequate acreage of land in all types of recreational sites. However, many communities find that their need for recreational opportunities and open space can be met by facilities in nearby communities, while sometimes a community may be providing recreational opportunities and open space for neighboring communities. For example, regional recreation areas with many natural resource attributes are Chapter 8 - Page I I �r I usually not found in urban areas but in rural townships. These types of recreation areas usually accommodate beyond the needs of the local residents. Conversely, rural townships would typically not include more intensively-developed recreation facilities, such as large indoor sporting complexes, but residents of these townships could possibly access such facilities in nearby urban communities. In the City of Negaunee, this means that facilities such as the Ice Arena or the Naturbahn Luge are helping to meet the recreational needs of residents of other communities which do not have such facilities, while City resident's needs for fishing access which permits gasoline motors would be met by sites outside the City. The NRP A standards would indicate that the total acreage of recreation land in the City is adequate for the current population. However, other factors should also be considered when planning for future recreation developments. The ability to preserve unique sites or habitat for public use and enjoyment may well override such standards, for example, since these sites often meet the needs of a population far beyond a community's boundaries, or serve to protect resources not found elsewhere. 8.6 Park Accessibility The Americans with Disabilities Act of 1990 (ADA) identified specific standards that would insure that all persons, including those with disabilities, have the same opportunities to fully participate, live independently, and be economically self-sufficient within society. The Act is comprised of five sections: Employment, Public Accommodations, Transportation, State and Local Government Operations, and Telecommunications. Title II of ADA, Public Accommodations, is relevant to the level of accessibility and equal provision of service at publicly owned outdoor recreation sites. This title states that discrimination against persons with disabilities is prohibited in all services, programs, or activities provided by public entities. The general requirements set forth under this section came into effect on January 26, 1992. Remodeling or new construction of facilities and buildings had the same deadline date to become accessible to the disabled. In existing buildings and facilities, nonstructural changes to improve accessibility were required by January 26, 1992, while all structural improvements of the facilities and buildings were required by January 26, 1995. The Americans with Disabilities Act requires that "reasonable accommodation" be made to the needs of the estimated one in five people in this country who are disabled. That is, all public and private goods and service providers and employers must remove all structural and communication barriers from facilities, or provide alternative access where feasible. Chapter 8 - Page 12 �TABLE 8-3 EXISTING PUBLIC OPEN SPACE, CITY OF NEGAUNEE Type of Park Park Land Area (Ac .) Land Area Standard (Ac .) Mini Parks City Park I Eastwood Playlot Buffalo Hills Park Ann Street Park City Park II 1.0 1.0 1.0 1.0 1.0 Subtotal 5.0 1.2 to 2.4 Neighborhood Parks/Playgrounds 3.3 LaCombe Field Iron Town Field Jackson Park Miner' s Park Negaunee Middle School 2. 1 5.0 5.0 1.4 Subtotal 16.8 4.7 to 9.5 Community Parks • Negaunee Ice Arena Community Playfield Miner' s Dry Teal Lake Waterfront Negaunee High School Lakeview Elementary School Senior Citizen ' s Center 3.5 5.5 21.0 17.4 5.8 Subtotal 53.2 23.7 to 37.9 Regional Park Naturbahn 800-meter Luge Run Michigan Mining Museum* SLJNTRAC* 30.0 631.0 Subtotal 661.0 23 .7 to 47.4 736.0 53 .3 to 97 .2 Total Park Area * These facilities are located partially within the City of Negaunee Source: Roger A . Lancaster, Ed. 1983 , Recreation, Park and Open Space Standards and Guidelin es, Alexandria, Virginia: National Recreation and Park Association . • Currently, there are no written standards for making outdoor recreation facilities totally accessible to the disabled. Many suggestions on outdoor recreation facilities accessibility have Chapter 8 - Page 13 �I r been made; therefore, recommendations regarding outdoor play equipment, picnic facilities, boat docks, pathways and trails. have been incorporated into this plan. Recommendations regarding buildings, restrooms, slopes of ramps, and parking stalls should be seriously considered. These types of facilities all have current standards set by ADA. The City of Negaunee Recreation Plan recognizes the need to make recreational facilities within the City accessible to all residents. The Recreation Development Schedule calls for upgrading playgrounds and equipment to ADA standards in 1995. This has not yet been fully accomplished; however, the City will install a fully-accessible playground structure in 1998. ADA Standards: Accessibility is a factor that should continue to be taken into account when determining recreational needs in City of Negaunee. Often, existing recreational sites are not completely accessible according to the ADA standards. Restrooms, pathways, parking, and general accessibility of all amenities must be examined closely over the next few years to assure that all people are given the same opportunities within the community. Following are some examples of improvements that would help in complying with ADA. Where more than one restroom facility exists, at least one must be accessible by persons with disabilities. In some cases, this would require minimal remodeling; in others, it could require substantial modification. At least one picnic table and one grill designed to accommodate persons in wheelchairs should be available at each park (if these types of facilities are not currently available). These facilities should be identified with a sign showing the universal symbol of accessibility. At least one in 25 parking stalls should be designated for disabled parking. These stalls must be the closest spaces to the park or facility entrance and have a direct route to and from the stalls. Spaces must be 96 inches wide with a clearly marked adjacent access aisle of 60 inches and an unobscured vertical sign that shows the universal symbol of accessibility. Slope of these spaces and aisles cannot exceed 1:50. Stable barrier-free pathways which provide linkages from one recreation amenity to another should be provided at outdoor recreation facilities. These pathways must be at least 36 inches wide, and a 60 x 60 inch passing space or turnaround must be provided every 200 feet. If a pathway level changes more than ½ inch, the pathway must be ramped. If the level changes is between ½ inch and ¼ inch, the levels must be beveled. Where water fountains are available, spouts should be no more than 36 inches above the finished floor. If the fountain is freestanding or built-in and does not have a clear space underneath, a clear floor space of 30 to 48 inches alongside the fountain for a parallel approach must be provided. Wall or post mounted fountains must have a clear knee space under the Chapter 8 - Page 14 �• fountain of at least 27 inches high by 17 to 19 inches deep by 30 inches wide. Controls must be located at the front edge of the fountain and operable with one hand without twisting the wrist. A complete guideline list based on standards set by the Americans with Disabilities Act of 1990 for various types of facilities and recommendations established by the USDA Forest Service for improving the accessibility of recreational areas are detailed in Appendix B at the end of the plan. 8.7 Historical Resources The City of Negaunee contains a wealth of historic resources dating back to its founding as an iron mining community. Many downtown businesses and public buildings are historic in nature, including the majority of the downtown area and many residential neighborhoods. Local residents are proud of their historic community. • The Negaunee Historical Museum contains artifacts and exhibits which illustrate the community 's past. Located at 303 E. Main Street, the museum is open from Memorial Day through Labor Day, and is operated by volunteers from the Negaunee Historical Society. The museum is located in a home built by the Pellow family in the early 1900s; the property had previously been occupied by St. Paul's Church until the church burned. Thirteen rooms of the house have been restored and filled with exhibits, while several rooms in the basement remain to be completed . Following is a list of properties located within the City of Negaunee which carry an official historic designation. These properties are listed on the State Register of Historic Places, the National Register of Historic Places, or are identified by the Marquette County Historical Society as a historical place. Carp River Forge, Michigan Iron Industry Museum: This historical site is located along Forge Road, off CR 492, partially within the City of Negaunee. The Carp River Forge was constructed by the Jackson Iron Company at this location in 1847. The Jackson Iron Company was the first to establish an iron ore mining operation in the Upper Peninsula of Michigan. They developed the forge because of the difficulty of transporting bulk ore around the rapids at Sault Ste Marie. It was thought the forge was the most economically feasible method of using the great reserves of iron ore. The forge converted ore directly into wrought iron without the usual intermediate step of smelting the ore into pig iron. Power for the forge and adjacent sawmill came from a dam built across the nearby Carp River; the first iron produced in the U.P. came out of this forge. The quality of the iron produced from the forge started the great Michigan iron boom, which economically and socially transformed the central U.P. However, because of the climate and difficulties in supply and shipment, the forge was never a financial success. In 1854 the newly-completed Soo Locks offered a cheaper, faster route for shipping iron ore to furnaces in the lower Great Lakes, and the forge was closed. The site stayed in ruins for many years. However, a 12-year crusade by local groups and politicians led to the construction of the Michigan Iron Industry Museum at the site of the forge operation in 1985 and 1986. It was Chapter 8 - Page 15 �I officially opened to the public in May of 1987. The Museum presents the history of Michigan's three iron ranges and the people who worked them through museum exhibits, audio-visual programs, and outdoor interpretive paths. The facility is administered by the Michigan Department of State, Michigan Historical Center, which has established a regional office at the facility for its museum programs in the Upper Peninsula. About 14,500 individuals visit the museum annually. The site of the forge was officially recognized as a State historical place in 1956 and a National historical place in 1975. Burt's Discovery of Iron Ore: The site of the first discovery of iron ore in the Lake Superior region is located near Jackson Park in the City of Negaunee. William Austin Burt and his party of surveyors discovered this site on September 19, 1844, while establishing township lines and making geological observations for the federal government. Iron Cliffs Company: This historical two-and-a-half story brick and sandstone structure is located at 101 Pioneer A venue in the City of Negaunee. Features of the structure include a mansard roof with cresting, polygonal bay, and tower. It was the structure that originally housed offices of the Iron Cliffs Company. The Negaunee Public Schools' administration offices are currently housed within the building. It was officially recognized as a State historical place in 1975. Jackson Mine: The historic site is located in the western portion of the City of Negaunee, south of Teal Lake. The oldest pit at the mine, the Pioneer pit, is located approximately½ mile west of the intersection of Cleveland and Iron streets, near the site where iron ore was first discovered in the U.P. In 1845, the newly formed Jackson Mine Company sent an explore party headed by Philo M. Everett to the Lake Superior region to investigate the mineral possibilities of the Lake Superior region. When they arrived at the Carp River, Narhu-gesucm a Chippewa chief, guided the members of the party in June of 1845 to this site where he showed them iron ore in the roots of a fallen pine tree. Because of this discovery, the Jackson Mining Company, of which Everett was a founder, began mining ore at the site in 184 7; this was the first iron mining operation established in the Lake Superior area. Between 1848 and 1924, the mine shipped 4,357,256 tons from the site. The Pioneer pit became inactive in 1924. The Jackson Mining Company merged with the Cleveland-Cliffs Iron Company in 1905 because of increasing costs and declining ore prices. The mine was officially recognized as a State historical place in 1956 and a National historical place in 1971. The historical marker dedicated to this mining site is located at Miner's Park in the City of Negaunee. Marquette Iron Range: The historical marker identifying the Marquette Iron Range as a significant part of the historical development of Marquette ~ounty is located in the north central portion of the City of Negaunee, at the intersection of U.S. 41/M-28 and Maple Street. The Marquette Iron Range was the first of the iron ore deposits in the Lake Superior region to be discovered and mined. Outcroppings of iron ore were first discovered by William A. Burt and his surveying party south of Teal Lake in 1844. The Jackson Mining Company began mining for iron ore near the area of the first discovery in 184 7. Most of the early mines were open pit operations; underground mining did not occur within the range until after the Civil War. The Chapter 8 - Page 16 �Jackson Iron Company built a forge on the Carp River for producing iron blooms in 1848. The first iron produced in the U.P. came from this forge. The Pioneer furnace at Negaunee, built in 1857-1858, was the first actual blast furnace. However, most of the iron ore from the range was shipped out of the region to be smelted. In 1857, the construction of the Iron Mountain Railroad meant that ore could be moved more easily to the Marquette ore docks. Once hauled to the docks, the ore was loaded on ships and carried through the Soo Locks to the iron and steel industries in the lower Great Lakes. The Marquette Iron Range was officially recognized as a State historical place in 1856. Negaunee City Hall: This historical structure is located at the comer of Silver and Jackson streets in the City of Negaunee. In 1873. Negaunee was incorporated as a city, which was influenced heavily by the iron ore mining boom occurring in the area at the time. Forty-one years later, a red brick and white limestone building with terracotta detailing was constructed as Negaunee·s city hall. The structure was designed by John D. Chubb, a Chicago architect widely known in the Midwest. in a style reminiscent of the Renaissance. The building· s clock tower with its baroque elements is the most significant feature of the structure. It currently houses all City offices. except public works, fire, water, and wastewater. It is also the location of the Negaunee Public Library. The building was officially recognized as a State historical place in 1979. • Union Railroad Depot: The depot is located at 420 Rail Street in the central portion of the City of Negaunee. In late 1800s and early 1900s. this wooden structure served as many as 18 trains a day. Negaunee was a booming community during this period. In the early development of the Negaunee area, there were few roads. Establishment of railroads in this area and other parts of the U.P. made it possible for supplies to be shipped in and out of these areas. The establishment of a railroad system also spurred development of the iron ore mining industry in the Marquette Iron Range. The depot is currently a privately-owned art gallery. The historic depot was officially recognized as a State historical place in 1981. Negaunee State Bank Building: This historical building is located at 331 Iron Street in the central portion of the City of Negaunee. This triangular two-story wood frame structure, faced with brick, was constructed in 1912 on the site of the Old Bank Building, a local landmark constructed during 1873 and 1874 that burned down in 1912. It was designed by architect Demetrius Frederick Charlton of Marquette, who designed many significant public buildings in the Upper Peninsula. The site served as a bank from 1873-1874, 1881-1908, and 1909-1933. The Great Depression was the downfall of the Negaunee State Bank. After the failure of the bank, the building continued to house a variety of businesses, primarily insurance agencies and professionals. including lawyers, doctors, and dentists. Today, the structure is an antique shop. The structure was officially recognized as a National historical place in 1995. • Discovery of Lake Superior Iron Ore: This plaque honoring the first discovery of iron ore within the Marquette Iron Range is located along Water Street, south of Teal Lake in the City of Negaunee. It was at this location on September 19, 1844, that a U.S . Government survey party led by William Austin Burt, inventor of the solar compass, encountered a highly magnetic area Chapter 8 - Page 17 �I r that rotated their compass to point south while running the line between Townships 26 and 27 West. After this incident, Burt directed his men to search for the cause, and they found lumps of high grade iron ore, thus discovering what was to become known as the Marquette Iron Range. These pieces of iron ore were first to be found in the Lake Superior region. Seven months later. the Jackson Mining Company acquired Section 1 and became the region' s first iron mining company. In 184 7, this company constructed the Carp River Forge, the first to make iron from Lake Superior ore. The Marquette County Historical Society plaque honoring the discovery of iron ore was officially erected in 1987. 8.8 Issues and Opportunities The City of Negaunee offers a wide range of recreational sites and facilities to local residents and visitors. The acreage in recreational sites is well in excess of minimum standards for a community of this size, but facilities in the City also serve those living outside the City in many cases. The City of Negaunee Recreation Plan will expire in 1999, and currently does not reflect the upcoming acquisition of property along the north shore of Teal Lake, or the planned expansion of SUNTRAC. Some projects listed in the current Recreation Plan have been accomplished, while others remain to be done. and may need to be carried over to the next plan. Recent approval of funding for acquisition of property on the north shore of Teal Lake provide the cities of egaunee and Ishpeming with the opportunity to protect over 10,000 feet of shoreline and several hundred acres. This property provides an opportunity to develop future recreational facilities. The Teal Lake Master Plan for the City-owned property at the east end of Teal Lake outlines proposed improvements to enhance recreational opportunities in that area. Some of the proposed projects have been accomplished, while other will need to be considered in the next Recreation Plan update. Plans for expansion of SUNTRAC, if realized, have the potential to attract more users to the facility on a year-round basis. SUNTRAC project should be included in the next recreation plan update if appropriate. Increased use of SUNTRAC may create demands for support facilities, such as improved transportation facilities, lodging, dining, etc. Some recreational sites and facilities in the City may not be fully accessible as required by the Americans with Disabilities Act. The City of Negaunee contains several designated historical places and many other structures that are potentially historic in nature . These historic buildings, if preserved, offer local residents and visitors a glimpse of the past, and may provide the opportunity to develop a historic district in Chapter 8 - Page 18 r �• part of the City. Historical tourism is becoming popular in many areas, and the opportunity may also exist to attract visitors to Negaunee based on its rich mining heritage . • Chapter 8 - Page 19 �• 9.0 TRANSPORTATION 9 .1 Introduction A good transportation network is necessary for the effective movement of people and goods within and between communities. Well-maintained roads, airports, railroads and ports, with adequate capacity for current use and future expansion, are crucial to local economies and development patterns. From a residential standpoint, a major determinant as to where people live is accessibility, i.e. the presence, adequacy and maintenance of roads and streets. One reason people tend to settle in cities, such as Negaunee, is the ease of access to services, such as stores, medical facilities, etc. , and to employment, recreational opportunities, and to other communities. While some individuals prefer to locate in relatively inaccessible areas, even the most rural of townships generally sees residential development clustered around transportation corridors. Availability of adequate transportation facilities is also a key determinant in the location of business and industry. Although today's technology has allowed business and industry to overcome many of the barriers formerly posed by distance, through teleconferencing, fax machines, satellite links and so on, most firms still require shipment of raw materials in and finished product out, and/or accessibility to retail customers. • This section of the plan presents an inventory of the existing transportation facilities in the City of Negaunee and the surrounding area, and discusses future transportation needs and concerns. Included in this section are descriptions of the various elements of the City' s street system, commercial port facilities, airport, railroad facilities, transit service, and inter-community bus service. 9.2 Use of Private Vehicles In rural areas such as the Upper Peninsula, private vehicles are the primary means of transportation to and from work, for recreational travel, or for routine trips to the grocery store, church, school, etc. Public transportation systems are often limited or lacking entirely in the outlying areas, and outside of urban areas such as Negaunee, distances are often too great for foot travel. Information from recent Censuses illustrates the dependence on private vehicles as a means of transportation. For example, in 1980, the Census showed that of the 1,878 Negaunee residents who reported their method of travel to work, over 53 percent, or 955 used private vehicles and drove alone, while 30.4 percent, or 544 carpooled in private vehicles. None reported using public transportation, while 217, or 12.1 percent, walked. Twenty-two, people, or 1.2 percent, worked at home, while 49, or 2.7 percent, used other means . In 1990, 75.9 percent of those reporting a travel method drove alone, while another 14.7 percent participated in carpools. Only • Chapter 9 - Page 1 �r I 1.3 percent reported using public transportation to get to work while 7.7 percent walked or worked at home and 0.3 percent used other means. ....._ The mean travel time to work for City of Negaunee residents in 1980 was 17.2 minutes, while in 1990 it was 16.0 minutes. This reflects the large number of City residents who commute to Marquette or to the mines. Census figures also show the number of households with vehicles available, and the number of vehicles per household. Table 9-1 shows the trend in vehicle availability for the City and County, and the relationship between the two units. Households with no vehicles present are more common in the City than in the county as a whole. probably because the density of development in the City allows people to walk or use public transit if they cannot afford to own a vehicle, or are not able or willing to drive. Even taking into account the relatively high number of households with no vehicles available. there was still a minimum of nearly 3,000 vehicles available to Negaunee residents in 1990. At the same time, there were 3,757 residents 16 years old and older, meaning that there was one vehicle for every 1.3 residents old enough to drive. This illustrates the dependence on private automobiles for transportation. even in a compact community where many residents are able to walk to school, work or to obtain services. TABLE 9-1 AVAILABILITY OF PRJV ATE VEHICLES , 1980 & 1990 Number of Vehicles Available per Occupied Household City of Negaunee 1980 ,,-----._ " Marquette County 1990 1990 1980 Number Percent Number Percent Number Percent Number Percent None 245 12.5 237 12.3 2,152 8.8 2, 143 8.4 One 728 37 .0 694 35 .9 9,204 37.5 8,588 33 .8 Two 792 40.3 762 39.5 9,404 38.4 10,545 41.5 Three or more 201 10.2 238 12.3 3,754 15.3 4,159 16.4 1966 100.0 1,931 100.0 24,514 100.0 25,435 100.0 Total Total Vehicles Available* 2,915 2,932 39,274 42,155 *Based on three vehicles per household for those households reporting three or more vehicles. Source: U.S. Bureau of the Census, Census of Population & Housing. 1980 and 1990, STF-3A ------- Chapter 9 - Page 2 ' �9.3 Road System Michigan's Public Act 51 requires that all counties and all incorporated cities and villages establish and maintain road systems under their jurisdiction, as distinct from state jurisdiction. This act divides the road system into the following five categories (the legal systems of roads): state truckline, county primary, county local, city/village major, and city/village local. It also provides for the distribution of Michigan's road funds to counties and incorporated communities according to formulas that consider, among other things, the mileage in their respective legal system. The following are general descriptions of the Act 51 classifications. State Trunkline Highway: The state trunkline system is made up of state (M) and federal (U.S.) highways, which connect communities to other areas within the state and locations outside the state. These roadways provide the highest level of traffic mobility for the traveling public. In the City of Negaunee, U.S. 4 l/M-28 and Business M-28 are classified as state trunklines. U.S. 41 is an important north/south highway corridor in the central Upper Peninsula. It runs from Copper Harbor in the Keweenaw Peninsula, through the cities of Marquette and Escanaba, then to the City of Menominee and beyond, and connects the UP . to the Milwaukee and Chicago urban centers. M-28 is the major highway that links the City to the eastern and western portions of the U.P. It runs along the northern half of the U.P . from Interstate 75 (near the City of Sault Ste. Marie) to the City of Wakefield. The segment of M-28 from the community of Harvey to the intersection with U.S . 141 in Baraga County runs with U.S. 41. A multi-lane stretch of U.S. 41 /M-28 extends from the City of Marquette to just west of the City of Ishpeming, including its entire length within the City of Negaunee. While not located within the City, M-35 is an important north/south state trunkline that links the area with the cities of Menominee and Escanaba to the south. It runs along Lake Michigan from Menominee to Gladstone and then northwest through the com.J;I1unities of Rock and Gwinn to its intersection with U.S. 41/M-28 just east of the City of Negaunee. State trunklines are maintained by the Marquette County Road Commission under contract with the Michigan Department of Transportation (MDOT). The only exceptions to the maintenance responsibilities include traffic-control considerations such as some signage and painting of centerlines and the like. All maintenance costs are funded by the State. Construction projects are also funded by the State with contracts given by MDOT to private contractors. City Street System (Major and Local): By law (Act 51 ), the city street system is separated into major and local streets. The major street system consists of those city streets of greatest general importance. These streets facilitate the movement of traffic from one part of the community to another, generally as arterial streets, and carry the highest level of traffic in a community. Major streets in the City of Negaunee include the following streets: Croix, Maas (CR 492), Arch (W. of Teal Lake Ave.), Peck from Kanter to Teal Lake Avenue, Case from Jackson to Teal Lake Chapter 9 - Page 3 �r I Avenue, Iron, Tobin from Jackson to Iron. Gold, Division, Pioneer from Peck to Lincoln, Kanter from Peck to Jackson, Tracy Mine Road, New Buffalo Road, Baldwin (S . of U.S. 41/M-28), Brown, Healy from Main to CR 480, Prince from Baldwin to Everett, Cherry, Main from Teal Lake Avenue to Healy, and Lincoln. There is a total of 9.95 miles of major streets in the City of Negaunee. All other streets not classified as major are considered local. These streets make up the majority of the City· s street system, and serve to move people within neighborhoods, or to link neighborhoods to the major streets. There are 27.55 miles oflocal streets in Negaunee. County Road System: County Road 480 within the city limits of Negaunee is a county primary road. and is not considered part of the city street system. The Marquette County Road Commission is responsible for maintenance of CR 480 both inside and outside the City. One county local road is located partially within the City. Cliffs Drive/Suicide Bowl Road is classified as a county local road, and is also under the jurisdiction of the Marquette County Road Commission, including the portions located within the City. The State has proposed the jurisdictional takeover of some county primary roads and city/village major streets throughout the State. In the Negaunee area, the state identified CR 480 and CR 492 as candidates for takeover. Most of the roads selected are important all-season roads. Under the plan, the State would be responsible for the maintenance and construction costs associated with these roads. which would be paid with the funds allocated annually for each road through the Michigan Transportation Fund (MTF). If enacted, the State would likely contract out to the lowest bidder for routine maintenance and construction work on the selected roads. The county road commissions and cities and villages throughout the State, including the Marquette County Road Commission, are generally opposed to this proposed takeover. Aside from the loss of control over selection and scheduling of improvement projects on these roads, road commissions, cities and villages would no longer receive funds for maintenance. While in theory the same amount of dollars should continue to be available for the state to direct towards these roads, projects in the local area would have to compete on a statewide, rather than a countywide, scale for funding . 9 .4 National Functional Classification of Roads The National Functional Classification is a planning tool developed by the Federal Highway Administration, which is used by federal , state, and local transportation agencies. It classifies streets and roads according to their function along a continuum that indicates the greatest mobility/greatest access to property. Roads that provide the greatest mobility are classified as principal arterials. Minor arterials, major collectors, and minor collectors follow in this continuum. Roads classified as local provide the greatest access to property. The placement of roads into these categories is determined by their relationship to traffic patterns, land use, land access needs, and traffic volumes, as described in Table 9-2. Chapter 9 - Page 4 ~ �Principal Arterial: The main function of a principal arterial road is to move traffic over medium to long distances, often between regions, as well as between major economic centers, quickly, safely, and efficiently. In the City of Negaunee, the only roadway that is classified as a principal arterial road is U.S . 41/M-28. Minor Arterial: Minor arterials are roads that move traffic over medium distances within a community or region in a moderate to quick manner. They distribute traffic between collector roads and principal arterials. In the City of Negaunee, Business M-28 is a minor arterial, including parts of Teal Lake Avenue, Main Street, Jackson Street, Silver Street and Reidy Street. Collector Roads: Collector roads provide access between residential neighborhoods and commercial/industrial areas. They should provide a more general "area to area" service rather than specific "point to point" function. Collectors usually serve medium trip lengths between neighborhoods on moderate to low traffic routes at moderate speeds. They distribute traffic between local and arterial roads, usually between home and the following: work, places of worship, school, or those places where business and commerce are conducted. • Urban collectors in the City of Negaunee include the following streets : Croix, Maas (CR 492), Arch (W. of Teal Lake Ave.), Peck from Kanter to Teal Lake Avenue, Case from Jackson to Teal Lake Avenue, Iron from Silver to Division, Kanter from Peck to Jackson, Division from Iron to Tracy Mine Road, Baldwin (S. of U.S. 41/M-28), Brown from Cherry to Main, Healy from Main to CR 480, Prince from Baldwin to Everett, Cherry, Main from Teal Lake Avenue to Healy, Lincoln from Division to Pioneer, and CR 480. Local Streets: The predominant function oflocal streets is to provide direct access to adjacent land uses. All streets that are not classified as arterial or collector are classified as local roads. Local streets should be designed to move traffic from an individual lot to collector streets that in tum serve areas of qusiness, commerce, and employment. Local streets are not intended to be used as thoroughfares . • Chapter 9 - Page 5 �'IABI.F 9-2 NATIONAi. FUNCT IONAi. C:I.ASSll·ICA'I ION Classification Principal Arteria l System Minor Arterial Road System Collector Road System Loca l Road System Charac1cris1ics Function Serve corridor movements having trip kngth nnd lravel density clrnractcrbties · indica tive of substantial statewide or 1111ersw1e travel. Serve all, or virtually al l, urban areas or 50,000 and over population and a large majonly of those with population of25,000 and over. Provide an integrated network without stub connections except where unusual geographic or 1rallic ll ow condi tions dictate otherwise I.ink cities and larger town and form an integrated network providing interstate and intercounty service. De spaced at such intervals, consistent wi th popu lation densi ty, so ihat all developed areas of the State are within a reasonable distance of an arterial highway. Provide service to corridors with trip lengths and travel density greater than those predominantly served by rural routes whose design should be expected 10 provide for relatively high overall travel speeds, with minimum interference to through movement Inter-community, Typical% or Surface System Miles Typical% of surface street vehicle mtlcs traveled Con1inui1v Direct Land Access 2 lo 4 30 10 55 Con tinuous Limited-major generators only 4 to 8 15 to 20 Continuous Restricted-some movements may be prohibi ted; number and spacini: of driveways controlled 20 lo 25 20 10 35 Nol necessarily continuous; should not ex tend across arterial Safety controls; limited regulation 65 to 75 5 to 20 None Safety controls only primary tranic rnovt:rncnt Secondary-land access Primary intercommunity, inlra-metro nrcn, traffic movement Seconda ry-land access Major: Provide service to any county seal 1101 on an arterial route, to the larger towns nol directly served by the higher systems, and 10 other consolidated schools, shipp111g points, county parks, important mining and agricultural areas; li nk these places with nearby larger towns or ci ties, or with routes of higher classification; and serve the more important intracounty travel corridor. Minor: Be spaced at intervals, consistent with population density, 10 collect traffic from local road and bring all developed areas within a reasonable dista'J'(! ofa collector road; provide service to the remai ning smaller comm unities; and link the locally important traffic generators with their rural hinterland. Primary• collcc1/dis1ribu1c lranic Serve primarily to prov ide access to adjacent land ; and provide service to travel over relatively short distances as compared to collectors or other higher systems Land access between loca l anti arteria l system Secondary-land access Tertiary interneighborhood trai1ic Source: U.S. Department of Transportation, Federal Highway Administration, Highway Functional Classification Concepts. Criteria and Procedures, 1989. Chap ter 9 - Page 6 J ~ > �• 9.5 Condition of Streets and Bridges The City of Negaunee's streets range from good to poor condition. Pavement restoration work in conjunction with the water main replacement project resulted in full or partial repaving of many streets in 1997; additional repaving will be done following the completion of the water main replacement project in 1998. Repaving associated with sewer work in 1995 and ongoing water and sewer projects has also led to repaving of various segments of streets. In 1998, the City completely reconstructed West Arch Street leading to the high school, including widening, new curb and gutter, new sidewalks, street lighting, buried electrical lines, water and sewer main replacement, and new pavement. Similar projects are planned for the future, including projects in the downtown and at the east end of town, as funding becomes available. 9.6 • Financing The City of Negaunee receives funding for the construction, maintenance and improvement of roads and streets from a variety of sources. The State of Michigan, through the Michigan Transportation Fund (Public Act 51 of 1951 ), provides funding to cities, villages and county road commissions throughout the state. Michigan Transportation Fund revenues come from motor vehicie registration fees and motor vehicle fuel taxes. Funds are distributed to local units based on a formula which takes into consideration road mileage, road classification and population. Funds are also allocated for snow removal. In the summer of 1997 a four cent per gallon increase in the gasoline tax went into effect, two cents of which goes into the Michigan Transportation Fund. Act 51 was set to "sunset" in September of 1998, but was extended for one year by the State Legislature. It is possible that the current proportions of funding distributed to road commissions and cities and villages may change, if new legislation is enacted to replace Act 51. Local units of government throughout Michigan have generally found themselves falling short of funds for road and street improvements. With the overall increases in fuel efficiency of cars, and the lack of any increase in the gas tax until 1997, revenues from the Michigan Transportation Fund have not been sufficient to keep up with demand. Local units have often found themselves borrowing from one fund to cover needs elsewhere; the City of Negaunee, for example, had to use money budgeted for street repairs to cover snow removal costs during recent winters with extremely high snowfall. This resulted in the deferral of needed street maintenance projects. The expiration of Act 51 and potential changes in the funding formula could have either a positive or negative effect on local units of government. Statewide, increased funding from road projects has been discussed, but it is unknown how this will affect the City of Negaunee. • An additional source of revenue from the State for road improvements is the Michigan Transportation Economic Development Fund (TEDF). This program was enacted in 1987 by the state to help in the funding of highway and road projects necessary to support economic growth . Chapter 9 - Page 7 �r It includes the following categories: Target Industries (Category A), State Trunkline Takeover (Category B), Urban Congestion (Category C), Rural Primary (Category D), Forest Road (Category E), and Urban Area (Category F). Negaunee is part of the Ishpeming urban area, which is eligible for Category F funds. Category A is used on a case-by-case basis for economic development projects. Category B has been eliminated, and Marquette County does not qualify for Category C funding. The TEDF program is a part of Act 51. Federal Funding: Federal grant funding was made available to the State of Michigan through the Intermodal Surface Transportation Efficiency Act (ISTEA), which was signed into law in December of 1991. The most recent extension ofISTEA expired in May, 1998; Congress has passed a new six-year transportation bill, known as the Transportation Equity Act for the 21st Century, or TEA 21, which will reportedly increase the amount of funding to Michigan. At this time it is uncertain what effect the new federal legislation will have on the funding programs available to local units of government in general, or the City of Negaunee in particular. Local Funding: In addition to revenues from the Michigan Transportation fund, the City of egaunee budgets money from the general fund for street improvement projects. About $155,000 in general fund revenues was devoted to street projects in 1998. 9.7 Parking In 1993, the City of Negaunee retained ECI, a local engineering firm, to study traffic and parking in the downtown area and formulate recommendations. The study was undertaken to quantify the amount of parking available, whether that parking was sufficient, and what options might exist for increasing the amount of parking in the downtown area. The study identified 277 regular and eight handicap parking spaces in the downtown area, some of which were not in compliance with regulations concerning separation from crosswalks, intersections, fire hydrants etc. Several areas were identified where re-striping existing spaces or acquiring relatively small amounts of property could add a significant number of parking spaces. Other recommendations of the study included the development of additional parking areas for off-street employee parking and/or long-term parking, and the conversion of three streets in the downtown area to one-way traffic in order to increase the area available for parking. Restriping, relocation of crosswalks, and some other relatively minor work has increased the amount of parking in the downtown area. There continues to be a parking shortage, however, particularly during events or promotions which draw larg~ numbers of people to the downtown. 9.8 Sub-State Area Long Range Plan In January of 1995, the Michigan Sub-State Area Long Range Plan was developed by the Corradino Group, for the Michigan Department of Transportation (MDOT), as a 20-year statewide plan that detailed suggested improvements to the State's transportation system and Chapter 9 - Page 8 �• created a funding priority list. In the Upper Peninsula, the two major transportation improvement recommendations in the plan were enhancement of north-south travel to the central and western U.P. and improvement of traffic flow along heavily traveled east-west highway corridors. For the first of the two above-mentioned major recommendations for the U.P., the Long Range Plan suggested road improvements, such as bypasses and passing lanes, along existing northsouth routes (M-95, M-35, or U.S. 41) in the central and western U.P., or the possible creation of a new route (U.S. 41 directly north from the Village of Powers to the community of Gwinn). The pressure for improving the north-south traffic flow through this region could become more of an issue once K.I. Sawyer Air Force Base is completely converted from military use to civilian use and the proposed improvements to north-south highways in northeastern Wisconsin become a reality. County Road 553 between Gwinn and Marquette will be an important future link in an improved central U.P. north-south highway corridor, if connection to K.I. Sawyer becomes economically significant. • In 1995, the Central U.P . Regional Transportation Committee took the lead in a region-wide study to determine the best option for a priority north-south corridor in the central U.P. MDOT provided the Committee technical support during the study period. The goal of the study was to get local consensus to identify a priority north-south corridor. The Committee established local focus groups in the four counties most impacted by the study, Menominee, Delta, Dickinson, and Marquette counties. These focus groups discussed the issues, concerns, and opportunities relative to a priority north-south corridor in a series of meetings. The outcome of these meetings was the establishment of local consensus from each of the focus groups on how a priority corridor should run through their respective counties. The Regional Committee used this local consensus to establish a primary route that went south to north from Menominee to Marquette using U.S. 41, M-35 , and Marquette CR 553, with a spur along U.S. 2 from Powers to Iron Mountain, and a secondary route from Iron Mountain to Marquette using M-95 and U.S . 41/M28. The study report and recommendations have been presented to MDOT, and a proposal is currently under consideration which would provide funding for more detailed study of the northsouth corridor. Thi? detailed study would identify specific improvements which would improve traffic flow and safety along this corridor. The inclusion of CR 553 in the north-south corridor may lead to designation of that road as a state trunk.line in the future. This designation, coupled with the relocation of the Marquette County Airport to the former K.I. Sawyer AFB near Gwinn, could have an impact on traffic patterns in the Negaunee area, particularly along CR 480. • The State Long Range Plan's options for improving the east-west corridor through the U.P., the second of the two major recommendations, involve either M-28 from Ironwood to Sault Ste. Marie or U.S. 2 from Ironwood to St. Ignace. These two east-west highways are heavily traveled commercial truck and tourist routes in the U.P., which have significant traffic congestion problems, especially within the urban centers along the routes. The development of passing lanes and bypassing of urban centers along one or both east-west highways is suggested for areas Chapter 9 - Page 9 �r known for bottleneck traffic. However, unlike the fast of the two major recommendations in the long range plan, no local or regional pressure has yet been put on MDOT and the State for further studies of east-west traffic flows across the U.P. 9.9 Secondary Commercial Network (SCN) The Michigan Sub-state Area Long Range Transportation Plan indicates the need for an allseason transportation network in Michigan. The integration of state, county, and city roads is very important to industries and communities throughout the State. The development of a State Secondary Commercial Network (SCN) has been proposed through a cooperative effort by MDOT, the County Road Association of Michigan, the Michigan Township Association, and the Michigan Municipal League. It is the intent of this effort to identify a network that will aid county road commissions and communities in determining priorities for maintaining and upgrading roads to all-season standards and to ensure that the best possible road system exists to deli ver goods from the source to market. This new road system would also benefit the growing tourism industry, which is a large part of the State's economy. The Secondary Commercial Network would compliment and coordinate with the state trunkline system. The east/west running CR 480, which connects the Negaunee/Ishpeming urban area to CR 553 and U.S. 41 in the eastern portion of Marquette County, would be an example of a potential Secondary Commercial Network. 9.10 Traffic Volume The analysis of present traffic volumes is beneficial for determining the traffic conditions within a community. Traffic counts are usually presented as an average daily traffic (ADT) figure, which is calculated for a particular intersection or stretch of roadway. The Michigan Department of Transportation provides highway volume counts for selected state roads and streets annually. Traffic counters have been placed in 14 locations along U.S. 41/M-28, Business M-28 , and M-35 within Negaunee and Ishpeming townships and the cities of Negaunee and Ishpeming. The average daily traffic volumes for these locations in 1975, 1983, 1987, 1990, 1992 and 1996 are shown in Table 9-3. The general trend on all but two traffic counters in the area is a fairly significant upward trend over 21 years. The most significant growth occurred on U.S. 4 l /M-28, while Business M-28 saw slight growth in some areas and decline in others. Within the period from 1975 to 1996, there have been fluctuations up and down at some locations, as shown in Table 9-3. These fluctuations can be caused by road construction which changes traffic ~attems, special events which draw additional traffic, construction of new businesses or other traffic generators, etc. Overall, however, the trend has been towards increased traffic in the area. Chapter 9 - Page I 0 �' - t TABLE 9-3 NEGAUNEE/ ISHPEMING AREA AVERAGE DAILY TRAFFIC COUNTS , 1975 , 1983, 1990, 1993, AND 1996 Average Daily Traffic Route Counter Location 1975 1983 % . Chg. 1987 25 ,400 % 1990 Chg. % Chg. 1992 % Chg. U.S. 4 l/ M-28 Just W. of Negaunee Twp.'s E. limit 18,000 25 ,400 41.1 U.S. 4 l/ M-28 E. of M-35 intersection , Negaunee Twp. 11,000 14,200 29. 1 14,200 0.0 17,200 21.1 16,000 -7.0 U.S . 4 l/M-28 Just S. ofC. ofNegaunee's N. limit 11,000 14,200 29. 1 14,200 0.0 17,200 21.1 16,000 U.S. 4 I/M-28 W. of Baldwin Ave., C. of Negaunee 12,000 12,500 4.2 12,500 0.0 16,100 28 .8 U.S. 4I /M-28 W. of Croix St., C. of Negaunee 5,000 10,000 100.0 12,500 25 .0 15,900 U.S. 4I / M-28 W. of Deer Lake Rd ., C. of Ishpeming NA 13,600 NA 15,700 15.4 U.S. 4I / M-28 W. ofC. of Ishpeming, Ishpeming Twp. 7,000 8,700 24.3 14,600 U.S. 41 /M-28 W. of Bus. M-28 intersection, Ishpeming Twp . 8,000 8,500 6.3 M-35 S. of U.S . 4 I /M-28 intersection, Negaunee Twp. 1,500 1,600 Bus. M-28 N . of Main St. , C. of Negaunee 7,000 Bus. M-28 Just E. ofC. ofNegaunee ' s W. limit Bus. M-28 Bus. M-28 1996 % Chg. -13.4 39.4 16,800 5.0 52.7 -7.0 16,800 5.0 61.8 16,000 -0.6 15,700 -1.9 30.8 27.2 13 ,000 -18.2 17,600 35.4 252 .2 11 ,900 -24 .2 14,000 17.6 16,400 17.1 -- 67.8 I 1,600 -20 .5 15,000 29.3 12,700 -15.3 81.4 10,700 25.9 10,500 -1.9 10,000 -4.8 9,600 -4 ,0 20.0 6.7 1,600 0.0 2,400 50.0 2,000 -16.7 2,800 40.0 86.7 7,000 0.0 7,000 0.0 7,700 10.0 6,700 -I 3.0 7, 100 6.0 1.4 5,000 5,000 0.0 4,600 -8 .0 4,000 13 .0 3,200 -20.0 5,800 81.3 16.0 E. of Pine St., C. of Ishpeming 5,000 6,000 20.0 6,500 8.3 4,700 -27 .7 4,400 -6.4 4,300 -2 .3 -14.0 W. ofC. of Ishpeming, Ishpeming Twp. 4,500 4,700 4 ,4 4,000 -14.9 3,900 -2.5 3,500 -10.3 4,000 14.3 - I I. I 0.0 28 ,500 1.8 25,100 %Chg. , 1975-96 12 .2 29,000 Source: Michigan Department of Transportation , Annual Average 24-Hour Traffic Volumes, 1975, 1983, 1987, 1990, 1992 and 1996. Chapter 9 - Page I I �r 9.11 Public Transportation Public transit service within the City of Negaunee is provided by Marquette County Transportation System (Marq Tran), which was established in 1982. From 1982 to 1985, Marq Tran served all areas in Marquette County that were outside the cities of Marquette and Ishpeming, which were served by Marquette Transit Authority (MTA) and Ishpeming Transit Authority. In 1985, the County's three transit operations consolidated into the current Marq Tran system. Marq Tran is a non-profit mass transportation service, which receives revenue for its operation from state and federal operation system funds (48 percent), fare box (20 percent). county-wide millage, contract fares, transit pool reimbursement and interest, and other income. Within Marquette County, Marq Tran has 27 vehicles available for service, 22 of which are equipped with wheelchair lifts. Marq Tran provides door-to-door service to residents of the City of Negaunee. Buses housed at the Marq Tran main headquarters facility in the City of Marquette and the senior center in the City of Ishpeming serve residents of the City. The buses from these locations operate seven days a week, with weekday hours from 6:00 a.m. to 5:30 p.m. and weekend hours from 9:00 a.m. to 4:30 p.m. Marq Tran has a zonal fare system setup for its door-to-door service, with half fares given to seniors, disabled, and students. The Ishpeming route is a fixed bus route that runs from the City of Marquette to the City of Ishpeming, with stops in Marquette Township, Negaunee Township, and the City of Negaunee. This fixed route runs seven days a week from 6:30 a.m. to 6 p.m., with 12 round trips Monday through Thursday, 15 round trips on Friday, nine round trips on Saturday, and four round trips on Sunday. Marq Tran charges a oneway fixed fare of $0.90 for the general public and $0.45 for senior citizens, disabled. and students. The Negaunee Shuttle operates from about 10 a.m. to 4 p.m., and serves 10 locations within the cities oflshpeming and Negaunee. The fare is $0.50 for the general public, with half fares for senior citizens, disabled and students. Tables 9-4 and 9-5 show the ridership levels along the Ishpeming route and Marq Tran as a whole from 1991 to 1996. During this five-year period, the total number of passengers along the Ishpeming route dropped from 51,547 to 50,100, a decline of2.84 percent. The passenger levels during this period peaked in 1992 and then steadily declined. The overall Marq Tran ridership levels followed a similar trend, with a 2.19 percent decline in the total number of passengers using the transit service between 1991 and 1996. The door-to-door and contract services saw substantial declines in passenger numbers during this period. The tremendous increase in ridership within the "other" category from 1995 to 1996 was primarily the result of Finn ~est held in the City of Marquette in the summer of 1996. Marq Tran buses are frequently used by college students, elderly, and commuters in the City as an alternative mode of travel. The bus service is also used by residents that are Mental Health clients and/or that are participating in the Special Service Program that helps senior citizens and disabled persons with unmet transportation needs. Chapter 9 - Page 12 �Marq Tran, Delta Area Transit Authority (DATA) and Alger County Public Transportation (AL TRAN) provide intercity public transit service to the City of Negaunee and Marquette County as part of a regional bus service funded through a Michigan Department of Transportation grant. Regional Transportation or RTRAN is a cooperative effort between DATA, Marq Tran, and AL TRAN to broaden the scope of bus service provided in the central U .P. RTRAN uses M-35 as the regional route connecting Marquette to Escanaba, with stops at various points along the route. Two round trips run per day, with a oneway fare costing $8.00. RTRAN has just begun a regional route along U.S. 41/M-28 and M-95 between Iron Mountain and Marquette, also with stops in several communities along the route, including Negaunee. RTRAN currently makes three round trips on M-28 between Munising and Marquette per day, with a $5.00 charge for a oneway trip. These routes use 22-passenger buses, with wheelchair lift equipment; the target customers for these regional bus routes are college students, the elderly, employees at various operations along the routes that commute long distances, and individuals seeking medical care. TABLE 9-4 RIDERSHIP LEVELS, ISHPEMING FIXED ROUTE Year Number of Passengers 1991 51,547 -- 1992 54,068 4.89 1993 52,200 -3.45 1994 50,700 -2.87 1995 50,300 -0 .79 1996 50, 100 -0.40 % Change I 991-1996 -2.84 Source: Marquette County Wide Transportation System, 1996 . • % Change from Prev. Year Chapter 9 - Page 13 �TABLE 9-5 MARQ TRAN RIDERSHIP LEVELS, 1991-1996 Specialized Serv. Contract Serv. Fixed Routes Door-to-Door 309,754 210,829 52,966 8,996 29,848 7,115 1992 330,146 233,639 49,495 8,464 30,719 7,829 1993 322,988 234,178 48,916 7,496 26,185 6,213 1994 307,983 225,811 44,757 8,701 23,317 5,397 1995 294,980 213,997 43 ,332 9,336 21,605 6,710 1996 302,970 209,137 42,746 9,853 23,054 21 , 18 0 % change 1991-92 6.58 10.82 -6.55 -5 .91 2.91 10.03 % change 1992-93 -2.17 0.23 -1.17 -11.44 -14.76 -20.64 % change 1993-94 -4.65 -3.57 -8.50 16.07 -10.95 -13. I 3 % change 1994-95 -4.22 -5.23 -3.18 7.29 -7.34 24.32 % change 1995-96 2.71 -2.27 -1.35 5.53 6.71 215.6 5 % change 1991-96 -2. 19 -0.80 -19.30 9.53 -22.8 197.6 8 Year Total 1991 Other Source: Marquette County Wide Transportation System , 1996. 9.12 Inter-Community Bus Service Inter-community bus service to and from the City of Negaunee is provided by Superior Transportation, which in 1997 took over routes previously operated by White Pine Company. Superior operates two fixed routes in the Upper Peninsula. The north-south route runs along U.S. 41 from Calumet to Milwaukee. The south bound bus along this .route stops at 11 :40 p.m. at Jim's Jubilee in the City of Negaunee, while the north bound bus along this route stops at 3:50 a.m. The east-west route runs along U.S. 2 from St. Ignace to Duluth, MN, and does not pass through Marquette County. To use the east-west bus route, residents in Marquette County would have to take the south bound bus to Rapid River in Delta County, or drive to Rapid River or Iron Mountain to catch either the east or west bound bus. 9.13 Port A deep-water port is located in the City of Marquette, approximately 10 miles east of the City of Negaunee. The port is an important shipping point for iron ore pellets from the Empire and Tilden Chapter 9 - Page 14 �e mines; pellets are transported from the mines by rail, and then shipped to steel mills in the lower Great Lakes region. Commodities such as coal and salt are shipped into Marquette via the port. An average of 10,066,833 tons of cargo each year was hauled out of the port during this period, with iron ore accounting for about 75 percent of this tonnage. Currently, nearly 50 percent of the iron ore mined in Marquette County is hauled by rail to the Escanaba port for shipping out. However, with Algoma Steel's recent announcement that it intends to take additional iron ore tonnage from the Tilden Mine beginning in 1998, the total amount of iron ore shipped out of the Marquette port should increase in the coming years. 9.14 Air Transportation The Marquette County Airport is located just east of the City ofNegaunee,just north of U.S. 41 /M-28 in Negaunee Township. This site became the County airport in 1957; previously it was a utility airport. The airport is one of six airports in the U.P. that provides commercial passenger air service. It is classified as a "transport airport" facility. Such airports have a primary runway of 4,500 feet or longer, and are capable of handling jet aircraft. The existing Marquette County Airpo1t occupies approximately 650 acres north of U.S. 41/M-28, just no1th of the northeastern comer of the City of Negaunee. Access to the airport is provided by U.S. 41/M-28 , which bisects the Marquette-Ishpeming-Negaunee urban corridor. • The current airport has two runways. The east/west runway is 6,500 feet in length, and the north/south nm way is 3,000 feet in length. The configuration of the runways is sufficient to handle many jet aircraft; however, the airport is currently used only by turboprop planes with a maximum capacity of about 40 passengers. As of early 1998, three commercial airlines serve the Marquette County Airport. Mesaba Airlines (Northwest Airlink) provides service to Detroit and Minneapolis, where Northwest Airlines maintains hubs that provide access to connecting flights. Midwest Express (Skyway) offers service to Chicago's Midway Airport and connecting flights. Great Lakes (United Express) offers service to Chicago O'Hare and Detroit. American Eagle (American Airlines) served the area until August 1996, when passenger service was discontinued due to a decline in passenger volumes. Skyway began serving Marquette County a few months after American Eagle discontinued service. Passenger, cargo and air-carried mail volumes at the Marquette County Airport have fluctuated over the past 20 years, as a result of several factors . The number of total scheduled passengers (both enplanements and deplanements) at the Marquette County Airport increased steadily from the 1950s through the 1970s, as shown in Table 9-6. With the advent of deregulation in the early 1980s, passenger volumes at all U.P . airports dropped significantly. Many smaller airports throughout the country lost jet service at this time, and service since the 1980s has been provided by smaller turboprop planes. Since 1980, the number of scheduled passengers at the Marquette County Airport has fluctuated, but the overall trend was upward until Chapter 9 - Page 15 �1993, when over 104,000 scheduled passengers passed through the airport. Since 1993, passenger volume dropped to near the 1990 level, but has since begun to increase again. The amount of air carried cargo and package freight handled at the Marquette County Airport peaked in the mid 1970s, and generally declined until 1990. Since then, the amount of cargo and freight has remained fairly constant at between 50,000 and 100,000 pounds per year, as shown in Table 9-7. The amount of incoming cargo and freight far exceeds outgoing cargo and freight in most years, with incoming (deplaned) freight averaging 65-80 percent of total volume. The amount of cargo and freight handled at the Marquette County Airport is significantly less than at other area airports; Delta County Airport handled over 1 million pounds in 1997, while Ford Airport in Dickinson County handled over 2.5 million pounds. The amount of air carried mail was, until 1980, a fairly significant factor at most U.P. airports. From the 1950s until 1980, the Marquette County Airport generally handled between 27,000 and 280,000 pounds of mail per year, averaging about 60,000 to 80,000 pounds per year. Since 1980, however, the amount of air carried mail has dropped to none in some years to a high of 6,951 pounds in 1990, as shown in Table 9-8. What mail is handled locally is almost entirely outgoing maiL with little or no incoming air carried mail in most years. This trend occurred at most U.P. airports; some airports have seen air carried mail cease entirely. Most air carried mail is now delivered by truck to larger airports, where it is then placed on airplanes, virtually eliminating the use of smaller airports for air carried mail. A base reuse plan for K.I. Sa\vyer AFB was prepared during the time the base \•;as being closed, and one of the recommendations of that plan was that the Marquette County Airport be moved to K.I. awyer. The County Board gave a tentative endorsement of that recommendation. passing a resolution to move the airport if such a move could be shov..n to be economically feasible. In August 1996. a new resolution was passed. stating that the airport would be moved. Greiner. Inc., the consulting firm who prepared the base reuse plan, was retained by Marquette County to prepare a reuse plan for the existing Marquette County Airport. The plan, completed in August 1996, examined issues related to reuse of the property. including environmental contamination, legal issues related to property ownership, the impact on current airport tenants, and potential alternatives for reuse. The study also makes recommendations regarding a marketing strategy for the property. Reuse options recommended by the study include housing development, office space, recreation, and limited commercial and industrial uses. The existing terminal and former terminal were identified as suitable for office space, while the portion of the property w~ch fronts directly on U.S. 41/M-28 would be most desirable for commercial use. Some hangars appear to be relocatable, and were recommended for relocation to Sawyer; hangars which are not relocatable could be used for storing vehicles or equipment. The study identifies a sports complex containing tennis courts, exercise rooms, weight training, etc. as a possible recreational reuse for the former Simmons hangar. Initial alternatiYes identified by Greiner included a golf course and correctional facility; the County Board directed the consultants not to consider these alternatives further. Chapter 9 - Page 16 �- ~ . e TABLE 9-6 PASSENGE RS AT U.P. AIRPORTS, SELECTED YEARS Airport 1980 1985 1990 199 1 1992 1993 1994 1995 1996 1997 Marq uette Co unty Total Schedu led Passe ngers Enplanements Dep lanernen ts 67,95 1 33,7 18 34,233 75,2 10 37,17 1 37,039 78, 11 6 39,094 39,022 88,520 44,050 44,470 103,575 52,223 5 I,352 104,537 52,500 52,037 95,925 48, 148 47,777 79,4 I2 40,01 5 39,397 83,205 42,052 4 1, 153 82,048 4 1,900 40, 148 Dc ltn County (Escanaba) Total Sched uled Passengers Enplanement s Dep lanemcn ts 40,269 21,464 18,805 2 1,442 10,865 10,577 26,094 13,476 12,6 18 28, 197 14,366 13,83 1 3 1,929 16,30 1 15,628 29,986 15, 163 14,823 37,895 19,055 18,840 35,9 13 18,270 17,643 42, 13 I 2 I,549 20,5 82 4 1,3 04 20,627 20,677 Ford (Iron Mou nt ain ) Total Schedul ed Passengers Enplanement s Dcp lane ments 38,247 18,676 19,57 1 17,396 8,683 8,7 13 2 1,2 16 10,634 10,582 16,735 8,288 8,447 20, 11 3 10,085 10,028 23,396 11 ,724 11 ,672 2 1,2 14 10,562 10,652 2 1,092 10,579 10,5 13 19,686 9,870 9,8 16 13,654 6,787 6,867 Houghton County Memori al Total Schedu led Passengers Enplanements Dep lanement s 49,330 24,796 24,534 4 1,6 15 2 1, 167 20,448 45,568 23,099 22,469 42,748 2 1,547 2 1,20 1 42,556 2 1, 165 2 1,39 1 37,888 18 ,9 17 18,97 1 40,969 20,558 20,4 11 40,762 20,484 20,278 45,468 22, 885 22,583 47,687 23,974 23,7 13 Twi n County (Menomi nee) Tota l Sched ul ed Passengers Enplanernents Dep lanements 20,098 10,2 1I 9,887 2, 11 8 1,056 1,062 3,224 1,624 1,600 3,534 1,8 11 1,723 3,597 1,834 1,763 2,999 1,49 1 1,508 2,927 1,297 1,330 1,525 704 82 1 182 110 na na na 23,990 11 ,533 12,457 5,889 2,996 2,893 10, 155 5,072 5,083 8,30 1 4, 194 4, 107 8,220 4,074 4, 146 9,727 4,870 4,857 8,702 4,330 4,372 6,4 13 3, I 83 3,230 5,34 1 2,670 2,67 1 3, 128 1,54 8 1,580 2 1,657 10,736 10,92 1 1,077 5,0 17 5,060 17,354 8,844 8,5 10 17,493 8,8 14 8,679 19,489 9,849 9,640 18,099 9, 139 8,960 17,947 9,244 8,703 13,826 9,545 9,281 17,409 8,82 1 8,588 10, 192 5,227 4,965 Gogeb ic Coun ty To la I Sched ul ed Passengers !2npl n11 c111 cnls Dcp lanements Chi ppewa Co unty In t'!. (Ki nross) Totnl Sched ul ed Passengers Enplanemcnts Dep lanernents Chap ter 9 - Page 17 72 �TAl3LE9-7 AIR CARRIED CARGO AND PACKAGED FREIGI IT AT U.P. AIRPORTS, SELECTED YEARS (POUNDS) 1990 1991 1992 1993 1994 1995 1996 1997 288,200 74,600 213,600 69,565 24,642 44,913 73,534 22,864 50,670 79,819 26,871 52,948 61,128 21,323 39,805 82,688 21,268 61,420 77,851 28,730 49,121 54,978 21,417 43,561 53,683 16,264 37,419 305,800 93,060 212,740 50,600 21,000 296,000 956,088 248,559 707,529 949,206 316,153 633,053 1,084,357 539,605 544,752 1,542,412 770,625 771,787 I ,527,072 688,713 838,359 1,051,536 458,682 592,854 893,797 342,689 551,108 1,086,53 I 419,369 667,162 Ford (Iron Mountain) Total Cargo and Freight Enplaned Deplaned 486,232 142,553 343,679 23,400 4,000 19,400 1,039,821 432,777 607,044 1,237,587 515,529 722,058 1,544,203 602,838 941,365 1,621,980 575,414 1,046,576 1,772,130 577,370 I, 194,760 1,767,087 558,079 1,209,008 2,040,446 709,929 1,330,517 2,548,43 I 950,734 1,597,697 Houghton County Memorial Total Cargo and Freight Enplaned Deplaned 265,579 100,696 165,063 94,000 48,000 46,000 194,394 99,110 95,284 223,292 99,174 124,118 271,098 I09,388 161,710 328,483 119,821 208,662 403,160 92,305 310,855 368,979 93,714 275,265 548,061 217,204 330,857 809,544 329, I 05 480,439 Twin County (Menominee) " Total Cargo and Freight Enplaned Deplaned 150,029 41,980 I08,849 1,800 400 1,400 240,324 148,152 92,172 303,903 162,762 141,141 303,227 164,172 139,055 372,002 191,473 180,529 388,966 219,507 169,459 508,996 276,649 232,347 704,307 394,910 309,397 659,415 367,090 292,325 62,555 15,432 47,123 6,092 562 5,530 142,721 61,664 81,057 158,140 60,545 97,595 171,340 73,824 97,516 189,522 78,623 110,899 230,176 97,011 133,165 170,443 68,972 101,471 304,226 125,072 179,154 356,313 177,499 178,814 I 03,550 40,421 63,129 22,800 5,600 17,200 5,708 2,018 3,690 3,791 1,803 1,988 7,937 2,906 5,031 4,731 1,074 3,657 7,190 753 6,437 6,682 2,468 4,394 2,987 1,340 1,647 4,206 2,403 1,803 Airport 1980 1985 Marquette County Total Cargo and Freight Enplaned Deplaned 495,648 101,447 394,20 I Delta County (Escanaba) Total Cargo and Freight Enplaned Deplaned Gogebic County Total Cargo and Freight Enplaned Deplaned Chippewa County lnt'l.(Kinross) Total Cargo and Freight Enplaned Deplaned Chapter 9 - Page 18 ~ �• - - TABLE 9-8 AIR CARR IED MA IL, U.P. AIRPORTS , SELECTED YEARS Ai rport 1980 Marquette County Tota l Air Carried Mai l Enplaned Deplaned 18,300 16,956 1,344 I, 117 1,11 5 2 6,95 1 6,95 1 0 5,929 5,929 0 5,666 5,666 0 2,995 2,99 1 4 3,747 3,733 14 7323 72 18 105 4933 4703 230 2,966 2,6 16 350 De lta County (Escanaba) Tota l Air Ca rried Mai l Enplaned Dep laned 16,92 1 15,339 1,582 14, 176 14, 176 0 3,304 3,304 0 3,0 10 2,979 31 2,809 2,809 0 3,547 3,547 0 2,887 2,74 1 146 2528 2524 4 2852 2852 0 4,192 4,136 56 Ford (Iro n Mountain) Total Air Carried Mai l Enplaned Dep laned 834,4 11 22,240 8 12, 17 1 24,272 19,8 IO 4,462 0 0 0 0 0 0 0 0 0 n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s Houghton County Memoria l Total Air Carried Mai l Enpl aned Dep laned 18,736 18,736 0 5,26 1 3,008 2,253 1,479 1,479 0 1,738 1,738 0 1,856 1,856 0 2,4 16 2,350 66 3, I 84 3,0 12 172 2529 2483 46 2978 2455 523 2,3 13 2,2 88 25 Tw in Co unty (Menom inee) Total Air Carried Mai l Enp laned Dep laned 25,653 25,483 170 0 0 0 0 0 0 n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s 156 19 137 140 140 0 0 0 0 0 0 0 242 242 0 67 1 634 37 547 476 71 440 440 0 659 659 0 1,429 1,429 0 25 ,657 6,971 18,686 4,66 1 2,7 19 1,942 0 0 0 n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s n/s Gogebic Co unt y (Ironwood) Total Air Ca rri ed Mai l Enplaned Dep laned Chi ppewa County Int' ! (Kinross) Tota l Air Carried Mai l En pl aned Deplaned 1985 1990 199 1 1992 Chapte r 9 - Page 19 1993 1994 1995 1996 1997 �It is currently estimated that the Marquette County Airport will be moved to K.I. Sawyer in summer or fall, 1999. Marquette County solicited proposals for purchase and reuse of the airport property, and as of February, 1999, is negotiating with a local developer and the Keweenaw Bay Indian Community. The developer and KBIC propose to purchase the property for use as a casino and industrial/commercial development. Negaunee Township officials and others have expressed a desire to see airport operations continued at the Negaunee Township location, even if the County airport is moved. They believe that an industrial airpark may be feasible, and that a private entity may be willing to operate the facility without state or federal funding. The County Board has taken the position that airfield uses at the current site should not be permitted once the airport is moved. The Township submitted a proposal for airport reuse, which included maintenance of an airport at the site; this proposal was rejected by the County. 9 .15 Railroads Railroads were one of the dominant forces shaping early industry and settlement in Marquette County. Rail transportation was necessary to carry iron ore from the County's many mines to ports at Marquette and Escanaba, where it was then shipped to steel mills and smelters. Communities often formed near the mines and/or where railroads were established. Rail service in the Negaunee area is provided by the Wisconsin Central LTD (WC) and Lake Superior & Ishpeming (LS&I). An east-west rail line runs through the southeastern portion of the Township, just south of U.S. 41/M-28 . The portion of this line that runs from the City of Negaunee to Eagle Mills is Wisconsin Central owned but also used by LS&I. A fee is paid by LS&I each year to have the right to use this segment of track. Just east of Eagle Mills at Diamond Junction, the WC track continues to run east-west, while the LS&I separates from the jointly used track and runs north-south and then east-west through the northeastern portion of the Township. Within Eagle Mills, LS&I operates a rail yard facility, which is used for switching cars and storing cars and locomotives. Another segment of rail line runs southwest-northeast from Eagle Mills to the City ofNegaunee. This segment of track is owned and used jointly by WC and LS&l. In the City of Negaunee, it connects with the heavily used iron ore pellet rail line that links the Tilden and Empire mines to the ore docks in Escanaba. From this interchange, the iron ore line runs northwest-southeast right through where Negaunee Township, the City of Negaunee, and Richmond Township intersect. The profitable iron ore rail line was owned and operated by the Chicago & Northwestern Railroad Co. (C&NW) from the 1860s until April of 1995, when it was purchased by the Union Pacific Railroad Company, as part of a nationwide takeover of the entire C&NW system. About two years later, WC purchased this line along with rest of the old C&NW lines in the Upper Peninsula and Northern Wisconsin from Union Pacific. Wisconsin Central purchased the additional lines because it provided an opportunity to consolidate and more efficiently move freight. Chapter 9 - Page 20 �Within Marquette County, the Empire and Tilden mines are the main customers for both WC and LS&I. As mentioned above, the WC main iron ore line runs from the mines to the ore docks in Escanaba. The LS&I iron ore rail line, on the other hand, runs from the two mines to the ore docks in Marquette. The iron ore hauled to these docking operations is then loaded onto ships and transported to steel mills along the lower Great Lakes. In 1997, about 8 million tons of iron ore was hauled by LS&I, while WC hauled about 6 million tons. In addition to iron ore, WC hauls pulpwood, logs, iron scrap, fly ash, clay, and crushed limestone on its lines serving Marquette County. However, iron ore should remain the dominant commodity hauled by both WC and LS&I within the County in the foreseeable future. With the recent acquisition of the old C&NW lines, Wisconsin Central is currently proposing to abandon the east-west rail line that runs from where LS&I splits (Diamond Junction) in Negaunee Township to Munising. WC is currently not hauling any freight along this segment of rail line. All the freight from this line is being shifted to the newly acquired rail line that runs from Partridge Junction, just north of the Empire Mine, to Escanaba. Wisconsin Central's main reasons for proposing abandonment of the Diamond Junction to Munising line are that there are no customers along this stretch and that the old C&NW line better serves its existing customers in Marquette and Baraga counties because of the distance and time savings. 9. I 6 Issues and Opportunities The need exists for additional street improvement projects throughout the City. Future water and sewer projects offer the opportunity to couple street improvements with other infrastructure improvements. Potential changes in the distribution formula for the Michigan Transportation Fund could impact, either positively or negatively, the amount of funding available to Negaunee in the years to come. There is a shortage of parking in downtown Negaunee, particularly during special events or promotions. The recommendation to include CR 553 between Gwinn and Marquette as part of the priority north-south corridor through the central U.P., together with the County Board of Commissioners' decision to move the County airport to the former K.I. Sawyer AFB, will probably increase the traffic levels along CR 480. Thus, the County, the Road Commission, and the communities served by CR 480 should work together to assure that this County primary road is maintained to a satisfactory level. Traffic counts taken by the Michigan Department of Transportation at several locations along state trunklines within the Marquette/Ishpeming/Negaunee urban corridor indicates that traffic volumes have increased along almost all segments of trunklines within the corridor area from 1975 to 1996. MDOT and the communities within the urban corridor need to use this data in making any future decisions on improving the traffic flow through the corridor area. Chapter 9 - Page 21 �Ridership on the Marq Tran Ishpeming fixed rou~e, and on the Marq Tran system in general, has declined over the past few years. Continued declines may result in changes in the level of service in the future . The new Regional Transportation (RTRAN) system will provide residents of the City of Negaunee another alternative for medium distance intercity travel or commuting within the central U .P. The aging of the local population could result in future needs for additional transportation services for the elderly and/or disabled. The recent acquisition of the Union Pacific rail lines by Wisconsin Central has allowed WC to consolidate some rail lines within the U.P ., which has resulted in a more efficient freight moving rail operation. Reuse of the existing Marquette County Airport following relocation of the airport to K.I. Sawyer may result in changes in traffic and land use patterns, which may in turn affect transportation patterns in the City of Negaunee. The relocation of the airport to K.I. Sawyer will mean increased driving time for local residents departing or arriving by air, or who are picking up or dropping off passengers. Chapter 9 - Page 22 r' I �10.0 GOALS, POLICIES AND OBJECTIVES 10.1 Introduction Throughout the preceding chapters of this plan, detailed information has been presented defining the historical trends and current situation in the City of Negaunee. This background information has helped the Planning Commission to gain an understanding of the forces which have shaped the growth and development of the City to this point. In order for a community to have a sound plan for growth and development, it is essential that goals be set. Such goals are broad statements which reflect desired future conditions, and are based on the background information, assumptions, alternatives and policy variables presented earlier. More specific policies and objectives are then developed, which define actions which can be taken to implement the goals. The final stage of the planning process, which is implementation of the plan, begins once the goals, policies and objectives have been defined. The first step in plan implementation is the adoption of this plan by the Planning Commission following a public hearing and consideration of any public comments received. Plan implementation continues through adherence to the goals, policies and objectives set forth in this plan. It should be emphasized, however, that these goals, policies and objectives are not "cast in concrete." While the Planning Commission has developed these goals, policies and objectives based on the best information available, and the needs of the community at a point in time, changing needs and desires within the community, or changes in the local population or economy may mean that these goals, policies and objectives will need to be re-evaluated. This plan must remain flexible enough to respond to changing needs and conditions, while still providing a strong guiding mechanism for future development. The Planning Commission, City Council, and City staff, together with other groups, organizations and individuals, can use this plan as a dynamic decisionmaking tool, and should assure that the plan is referred to frequently and updated periodically. To assist in understanding the nature of the goals, policies, and objectives presented on the following pages, the following definitions are presented: Goal: A broad statement of a desired future condition, the generalized end toward which all efforts are directed. Goals are often stated in terms of fulfilling broad public needs, or alleviating major problems. Goals are generally difficult to measure and are idealistic. Policy: A statement of position or course of action which provides a means of obtaining a stated goal. Policies are factual in nature, and can be measured by the impact they have on existing conditions. Chapter I O - Page I �Objective: 10.2 A specific attainable end derived from a related goal or policy to be accomplished within a specific time. When attained, they represent significant and measurable progress toward a goal, thus providing a means of evaluating progress. Economy Explanation: The City of Negaunee is a part of the Negaunee-Ishpeming-Marquette urban corridor, the commercial and employment center of Marquette County. While historically dependent on natural resources, the economy in Marquette County is now heavily dependent on the service sector. Unemployment rates have declined overall since 1982, and the local economy is fairly diversified. Many City residents work in the City of Marquette, while taking advantage of the lower housing costs in the City of Negaunee. The City contains a compact, historical downtown area, and additional commercial development along U.S. 41/M-28 . Increase business and employment opportunities, and increase the City's tax base. Policies: Encourage economic diversification aimed at recreation/tourist traffic. Promote and market the Negaunee area, and promote recreational activities and events which draw both area residents and visitors into the community. Use cooperative marketing efforts with businesses and other organizations where possible. Encourage revitalization of and restoration of the downtown area as a diversified commercial area. Improve existing and develop new shopping areas in the downtown and Teal Lake corridor. Promote future industrial development which does not have an adverse effect on surrounding areas and the community as a whole. Provide increased employment opportunities through incentive programs which support entrepreneurial enterprises in the community. Consider acquisition of developable land along U.S. 41-~28 and Teal Lake for resale or lease to private developers, providing that public access to Teal Lake is maintained. Develop an overall plan for the downtown area, to help achieve consistent design and maintain the historical atmosphere of the downtown. Chapter IO - Page 2 �Objectives: Establish a theme for the City of Negaunee, such as capitalizing on the area's rich mining heritage, the historical buildings and visible reminders of the mining era; use this theme to guide marketing efforts, beautification, building and facade improvements, public improvements such as lighting and street furniture, etc. Historic preservation guidelines would be appropriate for this effort. Encourage development of businesses which will attract visitors as well as local residents to the community, such as lodging facilities, restaurants, microbreweries, specialty shops, art galleries, etc. Support development of bed and breakfast establishments where appropriate. Such establishments can encourage renovation of older homes, spur local construction activity, and will fit well with the historic character of the community. Establish a program for recognition of the efforts and success of downtown merchants, to let these businesses know they are a valued part of the community. Develop a strategic plan for the redevelopment of the downtown area, and pursue grant funds for implementation of the plan. - Build on the success of existing community events and attractions, such as the Negaunee Invitational Basketball Tournament, Pioneer Days, ski jumping competitions, etc.; explore other ideas for events and attractions to draw visitors to the area; promote Negaunee as a site for festivals and other family-oriented events. Capitalize on recreational opportunities in the area, such as luge, ski jumping, ice fishing, snowmobiling, hunting; market these opportunities, and insure that adequate facilities are in place to meet visitors' needs. Work with local organizations to develop walking and auto tours of the City, highlighting the historical attractions in the area. Establish a dialog with Cleveland-Cliffs Iron Co. seeking access to the Jackson Pit, to reestablish an overlook as a visitor attraction. Increase awareness of Native American activities in the area, dating back to 4-6,000 years ago according to recent artifacts discoveries. Investigate the feasibility of establishing an area of land on or near Teal Lake/U.S. 41 for use by local Native Americans to market native goods and provide visitors with information about Native American culture and history. Chapter IO - Page 3 �Encourage aggressive marketing of commercial real estate, especially historically significant buildings in the downtown district. Educate local real estate firms about the potential of the downtown area, using success stories from existing businesses as examples. Increasing community pride is critical to the success of any marketing efforts. Provide opportunities for local residents to participate in community promotion through cleanup and beautification programs, family-oriented activities such as seasonal flea markets, flower and garden shows, etc. . 10.3 Natural Features Explanation: The City ofNegaunee's location over significant iron ore deposits in the Marquette Iron Range has helped shape the current development pattern of the community. The area's steep slopes limit the suitability of some areas for development, but provide recreational opportunities in the form of ski jumping, cross-country skiing, luge, etc. Some of these areas, where caving from past mining activities is not a limiting factor, can provide attractive sites for development because of the views from these steep sites. One of the more visible natural features in the City is Teal Lake; the City has cooperated with the City oflshpeming in applying for and receiving grant funds to aid in purchasing significant portions of the north shore of the lake. Continue to capitalize on the opportunities associated with the area's steep terrain, climate and natural beauty, while at the same time recognizing the limitations that result from these factors. Policies: Development on the north shore of Teal Lake should be discouraged; the City should pursue acquisition of land where possible to preserve this unique area. Protect the unique character of the Teal Lake shoreline. Continue to work with other local governments, organizations, and individuals to establish and promote events which take advantage of the area's climate and natural features. Objectives: Work with the City oflshpeming, CCI, the U.S. Olympic ~ducation Center, and others to continue enhancement of the SUNTRAC area, and promote existing and new events which are possible because of the unique topography and climate of the area. Implement a 100-foot waterfront setback for development along the north shore and other undeveloped areas of Teal Lake. Chapter l O - Page 4 �10.4 Land Use Explanation: The land use pattern in the City of Negaunee is largely the result of past mining activities, and although these activities have largely ceased inside the City, the caving grounds which remain severely restrict the City's ability to grow. About 75 percent of land within the City is owned or controlled by mining interests, and much of this area consists of caving grounds. Of the City's 15 square miles, only about three square miles contain development. Commercial development has occurred in the downtown area, with a newer commercial "strip" along U.S. 41/M-28. Industrial development in the City is insignificant, and new residential development has been limited by unavailability of land. Two new developments are expected to provide 60-65 new housing units on property formerly not available. Utilize zoning and subdivision regulations, and other local regulatory tools, to implement this plan and guide future growth and development in Negaunee. Develop the downtown and portions of Teal Lake as activity centers and recreational attractions, and develop the U.S. 41/M-28 corridor as a tourist service area, while enhancing the traditional small town character of the community. Enhance the physical appearance of the City, to increase its appeal to residents and visitors. Policies: The existing zoning ordinance should be periodically reviewed to make sure it adequately addresses local issues, facilitates development goals, and protects the character of the community. Encourage revitalization of and restoration of the downtown area as a diversified commercial area. Improve existing and develop new shopping areas in the downtown and Teal Lake A venue corridor. Promote future industrial development which does not have an adverse effect on surrounding areas and the community as a whole. Encourage preservation of historic structures in the City, possibly including designation of a historic district. The City should adopt a sign ordinance, and develop regulations which will be consistent with the character of the community; will aid local residents and visitors in finding attractions and services; and will not detract from the visual quality of the area. Chapter IO - Page 5 �Objectives: Adopt where necessary and consistently enforce ordinances directed towards unsightly buildings, blight, junk cars, etc.; these ordinances will enhance Negaunee's image as a clean, familyoriented community. Develop special zoning language for the Teal Lake area, either through a new zoning district or an overlay district; consider inclusion of special setbacks from the high water line, limitations to height of structures and/or vegetation to enhance scenic views; visual easements at street intersections; buffers along district boundaries and/or adjacent to certain uses; minimizing bulk of structures and lot coverage ratios to maintain visual access. Various uses should be permitted or restricted based on their relationship to the water. Planned Unit Development provisions and incentive zoning language should be added to the current zoning ordinance. Innovative and flexible zoning techniques which allow for mixed uses and creative design should also be explored. Sign regulations should be revised as necessary to insure signs do not detract from the U.S. 41/M-28 corridor or the downtown character. Subdivision regulations should be adopted which establish design and construction criteria governing new streets and subdivisions. In cases where City-owned property is sold, leased or otherwise transferred to a developer, stipulations should be included requiring public access easements, design standards, and/or public facilities to be provided by the developer. The historical character of the downtown should be protected; development of regulations and/or some sort of official designation based on preservation of historic properties should be considered. Landscaping should be used to enhance the appearance of the downtown, using tree planting, shrubs, ground covers, and flowering plants. Enhance the appearance of the entrances to the City, and the U.S. 41/M-28 corridor, using landscaping, signage, visual enhancement of the railroad viaduct, removal or renovation of dilapidated buildings, cleaning up of vacant property, etc. Establish a theme for the City of Negaunee, such as capitalizing on the area's rich mining heritage, the historical buildings and visible reminders of the mining era; use this theme to guide marketing efforts, beautification, building and facade improvements, public improvements such as lighting and street furniture, etc. Historic preservation guidelines would be appropriate for this effort. Chapter IO - Page 6 �Encourage development of businesses which will attract visitors as well as local residents to the community, such as lodging facilities, restaurants, microbreweries, specialty shops, art galleries, etc. Identify potential sites for an industrial park, and define the development needs for these sites. 10.5 Public and Community Facilities Explanation: The City of Negaunee provides a wide range of community facilities and services, including municipal water and sewer systems, garbage collection, electrical service, cable television, municipal offices, library, etc. Other entities at the county, state and federal level, as well as some local organizations, also provide services or facilities used by local residents. Some services, such as higher education, are available in other nearby communities. Community facilities and services are an important part of a community's quality of life, and are also an important factor in economic development. Continue to provide all needed community facilities and services in a cost-effective manner, in accordance with the standards of regulatory agencies. Policies: Continue to provide existing services in a safe and efficient manner, in compliance with state and federal standards, and expand services as needed. Develop a multi-year Capital Improvement Plan for the City, to be used as a long-range planning and budgeting tool. Provide services and facilities which will improve community appearance and serve to attract visitors to the City. Objectives: Encourage pedestrian and biking activity in the community by adding historic-style lighting fixtures throughout the downtown area and Teal Lake corridor. Place and maintain street furnishings in the downtown area and Teal Lake corridor, to make the area more attractive and provide comfort to shoppers, tourists, employees, and pedestrians. Street furnishings include planters, benches, trash containers, drinking fountains, tree grates, and bicycle racks. Explore alternative uses for the former water works building along Teal Lake. Chapter 10 - Page 7 �Provide streetscapes and urban design improvements, such as landscaping, paving, street furniture, lighting, etc., which will add character to public areas. Develop a high-visibility visitor center to provide information to tourists and local residents. A cooperative effort with the Negaunee Historical Museum and other local organizations may be appropriate. Identify deteriorated and/or undersized water mains, identify potential funding sources for repairs, and complete repair or replacement projects as needed to achieve a water system which adequately serves all customers. Identify deteriorated sewer mains, identify funding sources for repair or replacement projects, and repair or replace mains as needed to eliminate inflow and reduce the volume of effluent treated. Identify funding sources for replacement and possible relocation of the sewer interceptor which currently crosses caving grounds ; complete repair and/or relocation . Identify funding sources for repairs to the Negaunee Fire Hall, Negaunee City Hall, and other municipal buildings. Use a Capital Improvements Program to budget for and schedule repairs over a period of several years, in order to insure that these buildings remain suitable for public use. Demolish existing bandshell, select location for new bandshell, identify funding sources, and construct new bandshell. Complete additional platting, road repairs, and water system repairs in Negaunee Cemetery. Continue to upgrade electrical service and TV cable system as needed . Evaluate the financial feasibility of continued operation of the City' s cable television system. 10.6 Housing Explanation: The City ofNegaunee's housing stock is generally relatively old, although most units have been well-maintained. Because of a lack of available sites for development, there has not been significant housing growth in recent years. However, two subdivisions are currently being developed on land that was purchased by developers from mining interests; these new subdivisions will add 60-65 housing units to the local housing stock. Construction began in 1998 on a new 20-unit assisted living facility in the City, which will provide housing options for elderly residents. Chapter IO - Page 8 �Encourage provision of an adequate supply of affordable, safe and sanitary housing, consistent with the needs of the local population. Policies: Encourage continued development and maintenance of a variety of housing types, in accordance with local ordinances and state laws. Through the zoning ordinance and other land use regulation tools, ensure that sufficient sites are available to develop new housing. Stabilize and strengthen existing residential environments through housing rehabilitation and improvement programs. Objectives: Sponsor annual Home Improvement awards. Encourage rehabilitation of existing homes through more active involvement in state and federal programs where available .. Explore the feasibility of elderly housing in the U.S. 41 corridor, where shopping and services are readily available. Be aware of state and county programs for housing rehabilitation, and encourage use of available programs by local residents to help eliminate deteriorated and unsafe housing. Continue to enforce local ordinances regarding blight and deterioration, to eliminate hazards to public health and safety. 10.7 Recreation/Historical Explanation: A wide variety of recreational opportunities are provided in and around the City of Negaunee. These recreational opportunities range from playgrounds and picnic areas used by local residents to intensively-developed facilities which attract visitors from a significant distance, such as SUNTRAC (Suicide Bowl) or the Iron Industry Museum. Some of these recreational opportunities are provided by the City, while others are provided by other agencies or organizations. The City also contains a wealth of historical sites, including many historical buildings in the downtown area. Negaunee is the site of the first discovery of iron ore in the U.P., which led to the development of a thriving iron mining industry throughout the Marquette Iron Range. Chapter IO - Page 9 �Goals (Recreation): Provide a wide range of recreational opportunities, including a variety of recreational experiences for all age groups and abilities, which attract visitors to the community as well as serving local recreation needs. Develop the downtown and portions of Teal Lake as activity centers and recreational attractions while enhancing the traditional small town character of the community. Develop the U.S. 41 corridor as a tourist service area. Capitalize on the historic character of the City and the rich iron mining heritage to attract visitors to the City. Policies: Maintain existing parks and recreational facilities, and implement improvements identified through the recreation planning process. Continue to update the City of Negaunee Recreation Plan every five years, in accordance with Michigan DNR guidelines. Cooperate with other units of government in encouraging maintenance and improvement of recreational facilities in the area, as well as development of new recreational opportunities. Maintain public ownership of Teal Lake shoreline areas to assure that inappropriate or incompatible development does not occur. Increase the value of existing public recreation areas by providing equipment, amenities and other improvements to accommodate multi-use throughout the year. Promote increased use of facilities already in place, such as the Ice Arena. Aggressively pursue grant funding opportunities for recreation improvements. Pursue acquisition of additional recreational sites where possible, using federal, state and private funding sources where available. Insure that local zoning and other land use regulations provide the opportunity to develop businesses which will enhance recreational opportunities il\the City. Utilize Teal Lake's full potential for public recreation opportunities, including parks, scenic viewing areas, boat launch and mooring facilities, etc. Encourage pedestrian and other non-motorized activity in the community by adding signage, historic-style lighting, bike lanes, etc. throughout the downtown area and the Teal Lake corridor. Chapter 10 - Page I 0 �Objectives: Build on the success of existing community events and attractions, such as the Negaunee Invitational Basketball Tournament, Pioneer Days, ski jumping competitions, etc.; explore other ideas for events and attractions to draw visitors to the area; promote Negaunee as a site for festivals and other family-oriented events. Capitalize on recreational opportunities in the area, such as luge; ski jumping; ice fishing; sailing, canoeing, rowing, windsurfing and other nonmotorized boating activities; snowmobiling; hunting; market these opportunities, and insure facilities are in place to meet visitors' needs. Establish a theme for the City of Negaunee, such as capitalizing on the area's rich mining heritage, the historical buildings and visible reminders of the mining era; use this theme to guide marketing efforts, beautification, building and facade improvements, public improvements such as lighting and street furniture, etc. Historic preservation guidelines would be appropriate for this effort. Encourage development of businesses that will attract visitors and local residents to the area, such as lodging facilities, restaurants, microbreweries, specialty shops, art galleries, etc. Support development of bed and breakfast establishments where appropriate. Such establishments can encourage renovation of older homes, spur local construction activity, and will fit well with the historic character of the community. Develop a historic walking tour for visitors to interconnect tourist attractions, historically significant features, and the ethnic neighborhoods of the City with Teal Lake and the downtown. Place placards on or in front of historic buildings throughout the City. Use grant funds in combination with local funds to improve City parks and recreational facilities. Support other local units' efforts to obtain grant funds for other recreational facilities in the area. Identify opportunities to make sites and facilities more accessible to people with disabilities. Implement Teal Lake Park Master Plan recommendations. Implement recommendations of Teal Lake Study Committee. Contact the DNR regarding the continued stocking of fish in Teal Lake. Acquire land, easement, or right-of-way to provide trail access to City-owned property on north shore of Teal Lake. Implement projects identified in the City's recreation plan. Chapter l O - Page l 1 �Explore the feasibility of establishing a campground or RV park in the City. Develop a high-visibility visitor center to provide information to tourists and local residents. A cooperative effort with the Negaunee Historical Museum and other local organizations may be appropriate. Goal (Historical): Restore and preserve the historical resources of the Negaunee area, and use the unique history of the area and many historical structures to attract tourists to the area. Policies: Encourage the protection and/or rehabilitation of historical structures wherever possible, rather than replacing with new structures. Seek the support of Cleveland-Cliffs Iron Company in efforts to restore the mining heritage of the area. Objectives : Encourage owners and/or managers of historical sites to preserve and/or rehabilitate structures and sites. Support efforts of other agencies and local units of government to obtain funding to preserve, rehabilitate, and interpret historical sites. Capitalize on the downtown's historic integrity, drawing on the community's rich heritage, varied architectural styles, ethnic backgrounds, natural surroundings, recreation, sporting and cultural activities. Develop design standards to serve as guidelines for renovation of historic structures or new construction in historically significant areas. Explore the possibility of creating a historic district, perhaps using tax incentives, low interest loans, design assistance, etc. to encourage preservation and appropriate renovation of historic structures. Develop a historic walking tour for visitors to interconnect tourist attractions, historically significant features , Teal Lake and the downtown. Place placards on or in front of historic buildings and other significant historical sites throughout the City. Chapter IO - Page 12 �10.8 Transportation Explanation: The City of Negaunee is part of the Marquette-Negaunee-Ishpeming urban area, located along U.S. 4 l/M-28. In addition to these and other state trunklines, the City maintains a network of streets within its boundaries. Traffic counts have shown significant increases in traffic over the past 20 years or so. Local residents are heavily dependent on private automobiles for transportation, with only limited access to public transit. Other forms of transportation which serve the City include rail, used primarily to transport iron ore from the mines south of the City to the Marquette ore docks; air, which is available at the Marquette County Airport; shipping, generally limited to the shipment of iron ore, coal, salt, etc. to and from Marquette. Air travel will require a longer drive on the part of City residents once the Marquette County Airport relocates to K.I. Sawyer in late 1999. Continue to provide a transportation network which provides for the safe and efficient movement of goods and people through, into and out of the City. Policies : • Evaluate city-wide traffic patterns, identify hazardous areas where unsafe traffic patterns exist, and develop strategies for elimination of those hazards . Maintain road surfaces and structures in good repair. Encourage non-motorized travel throughout the City. Objectives: Develop a historic walking tour for visitors to interconnect tourist attractions, historically significant features, Teal Lake and the downtown. Encourage pedestrian and other non-motorized activity in the community by adding a pedestrian overpass over U.S. 41, signage, historic-style lighting, bike lanes, etc. throughout the downtown area and the Teal Lake corridor. Coordinate with Marq Tran regarding the placement of bus shelters throughout the City. Enhance the appearance of the entrances to the City, and the U.S. 41/M-28 corridor, using landscaping, signage, visual enhancement of the railroad viaduct, removal or renovation of dilapidated buildings, cleaning up of vacant property, etc. Implement the recommendations of the Traffic/Parking Study conducted by ECI, Inc. in 1993. Chapter IO - Page 13 �Sand Dr J p Negaunee City: Pro osed Zonin 1 City of Ne aunee Zoning Classification - Central Business District (CBD) Commercial Light Industrial Mining Plan Unit Development (PUD) Recreation Residential Rural Residential 0 1,000 2,000 3,000 Cr Feet + l__:_ompiled By: CUPPAD, 1999 14 �Teal 36 Lake 35 p J? V 1City of Ne aunee ity of •see Reverse Sidl For Zoomed y;,,. Map Layers - -Road Network D eity Border -,........,~Railroads Rivers Lakes - -Section Tics 0 1,000 2,000 3,000 11 7 Cr Feet Lake Miller Compiled By: CUPPAD, 1999 L______:_:_- - - -=- -: c___O'-Jfde1=i =~=~==========--_jL___~~=========~-_J 14 Lake � 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 Negaunee_Comprehensive-Plan_1999 Creator An entity primarily responsible for making the resource CUPPAD Regional Commission Date A point or period of time associated with an event in the lifecycle of the resource 1999-08-17 Title A name given to the resource City of Negaunee Comprehensive Plan Description An account of the resource The City of Negaunee Comprehensive Plan was prepared by the CUPPAD Regional Commission with assistance from the City of Negaunee Planning Commission and was adopted on August 17, 1999. Contributor An entity responsible for making contributions to the resource City of Negaunee Planning Commission, City of Negaunee, Marquette County, Michigan (consultant) Subject The topic of the resource Comprehensive plan publications Negaunee (Mich.) Marquette County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e0987051c83605b7e1317fbe0f93b225.pdf 078f4f773ab521626dfa8fe23d8fd729 PDF Text Text . ., L I . L I .__ City of Muskegon Heights Master Plan August, 1989 �... CITY OF MUSKEGON HEIGHTS MASTER PLAN I CITY OF MUSKEGON HEIGHTS • !I \. 1989 Robert A. Warren, Mayor CITY COUNCIL r : I : ;_; Eugene A. Fisher, Mayor Pro Tern Willie Burrel, Jr. Alex Fielstra Charles Jackson Patricia Jones Rillastine Wilkins MUSKEGON HEIGHTS PLANNING COMMISSIONERS Carlton Burrel, Chairperson Joseph Charlton Hedesene Fields Eugene A. Fisher Finis Graham Letha Fox John Sydnor Robert A. Warren Dolores Wingett ! ..... j Joseph S. Charlton, City Manager Peter J. Sartorius, Director of Planning Edna J. Thomas, Commission Secretary . Gerald L. Adams, Land Use Consultant �DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT ,....__ ' Cit y Ha ll • 2724 Pe ck St re e! . Muskecon He ,qtll~ Mt 49444 Telef")h,,ne · i6 Hi, 733-1355 PIASTER PLAN CITY OF l'IUSKEGON HEIGHTS RESOLUTION OF ADOPTION By The CITY PLANNING CONMISSION WHEREAS, Public Act 285' of 1931, the Municipal Planning Act, provides for the creation oi a Nunicipal Planning Commission, and; I ,• : -: WHEREAS, the City of Muskegon Heights City Council has appointed said Commission pursuant of the provisions of said Act, and; WHEREAS, adopt a and; said Act provides that the Commission shall prepare and Master Plan for the physical development of the City, WHEREAS, the Commission has prepared such a Plan the provisions of · said Act, and; consistent with WHEREAS, said P l an i ncludes both text and maps describing the existing and planned future character of the City, and; WHEREAS, said Plan has been the subject of a public provided for vithin the Municipal Planning Act, hearing as NOW, THEREFORE, BE IT RESOLVED, that the City of Muskegon Heights Planning Commission does hereby adopt the City of Muskegon Heights Master Plan. BE IT FURTHER RESOLVED, that copies of the Plan shall be forwarded to the Nuskegon Heights City Council and Muskegon County Register of Deeds as provided for in the Municipal Planning Act. The above resolution vas adopted at a regular meeting of the City of Muskegon Heights, Planning Commission held in the Muskegon Heights City Hall on August 31 , 1989, at 4 : 15 pm. Muskeg::,r- He,ghts wilt no: d•scr ,m 'late a;a ,.,st a,,, 1nd ,vIa.ia I or g•ou~, beec,use ot race se, :e t,g ,o ' orIg ,n co io• mar ita l sta•us ha,,c ,ca::i or po :, 1,ca I t,e I,ets a9 <:: na; ,0 -,a 1 �caitnissioner Graham Notion to adopt the Plan was made by and supported by _Ccrrrni ___ ·s_s_i_·o_n_e_r_F_i_s_he_r________________ AYES: Ccrrrnissiners Burrel, Charlton, Fields, Fisher, Fox, Graham, Warren, Wingett HAYS: None We, the undersigned, do hereby certi~y to the authenticity of the above resolution: I i ' Carlton Burrel, Chairpersoy Planning Commission Edna J. Thoma~ Secretary Planning Commission �,•··- At a regular meeting of the City Council of the City of Muskegon Heights, County of Muskegon, Michigan, held on M:>rrlay, September 25, 1989 in the Muskegon Heights City Hall in said City, at 7:30 o'clock p.rn. PRESENT: Burrel, Fielstra, Mayor Pro Mayor Warren. ABSENT: None. Tern Tern Fisher, Jackson, Jones, Wilkins, The follONing prearrble and resolution were offered by Mayor Pro Fisher and suwcrted by Councilman Burrel: RESOLUTIOO IN SUPPORT OF THE MASTER PIAN CITY OF MJSKEGON HEIGHTS 1 ~ I i I ' ., WHEREAS, Public Act 285 of 1931, the .Municipal Planning Act, provides for the creation of a Municipal Planning Conmission, and; WHEREAS, the Muskegon Heights City Council has appointed said Conmission pursuant to the provisions of said Act, and; WHEREAS, said Act provides that the Ccrrmission shall prepare and adopt a Master Plan for the physical develoµrent of the City, and; WHEREAS, the Corrrnission has prepared such a Plan consistent with the provisions of said Act, and; WHEREAS, said Plan includes both text and maps describing the existing and plamed future character of the City, and; WHEREAS, the Planning Conmission has adopted the Plan in accordance with the Municipal Planning Act, and; WHEREAS, the Planning Corrrnission has sutrnitted the adopted Plan to the Muskegon Heights City Council with the recarmendation that said Council also adopt the Plan as an affinnation to the Plan's validity and use pursuant to guiding future land use decisions, and; WHEREAS, the Council has received said Plan, reviewed same, and finds it to be oonsistent with the goals and objectives of said Council, NCM, THEREFORE, BE IT RESOLVED, that the Muskegon Heights City Council does hereby approve the City of Muskegon Heights Master Plan as adopted by the Muskegon Heights Planning Conmission. AYES: Burrel, Fielstra, Mayor Pro Tern Fisher, Jackson, Jones, Wilkins, Mayor Warren. NAYS: None. �I .' , . ..., I hereby certify that the foregoing constitutes a true and canplete resolution adopte:i by the Muskegon Heights City Council at a regular meetin;, held on lt>nday, Septertber 25, 198 9. E. A. Cisneros, City Clerk i f • I. - ..... - �TABLE OF CONTENTS ' \ ' ! - PAGE ELEMENT '' .. I ·-' t I ! INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 LOCATION AND PHYSICAL Regional Setting . . . Physical Character . . Soils . . . . . . . . . . . Vegetation . . . . • . . Topography . . . . . . . Water Resources . . . Climate . . . . . . . . . CHARACTER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 5 5 5 5 8 8 8 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 11 13 16 INCOME AND EMPLOYMENT PROFILE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 HOUSING . . . . . . . . . . . . . . Housing Needs . . . . . . . Home Ownership . . . . . . Rental Housing . . . . . . . Neighborhood Improvement - ... POPULATION . . . . . . . General Information Age Profile . . . . . Education Profile . . . . and . . . . . . . . . . . . . . Projections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . -. . . . . . . . . . . . . . . . . . _. . . . . . . . . . 22 30 31 34 34 EXISTING LAND USE . . . . . . . . . . . Overview . . . . . . . . . . . . . . . . Residential . . . . . . . . . . . . . . . Commercial . . . . . . . . . . . . . . . Industrial . . . . . . . . . . . . . . . . Public/Semi-Public . . . . . . . . . . Vacant . . . . . . . . . . . . . . . . . . Rights-of-Way . . . . . . . . . . . . . Infrastructure and Energy Supplies Public Water . . . . . . . . . . Sanitary Sewer . . . . . . . . Storm Sewers . . . . . . . . . Natural Gas . . . . . . . . . . Electric Service . . . . . . . . Telephone Service . . . . . . Cellular Phone Service . . . Cable Television . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 38 41 41 47 48 51 51 51 51 51 52 52 52 52 52 52 -i- ...: . . . . . . . . . . . . . . . . . �. '; ' TRANSPORTATION . . . . . . . . . . . . . . . . . . Functional Classification System . . . . . . Rail Service . . . . . . . . . . . . . . . . . . . Transit System . . . . . . . . ; . . . . . . . . Intercity Transit . . . . . . . . . . . . . . . . . Air Service . . . . . . . . . . . . . . . . . . . . Lake Service . . . . . . . . . . . . . . . . . . . TRANSPORTATION SYSTEM PROBLEMS AND Traffic Accidents . . . . . . . . . . . . . . . . Downtown Parking . . . . . . . . . . . . . . . Curbs and Sidewalks . . . . . . . . . . . . . Access Management . . . . . . . . . . . . . . Entryway to Downtown . . . . . . . . . . . . MASTER PLAN LAND USE DISTRICTS Residential . . . . . . . . . . . . . . . Commercial . . . . . . . . . . . . . . . Office . . . . . . . . . . . . . . . General RetaiVService . . . . Highway Commercial . . . . . Mixed Use PUD . . . . . . . . Redevelopment District (Light Industrial . . . . . . . . . . . . . . . . General Industrial . . . . . . . Public . . . . . . . . . . . . . . . . . . ' ·' r • . ..- I . . . . . . . . . . . . . . •. . . . . . . . . . . . . . . . . . . . . . . . . . . ISSUES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 54 59 59 59 59 59 60 60 61 62 63 63 65 66 68 68 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .• . . . . . . . . . . . . . . . . . . . . . 70 72 72 72 73 73 73 (Implementation) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74 76 79 81 82 83 84 84 ACTION SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85 GOALS AND ACTION STATEMENTS Residential . . . . . . . . . . . . . Commercial . . . . . . . . . . . . . Industrial . . . . . . . . . . . . . . Transportation . . . . . . . . . . . Recreation/Community Facilities Utilities . . . . . . . . . . . . . . . . Other Plan Tasks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Industrial) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . •• - ii - . . . . . . . . �, -,, FIGURES ' PAGE 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. Location Map . . . . . . . . . . . . Generalized Soils Map . . . . . . General Topog,raphic Map . . . . Census Tracts . . . . . . . . . . . . Median Household Income . . . . Construction Activity . . . . . . . . Owner/Rental Split (%) . . . . . . Neighborhood Conditions Survey Existing Land Use Map . . . . . . Existing City Recreation Facilities Functional Classification Map . . Master Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 . 7 . 9 15 19 25 28 36 39 49 58 67 Population Growth, 1910-1980 . . . . . . . . . . . . . . . . . . . Municipal Popu,lation Change, 1970-1980 . . . . . . . . . . . . Population Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Age Distribution as Percentage of Population . . . . . . . . . . Muskegon Area Income Characteristics . . . . . . . . . . . . . . 1980 Place of Employment for Muskegon Heights Residents Employment by Sector . . . . . . . . . . . . . . . . . . . . . . . . Housing Types by Census Tract . . . . . . . . . . . . . . . . . . Housing Densities by Census Tract . . . . . . . . . . . . . . . . Building Permit Single Family Residences 1980-1985 . . . . . Projected Number of Housing Units . . . . . . . . . . . . . . . . Muskegon Area Housing Characteristics . . . . . . . . . . . . . Contract Rents in 1980 . . . . . . . . . . . . . . . . . . . . . . . . Renter Characteristics by Census Tract . . . . . . . . . . . . . Housing Expenditures for Homeowners . . . . . . . . . . . . . . Gaps in Available Housing Stock . . . . . . . . . . . . . . . . . . Housing Expenditures tor Renters . . . . . . . . . . . . . . . . . Muskegon Heights Existing Land Use, 1969 and 1988 . . . . Functional Classification Map . . . . . . . . . . . . . . . . . . . . Reported Traffic Accidents . . . . . . . . . . . . . . . . . . . . . . CBD Parking Utilization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 12 12 14 18 20 21 23 24 26 27 29 30 30 31 32 34 38 57 60 62 . . . . • . . . . . . . . . . . . . . •. . . . . . . . . . . . . . . . . . . . . . . . . •. . . . . . . . . . . . . . . . . . . . . . • . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I· TABLES :. ... -- 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. - iii - �j .. , J \ •· ' 1 ,_ -· Introduction �INTRODUCTION The City of Muskegon Heights has reached a threshold in its place as a maturing urban community. Unlike those periods of its early history, the City no longer possesses large tracts of untouched vacant land ready for immediate development. Many of the founding industries, typically classified as "heavy" in orientation, have since closed. Housing construction has moderated. The need to attract external investment dollars is at its highest, yet strong competition from local and regional neighbors tend to dilute available funds. ' I I • l , ... I L ! For many communities, the above scenario would signal a time of frustration. However, that is not the case with Muskegon Heights. To the contrary! The City has recognized each issue as a challenge. And each challenge as an opportunity. The City has focused its energies and resources in a forward, pro-active direction. Chief among those resources are the City's residents who are best described as dedicated, concerned, and loyal. This document, the City of Muskegon eight's Master Plan, is future. It is one of the many steps to be undertaken as the Muskegon Heights Master Plan represents a basic land use decisions are made concerning future development. The Plan, future development. It is a statement of commitment. evidence of the City's concern for its City strives towards excellence. The document to be used as a guide as however, is more than just a guide to The Plan does not stand alone, but rather, is one of a series of documents oriented to the City's growth. These documents include: The Sanford Street Redevelopment Plan (198V - a comprehensive assessment and guide to the redevelopment of the Sanford and Broadway area. The Muskegon Heights Housing Study (1986) - a comprehensive analysis of the City's housing needs. f. I • ' ri '' L The Muskegon Parks and Recreation Plan (1986) - a detailed assessment and guide to the City's recreational needs. The Muskegon Heights Tax Increment Financing and Development Plan (1986) - a detailed planning guide oriented to detailing future projects within the downtown area. ,- The Woodcliffe Site Development Study and Plan (1989) - a comprehensive analysis of the Woodcliffe residential area pursuant to its uses for future single-family residential development. ' The Muskegon Heights Housing Assistance Plan (1988) - a three-year guide addressing housing needs with particular emphasis on the needs of low and moderate income residents. . - 2 - �The Muskegon Heights Zoning Ordinance (1990) - a regulatory document which serves as the basic tool for implementing the Master Plan. The Ordinance provides very detailed information pursuant to uses permitted within the (zoning) districts of the City. The document also provides detail on developmental regulations and standards. The above documents should be consulted as one examines and employs the Master Plan. In many Instances they contain extensive program detail not found within the Plan. The Plan is a flexible document, capable of being amended as new information is obtained and/or as desired by the citizenry of the community. However, change should be viewed with caution and initiated only after sufficient research suggests that change is warranted. :. - 3 - �! ' Location and Physical Character �LOCATION AND PHYSICAL CHARACTER Regional Setting The City is located In the heart of the Muskegon-Muskegon Heights Standard Metropolitan Area. It Is surrounded by the communities of Muskegon, Norton Shores, and Muskegon Township (Figure 1). It lies within forty minutes of vehicular travel time to Grand Rapids and approximately three and onehalf hours to either Detroit or Chicago. Muskegon Heights has direct access to Interstate 96 and Is less than one mile to U.S. 31. Physical Character . -, As with its adjoining neighbors, the City's physiography has been primarily determined by it association with Lake Michigan. It topography and soil types are related to the development and influence of Lake Michigan. Much of the original topography, vegetation, and water resources have been developed or modified over the years. The City is largely composed of the sandy soils of the broad upland plain lying east of the sand dune formations along Lake Michigan (Figure 2). Paralleling Little Black Cree, low land soils are primarily muck. . These areas are subject to flooding and are poor for intensive development. A large area of poorly drained muck soils overlaying a sand layer occurs where the Little Black Creek joins Mona Lake. Side slopes above these muck areas along Little Black Creek are of sandy soils of poor fertility and subject to erosion. Areas adjacent to Mona Lake consist of moderately well-drained sandy soils, with a generally high water table. Vegetation Muskegon Heights is a mature urban community with heavy concentrations of residential, commercial, and industrial activities. Areas of undisturbed vegetation do not exist except in isolated locations along Little Black Creek and Mona Lake. Vegetation here is primarily wetland species and includes cattails, bulrushes, alder, elm, and red maple. Some of the smaller areas have been retained in a nature preserve along Little Black Creek. The majority of the vegetation in the City consists of deciduous street tree plantings or individual oak tree remnants scattered throughout the uplands. Such plantings off er much character to the City, particular1y in residential locations. -5- �16 ,..,. .a, ~ a, 10 6 2 _£ (!R•---~,r--r-i:r--T --r-- 2 6 22 26 M 411 P. J . Muskegon County 111 ■ ■■ Lili Ottawa County •• Figure 1 LOCATION MAP �..... f Grayling-Rubicon Sands Tawas and Kersten _) Croswell/ AuGres Figure 2 ',\0:-,; \. 50 YR. Floodplain GENERALIZED SOILS MAP �I Topography Muskegon Heights is part of a broad, low-lying, sandy plain lying east of the Lake Michigan Shoreline (Figure 3). The topography of the City is generally level, varying not more than five to ten feet in vertical elevation. I ' At the southernmost boundary formed by Mona Lake, the topography drops approximately forty to forty-five feet to form a low, narrow strip of land around Mona Lake. This area lies only a few feet above the level of the lake. The most dramatic feature of the City is in the southeast corner where the Little Black Creek cuts through the City to its outlet at Mona Lake. Here the elevation slopes to form a stream valley with adjacent areas. This area encompasses one of the last undeveloped areas of the City. The flood plain follows a narrow belt of low-lying areas along the Little Black Creek and includes almost all of the City property located south of Seaway Drive. Currently, a significant part of this land is in public ownership, most in the form of park land or open space. Water Resources The dominant water resources of Muskegon Heights is Mona Lake. It is one of the three major inland lakes, all connected to Lake Michigan, found in Muskegon County. Mona Lake is a long, narrow body of water approximately four miles in length. It is connected to Lake Michigan by a channel navigable by small water craft only. The City possesses approximately 1,400 lineal feet of lake frontage on Mona Lake . All of it is in public ownership as Mona Lake Park. It provides a public boat launch facility on the lake as well as public beach frontage . The launch ramp serves as a major entry point to the lake for tourists and local residents. Climate Muskegon Heights is on the eastern shore of Lake Michigan, and its climate is moderate by the lake. The cooling effect of the lake in spring slows the growth of vegetation until the dangers of frost are past. The warming effect in the fall acts to modify the initial outbreaks of a cold winter. Summer is pleasant because of cool lake breezes. Winter temperatures are generally moderate although average snowfall is heavy. The growing season is 160-170 days. The average precipitation is 31 .5 inches, average snowfall is 97.2 inches, and annual average temperature is 47.0 degrees Fahrenheit. Highest temperatures occur in July (average of 70.0 degrees F.) while the coolest in January (23.3 degrees F.). • 8 • �GENERAL TOPOGRAPHIC MAP �, I .: . .' I Population �POPULATION f I . Table 1 provides a comparison of the City's population for the 1910 to 1980 period. Muskegon Heights reached a peak population of 19,552 in 1960. Its current population Is 14,611. This represents a 25 percent decrease, or an annual loss since 1960 of approximately 1.2 percent. Table 1 Population Growth 1910-1980 Muskegon Heights, Michigan CENSUS POPULATION 1910 1920 1930 1940 1950 rnso ' 1970 1980 . Source: % GROWTH 1,690 9,920 15,584 16,047 18,828 19,552 17,034 14,611 + 487% + 36% + 3% + 15% + 4% 11% • 16% U.S. Census Bureau, 1980 The City's loss of population is not unique. neighboring municipalities (Table 2) . Rather, this phenomena has also been shared by r. • 11 • �. ' Table 2 Munlclpal Population Change, 1970 • 1980 Muskegon Heights, Michigan % Change Census ~ 1970 1980 MUSKEGON HEIGHTS 17,304 14,611 Norton Shores 22,271 22,025 - 1.1 Roosevelt Park City of Muskegon North Muskegon 4,176 4,015 - 3.9 44,631 40,823 - 8.5 4,243 4,024 - 5.2 Muskegon County 157,426 157,589 + 0.1 Source: ' . - 11.0 U.S. Census Bureau, 1970 and 1980 Even though the population of the above cities has declined, the County as a whole has shown a slight Increase. That increase is the result of growth in the County's outlying townships. Projections, however, reveal an eventual drop in the County's population as the major cities continue their loss (Table 3). Township growth Is not expected to overcome projected deficiencies. Table 3 Populatlon Data Muskegon Heights and Surrounding Communities MUSKEGON HEIGHTS City of Muskegon City of Norton Shores City of Roosevelt Park North Muskegon .. Muskegon County State of Michigan Note: 1970 lliQ 1985 1990 ~ 17,304 44,631 22,271 4,176 4,243 14,611 14,104 40,823 39,511 21,518 3,884 3,920 13,616 38,257 21,041 3,759 3,819 13,237 37,284 20,675 3,661 3,743 156,100 9,170,300 154,700 9,387,700 153,600 9,585,600 22,025 4,015 4,024 157,426 157,589 8,881,826 9,262,078 Projections to the year 2000 indicate a population for Muskegon Heights of approximately 13,071. However, that decline could be moderated based on continued activity pursuant to new housing construction and housing rehabilitation . Sources: U.S. Census Bureau; West Michigan Shoreline Regional Development Commission; Real Estate Research Corporation; and Muskegon Heights Housing Study. - 12 - �r I .. : Past Master Plans have provided various projections for Muskegon Height's future growth. In 1957 It was •suggested that a reasonable and conservative target. .. is a growth to 25,400 In the City." In 1969 a population of 21,000 persons was anticipated by 1975, although it was noted that this population level would remain constant from that point in time. It is significant to the City that these earlier expectations have not been realized. ,.. .. ' ,- 1 Departures from expected events are usually caused by a combination of circumstances, some of which are controlled by the community, some not. Certainly the economy of Michigan and the Country as a whole have experienced some significant setbacks during the past few years, and Muskegon Heights has shared in those setbacks. Another unexpected event was a national trend of fewer children per household. Muskegon Heights has experienced this trend dropping from 3.26 persons per household In 1970 to 2.86 in 1980. Age Profile ,-, I l Reflecting the national trend, the median age of Muskegon Heights residents has been getting older. Between 1970 and 1980, the median age rose from 24.7 years to 26.2 years. The median age In the City of 1980 was slightly younger than the 28.9 years of Muskegon count overall. However, the median age of 33.9 years for the Caucasian segment of the population was considerably older than the 22.4 years of the Black population. The distinction between races is most noteworthy in the 65 and over age group. While 20% of the Caucasian population had attained that age, only 8% of the Black residents were over 64. The high percentage of elderly Whites generally reflects residents who have lived in the City for many years; their Initial entry the result of employment and housing opportunities. The City's declining population base and changing racial mix, combined with the aging characteristics of White residents, indicates that the elderly Whites are not being replaced by younger white residents. ' . By comparing areas within the City using Census was 4 to 5 years younger in the two tracts located percentage of residents in the two northern Tracts north of Sherman compared to 15% south of that Tract information, it is shown that the median age north of Sherman (see Figure 4). Concurrently, the ages 65 years and older was also lower, being 9% street. • 13 • �In general, the age distribution of Muskegon Heights is indicative of the Muskegon area (Table 4) . Table 4 Age Distribution as Percentage of Population Muskegon Heights, Michigan 5 Age 5-14 Age 15-19 Age 20-24 Age 24-44 Age 45-64 Age 65 & O\fer 10% 19% 10% 10% 21% 19% 12% Muskegon 9% 14% 9% 12% 24% 18% 14% Norton Shores 6% 15% 10% 11% 26% 24% 9% Roosevelt Park 4% 13% 9% 7% 23% 25% 19% Muskegon County 8% 16% 10% 9% 26% 20% 11% Under ! . Muskegon Heights Source: U.S. Census Bureau, 1980 - 14 - �. , i , I , ;1 '( 1 1 _ ,) 1-.~ i - l ;, l .. i • l: .. i i 1 .• 1 * !, l- .• ,- CENSUS TRACT MAP �Education Profile I .i Education levels are closely linked with the overall employment of any area. As the change to a more According to several national studies, the quality of education is a major factor used by business leaders in determining where to locate a new facility. Additionally, a quality school system is an Important link in attracting and retaining residents. Community and education leaders in Muskegon Heights, therefore, are justified in their desire and concern about upgrading the educational system. service oriented economy continues, education levels will become even more crucial. The percentage of high school graduates in Muskegon Heights is lower than the surrounding area or the state. The 1980 U.S. Census reported that just 47.6% of those persons 25 years of age or older were graduates. compared to 65.3% In Muskegon County overall and 68% statewide. Those comparisons may partially account for the fact that there are many more jobs in the City than employed residents. ' j . I r • The "perceived" quality of the school system appears to discourage some potential new residents from locating in Muskegon Heights and encourages others to move when their children reach school age. With its close ties to the Community's quality of life, improvements in education and training can help the City capture a share of the area's future growth. (Note: This document does not attempt to assess the educational quality of the Muskegon Height's school system. However, during the data collection phase, the authors noted sufficient, negative, school related references by those being interviewed to warrant discussion of this matter. It is the feeling of the authors that the majority of those providing a negative opinion regarding educational quality based their opinions on perception versus factual data. Unfortunately, perceptions, if left unchecked, may be accepted as reality. It is suggested that the City encourage the local school system to enhance public relations efforts in this matter.) L • • 16 • �I • I . ; I I J .I t • t._ f L: r• I . Employment and Income I , �INCOME AND EMPLOYMENT PROFILE The income and employment levels of Muskegon Heights residents are lower than the surrounding communities or the Muskegon County totals. The City's per capita income ($4,583) and median household income ($10,523) levels are 28% and 35% less than those of Muskegon County respectively. Moreover, 25.9% of the population had incomes below the poverty level, compared to figures of 12.3% for Muskegon County and 10.4% for the state. Table 5 Muskegon Area Income Characteristics Muskegon Heights, Michigan .. f I ' ' - ~ l MUSKEGON HEIGHTS Muskegon Norton Shores t. . Roosevelt Park t ' I •s I Muskegon County Source: Change 1980 Per Median Persons w/ 1980 Population from 1970 Household Income Income Below Poverty Level 14,611 40,823 22,025 -15.6% $4,583 - 8.5% $5,507 • 1.1% $8,211 $10,523 $12,054 $20,906 3,758 7,484 1,030 25.9% 4,015 - 3.9% $8,017 $19,099 119 3.0% 157,589 + 0.1% $6,358 $16,167 19,011 12.3% Capita Income 19.3% 4.7% U.S. Census Bureau, 1980 Median income levels were fairly consistent within the City according to Census Tract tabulations. The lowest incomes were reported in Census Tract 11 ($8,147), with the highest in Census Tract 14.02 in the City's southwest side {$11,958). However, the deviations between the percent of families living [ . I . below the poverty level varied greatly between Census Tracts. While Census Tracts 14.01 and 14.02 south of Broadway had 15.1 and 7.6 percent living below the 1980 poverty level, the three northern Census Tracts were much higher. Census Tract 12 had 23% of its families living below poverty level, while Census Tracts 11 and 13 had high rates of 33.3% and 30.5% (Figure 5). i I '. I ( Employment opportunities in the area have decreased in the last ten years resulting in relatively high unemployment rates. The unemployment rates for the City was 18.3% in 1980, much higher than the County rate of 10.2% and the 9.1% statewide rate. Current rates fluctuate between 10% to 15%. To counter declining industrial employment, the Muskegon area has begun vigorous marketing efforts in an attempt to attract new industry. Muskegon Heights has initiated similar efforts through the West Heights Development project as well as the redevelopment of other properties for industrial and commercial use. - 18 • �. ! 1 " ~1;=;=;: 'i i : f --~ -~,-,.;•. . . . . . .~ ... ' ~rnrn -~rt"..-=~ I ~~~-- 2 . ' · . ' 1·:- - ' t ; f ___, , '' . i I ' l ' _. I • '. I • ) 1: !, I !!W e f - - FJrnW~rnr7 rn [[! '.jrnrn rnmrn~ rn( !JltllllrnffiITm_ ~•'lJ,_.J I '" r·. 1 , I•' L ., , II - - ._.. ..,,,,_ ~~~~~~~.lLL I ]~ = = ~ . ?=- I / ,- t.\ I T 14.0,1:f ':::=: ~ ::::- ~~ ,... 1 1 /, ,.,, 1_ ;:::~---.. ,,r,,v, w '1\ CE \Ml TER"' E "1-_ · - -···:1111.._;;;;. .. �The economic vitality of the Muskegon area, and West Michigan in general, affects residents of the City. An expanding economy Increases the likelihood for new businesses to locate in Muskegon Heights, but growth outside the community also provides an important employment base. '' '' The high percentage of Muskegon Heights residents who work outside the City is evidence of the importance of the regional economy. Almost 75% of the City's residents who were employed in 1980 worked outside of Muskegon Heights. The majority of those worked In the City of Muskegon, but Norton Shores, Grand Haven, and other areas in Muskegon and Ottawa Counties also provided employment (see Table 6). Table 6 1980 Place of Employment for Muskegon Heights Residents - Muskegon Heights, Michigan -~ ! •' 1 __ , Muskegon Heights Muskegon CBD 26.7% 2.7% Grand Haven 5.4% Holland 1.9% Remainder of Muskegon 37.0% Remainder of Ottawa Co. 3.8% Norton Shores 10.7% Kent County 0.7% Remainder/Muskegon Co. 10.6% Elsewhere 0.8% ,·. I ; \ . -- Total reporting place of work: 3,626 of 3,982 Source: U.S. Census Bureau, 1980 While many residents work outside Muskegon Heights, conversely many non-residents work at the over 330 businesses in the City. Eight-two percent (82%) of the persons working in Muskegon Heights lived elsewhere. The Cities of Muskegon and Norton Shores combined to provide 40% of Muskegon Heights employee force, while other areas of Muskegon County supplied another 41%. Notably, while 3,982 Muskegon Heights residents were reported as working, there were 5,381 jobs within the City. The high percentage of •imported· employment gives the City one mechanism to market its image. The impression these employees have of the community will be revealed to their neighbors, friends, and colleagues. Instilling a good impression in these persons is one of the best marketing tools available. Information on the types of occupations is another tool for comparison with other communities. Consistent with a national trend, the Muskegon area is experiencing a shift of employment from the manufacturing sector to service-oriented professions. Of the wage and salary employment reported in 1980, however, the manufacturing sector still comprised the largest share (see Table 7). - 20 - �l Table 7 Employment by Sector Muskegon Heights, Michigan Muskegon Heights (' i ·. Manufacturing Wholesale and Retail Trades Professional and Related Services I ' Source: ,1 L l,. ~ 52.6% 19.9% 27.5% The redevelopment and growth of Muskegon Heights is Intrinsically linked to County employment opportunities. As with population, future employment projections do not reveal significant gains, especially in the higher paying manufacturing sector. Some positive strides are being made in service sector growth. Muskegon Heights anticipates sharing in that growth. I • I ' 46.7% 28.6% 26.5% U.S. Census Bureau, 1980 I I I Remainder of Muskegon County 'I i • - 21 - �. ' j .. ,. Housing I • �HOUSING - Muskegon Heights In 1980, Muskegon Heights had 5,408 housing units. Of these, 5,104 were occupied. The majority of housing units are located in Census Tract 14.02, with the least in Tract 11 (Table 8) . Housing densities range from 0.9 units/acre in Tract 11 to 3.8 in Tract 14.02 (Table 9) . Overall density Is 2.7 units/acre which is comparable to surrounding urban areas. Table 8 Housing Type by Census Tract Muskegon Heights, Michigan Single Family #Units Census Tract 11 Census Tract 12 Census Tract 13 #Unit Multi-Family Pct. #Units Pct. Mobile Home #Units Pct. 203 968 72.0% 78.9% 15 158 5.3% 64 12.9% 22.7% 8.2% 0 0 22.3% 0% 0% 900 72.8% 60 4.9% 101 276 440 60.1% 1.4% 280 38.4% 0 0 0% Census Tract 14.02 1,558 80.6% 10 184 9.5% 144 7.5% 47 TOTALS 4,069 75.2% 427 7.9% 865 16.0% 47 Census Tract 14.01 Source: •' :; Pct. Duplex 0% Census Tract % of Total Total #Units Units 282 1,227 1,236 5.2% 22.7% 22.9% 13.5% 2.4% 730 1,933 35.7% 0.9% 5,408 100% U.S. Census Bureau, 1980 Housing in Muskegon Heights, generally speaking, is showing signs of age . A 1981 study of structural conditions indicated that fully 38% of residential structures required rehabilitation to some degree. An additional 3% of housing units were noted to be structurally unsound and beyond reasonable repair. ( I - 23 - �Table 9 Housing Densities by Census Tract Muskegon Heights, Michigan Census Tract 11 l ,. Census Census Census Census Tract Tract Tract Tract 12 13 14.01 14.02 TOTALS Source: # Units Acres Density (units/acre) 282 319 475 0.9 2.6 385 315 503 1,997 3.2 2.3 3.8 1,227 1,236 730 1,933 5,408 2.7 U.S. Census Bureau, 1980 ! ' - ,, , From 1980 through 1985, 1, 140 building permits were issued for both publicly and privately funded housing rehabilitation. This means that about 40% of the homes requiring rehabilitation have had at least some work COf!lpleted. Therefore, substantial progress has been made toward improving overall housing conditions (Table 10 and Figure 6). Approximately ten demolitions of hazardous abandoned structures have occurred on average each year since 1980. By mid-1989, only 49 dilapidated houses remain of the 121 identified in 1985. Efforts at attracting new housing development into the City have been limited in recent history. While little land exists for new, large scale, residential subdivisions, there are a considerable number of vacant lots that are available for scattered, infill type development. It is estimated that 300-325 lots, totally some 45-50 acres, may be available for such construction. Presently, efforts are underway to infill vacant lots with new homes. Between 1985 and the mid-point of 1988, six new homes had either been constructed or were committed for development. i l. •· - 24 - �• '· . • •I •i i1 \ . •i l! J f j i;i j I I t ·; I • i '.J I L .. \ . ,~=========~ r . ! I ~ CONSTRUCTION ACTIVITY o Figure 6 ,oo ◄ oo· ICAl.l r ~ 400' I li ~ �r_' Table 10 Muskegon Heights • Bulldlng Permit Slngle Famlly Residences 1980 - 1985 Muskegon Heights, Michigan New Construction # PermitsNalue I ' Owner Rehab CDBG Rehab # PermitsNalue # PermitsNalue $411,632 326,303 262,734 327,580 340,150 338,526 1980 1981 1982 1983 1984 1985 4 15 13 24 18 12 $19,130 111,896 49,145 111,270 106,478 43,106 146 148 130 156 146 149 TOTAL 86 $440,935 (11%) 875 $2,006,925 64 86 75 51 67 49 $304,985 322,295 229,953 191,530 284,592 213,667 Totals CDBG # PermitsNalue 214 249 218 231 231 210 $ 735,747 760,494 541,832 630,380 731,220 595,209 % of Total 41% 42% 42% 30% 38% 35% 392 $1 ,547,022 1,353 $3,994,882 (39%) (50%) (100%) Note: Permit values $500 or less not included in tabulations. additions, accessory buildings, etc. Source: Muskegon Heights Building Permits. New construction refers to If the City's population trend continues to decline, project housing need (pursuant to actual number of units) will likewise decline (Table 11). Table 11 also illustrates another trend. This is, an increase in the number of multi-family units with a corresponding decrease in single family (including owner and renter occupied). l .! Of the 5,104 occupied housing units in the City, 63% are owner occupied and 37% are rental units. The City wide owner/rental split compares favorably with percentages in Muskegon (59-41) and Roosevelt Park (64-36); while Norton Shores (87-13) and Muskegon County overall (76-24) have a greater share of owner occupancy. the City has 6.0% of its total housing units vacant. Within the City, the owner/renter split varies substantially between Census Tracts (Figure 4). With an owner-occupied rate of 77%, home in Census Tract 14.02 displayed a trait similar to the average in Muskegon County. And, though the turnover rate in that area is greater than the community wide average, the properties are generally well maintained. A 1981 windshield survey of structural conditions noted that the fewest deficiencies were in Census Tract 14.02. This was reconfirmed through 1986 and 1988 field investigations of area neighborhoods. The turnover rate in Tract 14.02 is most likely explained by the high percentage of persons in the 25-34 year old age bracket, which traditionally includes most first-time home buyers. That group ·comprised 17% of the tract's residents , compared to 12% in the rest of the City. Since this area also is characterized by the highest incomes in the City, and homes priced in the City, and homes priced at the lower end of the scale, it appears that many residents probably move on when they can afford their second, more expensive home. • 26 - .. �Census Tract 12 also had a higher percentage of owner-occupied homes (67%) than the City's average. The tenure of 1980 residents in this area was relatively stable as 67% had lived in the same house In 1975. A financial commitment to this area is also apparent when comparing the median monthly I ; ' I l - ' i ' i__ • ir ', '' mortgage rate of $284 to the remaining areas In the comrrunlty where monthly costs were $50 less. The median value of homes In this tract ($16,500) was slightly higher than the Citywide average of $16,100. In Census Tract 13, 58% of the homes are owner-occupied. The fact that over 30% of the residents of that tract had Incomes below poverty level In 1980 partially explains the high number of structures found to have major deficiencies or to be substandard in the 1982 survey. Again, recent field checks confirm the 1982 data. Table 11 Projected Number of Housing Units Muskegon Heights, Michigan . ,' Year Population # Units 1970 17,304 5,536 1980 14,611 5,408 Single Family Pct. # Units Other Pct. # Units I ' I ! ,. 1985 14,104 5,037 1995 13,237 13,071 12,706 4,813 2000 2005 Source: 4,797 4,706 4,318 22.0% 1,218 4,069 24.8% 1,339 73.8% 71.0% 3,717 26.2% 1,320 3,417 69.6% 68.2% 3,339 3,209 29.0% 30.4% 31.8% 1,396 1,458 1,497 78.0% 75.2% U.S. Census Bureau, West Michigan Regional Development Commission, WBDC assumes leveling of household population to 2.7 persons per housing unit by 2005. The year 2005 estimates should be viewed as very tentative. Recent and projected City-wide development could result in a leveling of the 1995 to 2000 counts. Census Tracts 14.01 and 11 have the lowest percentages of owner-occupied housing, 51% and 41% respectively. There is a major difference, however, in the percentage of families living below the poverty level. While Tract 14.01 has the lowest percentage (15.1%), Tract 11 had the highest (33.3%). The majority of housing stock in both Tracts had some deficiencies in 1982, and this continues to be the case. - 27 • �r'< . I , i ,• l , , ii I . EEEE J .._ - ....... ,u , r -, 'j l'.,, : :-·- : - 1 •·· .. i I - ' '' , I ' • Figure 7 OWNER/RENTAL SPLIT (%) c=:=i �The City's median value of an owner-occupied home was $16,100 In 1980 compared to $19,700 for Muskegon, $38,000 for Norton Shores, $38,400 for Roosevelt Park, and $27,700 for the County at large. Over 60% of the owner-OCQJpied housing stock in the City had a value of less than $20,000 in 1980; and over 40% of the residences were constructed before 1940 (Table 12). , ' l ' I ' . Table 12 Muskegon Area Housing Characteristics Muskegon Heights, Michigan Owner-Occupied Units Valued at Less than $20,000 MUSKEGON HEIGHTS Muskegon Norton Shores Roosevelt Park Muskegon County Source: 1,958 60.8% 4,096 45.4% 903 13.5% 36 3.5% 10,497 25.5% Median Value $16,100 $19,700 $38,000 $38,400 $27,700 Built in 1939 or earlier 43.5% 48.5% 11.3% 3.3% 28 .4% Built Between 1970-March 1980 4.3% 10.8% 22.3% 26.3% 18.9% U.S. Census Bureau, 1980 A breakdown of information by Census Tracts shows that almost no housing has been built north of Broadway since at· least 1970. But the lack of housing starts since 1970 has also occurred Citywide, with six units either constructed or committed within the last six years. In fact, most of the residential construction in the last seventeen years occurred in 1970-71. The actual number of housing units in the City has declined by 128 units since 1970 (Table 11 ). The reason for this is that more units were demolished than built during that time. While the downward trend in housing stock has been severe, it has not been as dramatic as the population loss. I• As with low owner-occupied values, a similar situation exists with rental housing (Table 14). The median rent in 1980 was lower in Muskegon Heights than in any of the surrounding communities. Almost 90% of the units rented for less than $200, compared to 85% in Muskegon, 53% in Norton Shores, 8% in Roosevelt Park, and 77% overall In Muskegon County. The number of persons living in each rental unit in the City was also higher than in the surrounding area. On the positive side, the rental vacancy rate of 6.1% in the City was among the lowest in the County. - 29 - �r- Table 13 Contract Rents In 1980 Muskegon Heights, Michigan I I ' Less than More than Median $100 $200 Contract Rent Per Unit Persons Vacancy Rate MUSKEGON HEIGHTS 280 14.9% 211 11 .2% $147 2.41 6.1% Muskegon 864 13.9% 913 14.7% $155 1.18 7.7% 66 2 6.5% 0.3% 483 47.5% 530 92.0% $209 8.7% $281 1.91 2.11 11.9% 1,595 12.0% 3,030 22.7% $159 2.01 7.1% Norton Shores Roosevelt Park ; ' i Muskegon County Source: U.S.Census, 1980 Median rental rates and renter characteristics vary within the Muskegon Heights Census Tracts (Table 14). Median rent in Tract 14.01 was the lowest ($126), but the median number of persons per unit was also the lowest (1.65). Those figures may reflect the conversion of the upper floor of many frame homes to small apartments. The median rent ($151) and number of persons living in each unit (3.33) was the highest in Tract 13. Those numbers are influenced by East Park Manor, a public multiple-family housing development which houses many families with children. Table 14 Renter Characteristics by Census Tracts Muskegon Heights, Michigan Census Tract Source: Median Contract Rent Persons Per Unit 11 $137 1.83 12 148 2.72 13 151 3.33 14.01 126 1.65 14.02 150 2.13 1980 U.S. Census Housing Needs The relationship between household income and housing expenditures can be used to identify possible gaps in the housing market. Nationally, real estate professionals assume that homeowners can afford - 30 - �(" r a house whose value ranges from 2 • 2.5 times annual household income. Renters are generally assumed to be able to allocate 25% of their monthly income to housing. Data gathered in the 1980 U.S. Census indicates that, while the 25% rate for renters holds true, homeowners generally owned homes worth 1-1/2 times their annual Incomes. The lower expenditures for homeowners are partially explained by the inflation of the 1970's and the cost of living in West Michigan compared to other areas. Home Ownership I \ i.. ,J I ... In 1980, the value of a typical home In Muskegon County was 150% of the owner's annual income. That translates to monthly expenditures of about 20% of their income for housing Within Muskegon Heights, the typical home was valued at 125% of the owner's annual income The low rate Is partially attributable to the housing surplus due to the population loss of the last 15-25 years The difference in those rates may indicate that some homeowners' incomes are sufficient to support more expensive housing For example, the incomes in Census Tract 14.01 are the highest in the City, but the typical home is valued at less than the owner's annual income Therefore, some residents in the City's southwest area can afford more expensive housing Only in Census Tract 13, with the City's lowest income levels, do people own homes valued at 150% or more of their annual income (Table 15). Table 15 Housing Expenditures for Homeowners Muskegon Heights, Michigan Annual Median Income Muskegon Heights Census Tract 11 Census Tract 12 Census Tract 13 Census Tract 14.01 Census Tract 14.02. Muskegon Norton Shores Muskegon County Source: Median Home Value Value/Income $ 12,930 $16,100 1.25 11,528 13,200 1.15 13,917 16,500 1.19 11,442 17,500 16,800 15,500 19,700 38,000 27,700 1.53 0.97 17,379 12,509 15,134 21,696 18,406 1.24 1.30 1.75 1.51 1980 U.S. Census Those comparisons can be used as a guideline in defining what the housing needs of existing residents might be Since 832 families in the City lived below the poverty level in 1979, many residents cannot afford more expensive housing There does appear, however, to be a demand for more expensive housing for households with annual earnings over $20,000 To examine this "demand," median incomes - 31 - �l.• within Census Tracts were multiplied by the 150% factor to theorize the value of housing that could be afforded For example, in Census Tract 11, there were 12 households earning $20,000 - $25,000, meaning that they could afford housing valued at $33,750 ($22,500 x 150) Yet, in that Census Tract there was only one house valued between $30,000 - $35,000 This means that 11 of the 12 families In Tract 11 lived in housing below what they could afford These residents may choose to remain in their homes because of the low cost, but If they choose to •move up the ladder," they would have to look elsewhere Table 16 shows that theoretical gap In housing stock by Census Tracts. Residents In the northern tracts are more captive; they often cannot afford to live elsewhere But residents In the City's southern area exhibit both the financial ability and historic pattern of moving onward The stability of the Community could be enhanced by encouraging these people to stay In the City Retaining these residents, and attracting new homeowners, will require the continued maintenance and/or upgrading of the physical appearance of the southern neighborhoods. ! I' '- - 32 - �....·•·•-·•, ' - Table 16 Gaps In Avallable Housing Stock Muskegon Heights, Michigan Total Gap in Median Range of Census Trad 11 Census Trad 12 Census Trad 13 Census Tract 14.01 Census Trad 14.02 Household Affordable House-Units House Unit House Units House Units House Units Available Owner Income Housing* holds Avail. Diff. hold Avail. Diff. holds Avail. Diff. holds Avail. Diff. hold Avail. Diff. Occu.e!,ed Units Less than Less than $7,500 $10,000 $7,500-9,999 $10-14,999 -90 44 189 -352 500 107 -393 292 52 -240 529 191 -338 -1413 29 42 +13 122 168 +46 119 122 +3 101 74 -27 216 354 +138 +173 1n 179 +2 204 128 -76 81 n -4 404 321 -83 -166 230 119 29 $10-14,999 $15-19,999 30 25 -5 $15-19,999 $20-29,000 28 11 -17 126 147 +21 159 180 +21 101 70 -31 312 -82 -88 $20-24,999 $30-34,999 12 1 -11 91 27 -64 97 32 -65 30 18 -12 158 38 -120 -272 $25-34,999 $35-49,999 35 3 -32 133 30 -103 66 30 -36 105 20 -85 170 32 -138 -394 $35-49,999 $50-59,999 43 7 -36 29 7 -22 12 -12 55 3 -52 -122 1 -8 1'3 4 -9 - - - - 2 - -13 $50,000 + • $60,000+over - 9 2 Based on housing value equaling approximately 150% of annual household income The most appropriate ranges were seleded from the 1980 Census NOTE: Includes only units where value was provided Does not include rental units. Source: 1980 U.S. Census �Rental Housing ' : . ' I Housing expenditures for renters in Muskegon Heights Is higher than the accepted rate of 25% of household Income The typical renter In the City spends almost one-third of his income in housing (See Table 17) For renters in Census Tract 12, the housing expenditure is almost 50% of annual income The expenditure was over 50% for households In the three northern Census Tracts with incomes less than $10,000 But for most of the 200 households with annual Incomes over $20,000, expenditures on housing were less than 15% of their income Thus, there appears to be a need for rental housing at both extremes of the market More subsidized housing Is needed to provide low income families with greater spendable income, and additional market rate housing is needed for the more affluent residents Newer, attractive multi-family residential complexes could also entice renters from adjacent communities where incomes are higher. Table 17 Housing Expenditures for Renters * Muskegon Heights, Michigan Monthly Median Income Median Gross Rent $ 597 $ 198 33 .2% Census Tract 11 514 36.8% 45.4% Muskegon Heights % of income Spent on Housing Census Tract 12 533 189 242 Census Tract 13 609 196 32.2% Census Tract 14.01 469 843 184 39.2% 707 200 195 23.7% 27.6% 1,313 264 20.1% 800 212 26.5% Census Tract 14.02 Muskegon Norton Shores Muskegon County Source: • 1980 U.S. Census Readers are encouraged to consult the Muskegon Heights Housing Study completed in 1986 That study offers expanded detail on housing need and options to satisfy that need. Neighborhood Improvement Survey A •block-by-block" (visual) survey was conducted in 1987 of residential neighborhoods in order to identify areas requiring possible improvement including rehabilitation, painting, and general clean-up The only sector not included in the survey was that portion of the City lying north of Broadway and west of railroad tracts That area has been designated as a redevelopment area for future commercial and light - 34 - �industrial purposes It should be noted, however, that a majority of homes in that sector would have been Identified as in need of major rehabilitation The findings of the survey are displayed by Figure 8 This information is useful in that it provides the City with potential Indications of where to devote time and resources for neighborhood improvement When reviewing Figure 8, it should be noted that the data does not attempt to Identify a particular home Rather, it serves to Identify general areas (Specific address detail was recorded by City staff during the field Investigation and is on file at City offices.) The neighborhood survey was conducted with the assistance of City Building and Planning Department staff. For an area to be Identified, one or more of the following observations were made: 1. Homes in need of residing, painting, and/or roofing as evidenced by excessive paint blistering, falling or damaged siding, rotting or damaged wood, excessive moss build-up on roof, and lack adequate roofing. 2. Homes in need of structural or other major repairs such as falling chimneys, excessive roof sag, falling porches, and large foundation cracks. 3. Vacant housing, often with broken doors and windows and units that have been damaged by fire . 4. Home sites containing junk and debris such as abandoned vehicles, trash, and related items. In many instances, homes often exhibited a combination of the above factors. The following general observations may be made based on the survey: 1. Most housing within the City is in good repair. 2. Poor housing conditions tend to be localized (grouped) in specific areas with the exception of the southwest sector In that location, one finds that homes in need of repair tend to be spatially dispersed, limited to only one or two homes per block or area. 3. The City's prior efforts at housing rehabilitation appear to have had a positive Impact on maintaining housing stock Evidence of this becomes apparent (particularly in the northern sectors) as one compares the survey information against expenditure information for the City's Community Development Block Grant housing program (Refer to Figure 6 and Table 1O, which indicates public and private investment for rehab and other construction). - 35 - �: . I ' ' i ' '' ,. ··~, I I _, NEIGHBORHOOD CONDITIONS SURVEY MONA LAKE e HOUSING AREAS IN NEED OF REHABILITATION (STRUCTURE / SITE ) Figure 8 NOTES: REPRESENTS GENERAL LOCATION ONLY . NOT PARCEL SPECIFIC . SOURCE: FIELD SURVEY BY CITY STAFF �i. -=- 1• I. Existing Land Use \ . �EXISTING LAND USE 'I . Overview Muskegon Heights has developed primarily as a slngle-famity community Currently, residential land uses constitute about 34% of the total land area of the City Other uses as a percentage of total land area are indicated by Table 18. Table 18 Muskegon Heights Existing Land Use 1969 and 1988 Muskegon Heights, Michigan l '\ . Classification Single Family Two Family Multiple Family Commercial Office Industrial Public-Semi-Public Vacant Rights-Of-Way TOTALS i - 1 1919 Acreage 714 1 2 1988 Acreage 272 138 617 14 40 90 20 123 228 297 579 555 1,984 1,984 3 24 79 175 . % Of Total Change In Acres 31.1 0.7 2.0 +16 4.5 +11 1.0 6.2 11.5 15.0 28.0 -97 +11 -52 -44 +159 -24 NOTES: 1. 2: Preliminary Comprehensive Planning Studies, Parkins, Rodgers & Associates, Inc., 1969. a. Multiple family is 3 or more units. b. 1969 did not have category for office. c. Industrial reflects drop caused by vacancies due to plant closings. d. Vacant reflects increase caused by plant closing and some single-family demolition Also Includes parking lots If not directly attributable to a use e. Single-family homes were counted as vacant if abandoned and beyond repair Total area included is less than 1 acre. f. Public-Selni-Public includes: Schools, Churches, Parks, Cemetery, Private Halls (D.A.V., etc.), and City Property (if used). g. Rights-Of-Way includes streets, alleys and rail lines. Sources: 1989, The WBDC Group: 1969, City of Muskegon Heights Master Plan - 38 - �Ex ist ing Land Use THE CITY OF Legend Multi Family ~ t'tj ,j Commercial Retail / Service [?::J Re sidential Single Family MUSKEGON HEIGHTS MONA LAKE SC. .\L.E Offic e ~ Figure 9 Indu s trial Public f;~:~ Vacant ".:,1, ~r Mu • ••qOI\ M• •Qnt\ B, u ,- - - - - - M•p 1,116 �'I Two categories deserve clarification Vacant property Includes not only vacant lands but also abandoned • f .' buildings, particularly industrial parcels which are not in active use Therefore, the reuse of large Industrial buildings could affect this percentage Also, because of the grid street pattern around which the City has developed significant acreage is devoted to rights-of-way This category also includes alleys and railroad rights-of-way Figure 9 depicts existing land use patterns. Because of its general rectangular shape and grid street pattern, the City may be viewed in quadrants divided by the intersection of Broadway and Peck For purposes of this discussion this division will be used. { Northeast - This area ls primarily residential In nature, except for the blocks bordering Broadway Lot sizes, as in most of the City are small While there are a few duplex and multiple family dwellings they are scattered This quadrant does, however, contain the greatest land area devoted to multiple family r. L I I ' use The East Park Manor public housing project Is located in the east central portion of the area Some scattered commercial uses. are also present There is also significant public and semi-public land, including City Hall, Lindbergh School, Martin Luther King Jr. School, Junior High School, Central Elementary School and a number of churches. • ' Southeast - This quadrant has a lesser amount of residential land and significant areas of public lands including Mona View Cemetery, Mona Lake Park, Rowan Park, Little Black Creek Park, Edgewood School and the Public Service Building Multiple family land is also present with a market rate apartment i. complex in the northeast portion of the quadrant and an elderly housing project near the downtown Along Seaway Drive a number of significant hotel and commercial uses have developed. Southwest - Single-family homes dominate the land use in this quadrant although in the blocks near r , ' ( ' . the downtown a mixture of duplex, multiple family, commercial, and office uses have developed Public and semi-private land is relatively limited with the Roosevelt School and Glendale School constituting the majority of this land use. Northwest - This quadrant has the greatest mixture of land uses Significant industrial and commercial uses are present, particularly west of the railroad East of the railroad more single family use is evident with scattered duplex and apartment uses Large areas of public lands include Muskegon Heights High School, Grace Loftis School and West Heights Park. Additional detail concerning select land use patterns may be found in the sections that follow. - 40 - �RESIDENTIAL • J Approximately 34% of the City's land area Is devoted to residential development And, as previously Indicated under the section on housing, that development Is varied In terms of condition and value Readers are advised to refer to that section, as well as the Muskegon Heights Housing Study (1986) (a companion document to the Master Plan), for In depth detail on local housing characteristics and needs. ,- - As Indicated by the existing land use map, the City's housing Is found in all four quadrants And, unlike their neighbors to the south and east (Norton Shores and Muskegon Township), Muskegon Heights does not possess large tracts of undeveloped land available for new residential construction This has been a significant limiting factor pursuant to the City's ability to retain population, as well as experience additional growth. One area does appear to offer potential for new residential development This area has been Identified in the Muskegon Heights Housing Study as is known as the Woodcliffe property Woodcliffe Is a 14acre heavily wooded parcel located south of Summit and west of Getty, adjacent to an existing residential neighborhood It is owned by the City The parcel presently lacks infrastructure (roads and utilities). !. The City recently completed (May, 1989) a comprehensive site development plan (Woodcliffe Site Development Plan) for the Woodcliffe property The plan Identified the potential to create 38 singlefamily lots for building purposes The lots will be large in area, relatively secluded and private due to location, and heavily wooded with natural vegetation Additional area may also be available directly to the south along the north edge of Mona View Cemetery The Woodcliffe property offers individuals the opportunity construct high value housing in an extremely attractive and desireable setting. COMMERCIAL DEVELOPMENT The City has a variety of commercial uses which comprise nearly 5% of the City's total area These include retail, office, professional, and service-oriented establishments With some exception, the majority of the development has occurred in combination rather than in segments or blocks of homogeneous commercial types This is due to a variety of reasons including, 1) the lack of large areas of vacant parcel suitable for a singular use category (for instance 40 or more acres able to accommodate an office park or large mall); 2) current zoning regulations tend to be rather broad in definition of allowable uses within a district; 3) historical development patterns; 4) nature of business types (there has not been an overriding demand for the separation of use types; and 5) the City in its planning effort has not attempted to place a major emphasis on the segregation of commercial uses. The City has allowed the market demands to dictate location. To some degree, the City has found that the combining of commercial types has proven rather healthy to the local business climate. · 41 · �Most of the City's commercial development is located In a linear fashion along one of the major street systems. These include: r I I • f , ,. a) Seaway Drive Corridor (Business Route 31 and also the westerly terminus of 1-96) b) c) d) e) f) g) h) I) Getty Street Corridor Merriam Street Peck Street Broadway Avenue Sherman Avenue Keating Avenue Hoyt Street Glade Street The above sectors may be described as follows; I - ' a. Seaway Drive - located on the southern fringe of the City, the Seaway Drive corridor provides some of the most viable and attractive commercial property in the Muskegon County region. Within the City, the majority of development Is oriented to motel/hotel establishments (including several national chains), restaurants, offices, service establishments, and limited retail. Many of the facilities are relatively new. . The attractiveness of the corridor is due to, 1) its proximity to 1-96 and U.S. 31; 2) high visibility to large traffic volumes; 3) ease of access to adjacent development; 4) convenient to other points of destination including the City of Muskegon, Mona Lake, and Lake Michigan; and 5) the highways aesthetic quality. Such quality Is noticed as one traverses the corridor and is able to see attractive views of Mona Lake. Moreover, the highway has been designed with a landscaped median adding to the attractiveness of the viewing and travel experience. Additionally, Mona Lake Park, a public park facility owned by the City of Muskegon Heights serves as a focal point for Seaway Drive development. With the exception of City-owned land, virtually all of the corridor is developed. There are several remaining parcels in adjacent communities. The non-developed City property includes Mona Lake Park (approximately 34 acres) and a 14-acre parcel lying west of Mona Lake Park on the adjacent side of Hoyt Street. The parcel Is also separated from the park by a nearby residentlal mobile home complex. Varying degrees of pressure have been placed on the City to release Mona Lake Park for commercial development. The City has resisted such efforts, considering the park to be of extreme significance to local residents. The other parcel has not experienced such pressure, primarily due to the fact that the segment lacks any means of vehicular access. It is landlocked. The most viable means of access appears to be along a route across the northern edge of the manufactured housing park. - 42 - �Due to a lack of appropriately placed signage along the corridor, non-resident motorists often do ,- not realize they have entered Muskegon Heights as they traverse the highway. Local recognition ' Is typically given to either the City of Muskegon or the City of Norton Shores. This should be corrected by establishing suitable and appropriate •gateway• signage. i; I • b. Getty Street Con1dor - Getty serves as the east em limit of the City. The north/south limits of Getty are Keating and Norton Avenues. Commercial uses along the street include restaurants, retail facilities, service establishments, and offices. The street also contains a mixture of heavy commerciaVindustrlal uses, some of which are not generally compatible with overall land use patterns. Limited residential uses may also be found. i I '- From a land use perceptive, Getty Street appears to have evolved without any form of "planning direction: Uses are mixed without consideration for compatibility, sites are poorly planned and in many instances are also poorly maintained, and residential neighborhoods are being negatively impacted. Similar observations also apply to those Getty Street segments lying in adjacent communities. In recent years, Getty has experienced some new development and will probably see additional construction in spite of the observations previously made. Like Seaway Drive, Getty has many positive features. It experiences high traffic volumes, it is a well-known north/south route, and has excellent proximity to 1-96, U.S. 31, and M-46 (Apple Avenue). It serves as a major link to areawide employment nodes. It is anticipated there will be the opportunity for redevelopment along Getty as homes and other structures are converted to commercial use. As this occurs, efforts should be coordinated with adjacent communities to ensure compatibility of design while maintaining the integrity and efficiency of the system. c. Merriam - providing a direct entry into the Muskegon Heights Central Business District, Merriam is a rather obscure business route that is more closely liked to a residential street in appearance and design. Northwest of Merriam's intersection with Seaway Drive, one finds a newer complex r - of integrated offices. I I I These facilities house professional and service-related businesses. The remainder of the street is residential with several isolated commercial parcels. Better identification • in terms of locational and directional signage would be appropriate to formally establish this •gateway• into the City. d. Peck Street - Peck traverses approximately fifteen City blocks including the City's Central Business District. Development along the street includes a mixture of residential, retail, service, office, and public uses. Most of the commercial area radiates from the Peck/Broadway intersection (nuclei of the CBD). There, one finds a mixture of retail facilities including several stores which exhibit regional (market) influence in consumer shopping patterns . - 43 - �.. I • Traveling north of the Central Business District, uses change from 'the retail component to a combination of single-family homes, limited multi-family, offices, and retail. The character of the area, however, remains residential. That character Is maintained until one reaches Delano Avenue . There, one encounters a mixture of retail with limited industrial on the adjacent side streets. South of the CBD, commercial uses end at approximately one-half block south of Summit on the west side of Peck and at Lincoln on the east side. Beyond those points, development is fully residential until one reaches the Norton Avenue intersection. Peck Street contains a significant number of vacant parcels (approximately 31 typical City lots averaging 5,000 to 7,000 square feet in area). The majority are located north of the CBD. Because they are geographically dispersed, they presently do not detract from the high degree of development and land use character that currently exists. However, their presence poses an interesting phenomena pursuant to future development demands. The City will most likely experience pressure to utilize some of the parcels for commercial purposes consistent with the historic trends of similar development evidenced by existing land use patterns. Such pressure will have to be weighed against the need and/or desire to maintain the "residential" character of Peck within those locations that continue to exhibit such character. Moreover, if the residential component surfaces as a desired product, a further determination will have to be made as to the particular residential type; i.e., single or multiple-family or a combination of both. Current Master Plan findings indicate a single-family direction. ·....: t ; Peck (and to a limited degree, Sanford lying one block west of Peck) is an extremely important feeder route to the City's CBD, as well as to metropolitan traffic moving through the community. Accordingly, the efficient movement of vehicles, as well as the public perceptions that may be formed of the City, are closely aligned to the type and quality of development found along Peck (and Sanford). e. I • Broadway - as with Peck, Broadway traverses the center of the CBD. It does so in an eastwest orientation between the limits of Getty and Seaway Drive. Like many of the City's major arterials, Broadway historically possessed a heavy concentration of residential development. Exceptions include the CBD and those points near the City's outer limits. Over time, the system has evolved to become primarily commercial followed closely by industrial. A limited amount of residential continues to exist with the heaviest concentration lying east of Wood Street. Commercial uses vary markedly along Broadway, ranging from specialty retail to services to general retail. Broadway is a vibrant avenue offering merchants high traffic volumes, good visibility, on-street parking, City parking in select locations, and has been included in the City's streetscape beautification program. - 44 - �Although Broadway is readily accessible via the area's primary network of streets, it does not possess direct access to Seaway Drive. Broadway crosses Seaway on an overpass which ties it directly to the Henry Street commercial corridor. Historically, area residents have become aware of that fact and compensate for it by using alternate routes. Unfortunately, visitors are not afforded such knowledge. Travelers are faced with negotiating a rather circuitous route to reach the downtown area, as well as other destinations. The impact of this situation on commercial development has not been measured; however, comparison of the quality of commercial development found on Broadway near Seaway to similar business locations possessing an Intersection reveal a healthier business climate where there is direct access to Seaway Drive. It is felt that the true potential of Broadway development, including the CBD, has not been fully realized due to the lack of a Seaway Drive connection. I ; i ' f. Sherman Avenue - Sherman lies north of and parallel to Broadway. Its immediate potential for commercial development is not considered as great as that of Broadway. In part, this, is due to large segments of either industrial or residential uses that line the street system. Sherman does, however, possess several locations prime for commercial use. These include the Sherman/Seaway, Sherman/Peck, and Sherman/Getty Intersections. In these locations, one currently finds a mixture of commercial types. Due to its opening at Seaway, Sherman also serves as an important link to east/west traffic for the City's commercial and industrial sectors. I • Recent surface improvements to Sherman, coupled with its already high volume of traffic and presence of vacant parcels, will most likely result in future pressure to convert "edge" properties to commercial use, particularly office and retail. Should such development be permitted adjacent to primarily residential locations, the impact on those locations could be very significant. For instance, there presently exists a small resid~ntial enclave (5 and 1/2 blocks) south of Sherman between Leahy and Manz. This area is surrounded to the west by public school property and to the south and east by industrial and office uses. Commercialization of Sherman would totally Isolate the area from the homes to the north and jeopardize its future residential viability. g. Keating Avenue - Keating serves to define the City's northern edge. The street has experienced minimal commercial development oriented near the Peck Street intersection and an office facility between Leahy and Hoyt. Keating has not been targeted as a prime commercial corridor. h. Glade Street - Glade marks the westerly limit of the City. It runs parallel to Seaway Drive with isolation provided by a combination local street/service drive. Glade may be accessed from Seaway by a number of points along the street system. The proximity to Seaway renders Glade highly desireable for commercial purposes. Glade may be divided into two very distinct segments with the central point being Broadway Avenue. North of Broadway, Glade has been incorporated into the City's Commercial Redevelopment Area. There, one finds a "planned" commercial area with large lots that have been created through land assembly. The area is host to a mixture of retail outlets, services, and · 45 · �! l ' . I Industrial uses. In many respects the area functions as a Planned Unit Development. The redevelopment area has been one of the most successful commercial ventures undertaken by a Muskegon municipality. Evidence of that success may be seen In the availability of vacant space for development purposes which Is being quickly depleted. South of Broadway, commercial development has basically been confined to the first tier of (residential) lots between Glade and the public alley to the east. Uses include a mixture of offices, specialty retail, services, and restaurants. The ·strip• also contains a defined residential segment between Lincoln and Broadway. At the end points of that segment, office uses occur. The homes are generally well maintained. Many of the businesses area housed in converted residential units possessing small lots. Consequently, parking is limited as well as opportunities for building expansion. Patrons must often park directly on Glade. It Is anticipated that additional pressure will be forthcoming to convert or remove existing homes to provide for new commercial opportunities. Bases on prior actions, the thrust of that pressure 't' will be oriented to those lots south of Lincoln. North of Lincoln, it is felt the pressure will be long term. As mentioned, this area possesses good housing stock. It is also within one block of Roosevelt Elementary School. As long as the quality of the housing stock remains good, the lots north of Lincoln should remain residential. The other key commercial area is the City's Central Business District (CBD) which has been referenced previously. The heart of the CBD is at the intersection of Peck and Broadway. The district tends to radiate outward from that point. The CBD possesses a variety of commercial uses ranging from specialty stores to general retail office. One also finds the City's central governmental complex as well as several large offices occupied by State personnel. 'i . The CBD is a dynamic center and virtually always busy with pedestrian activity. In many respects it has a •quaint" flavor providing an atmosphere of friendliness and "small town" in design and function. This has not happened by chance. Local merchants, working in convert with the City, have initiated numerous improvement to make one's visit to the CBD not only productive but also enjoyable. These improvements include building facade renovations, a streetscape program, construction of a vest pocket pan< linking Rowan Pan< (found within the CBD) to the Farmer's Market, and the City Hall, Fire and Police Complex (located behind the tier of business establishments on the north side of Broadway. Additional improvements are currently underway to further enhance the viability of the CBD . These include the reopening of Sanford to Broadway and the development of "Sanford Village." Sanford Village, to be located between Sanford and Peck just north of Broadway, will provide space for retail and service uses. Sanford Village is being constructed on the site of the former ewe industrial - 46 - �complex. A 2nd phase is planned for mixed uses on the 5+ acre parcel west of Sanford Street. The project serves as an excellent example of the City's redevelopment potential. I ' ,. ! ; I In addition to the above commercial areas, the City also contains a number of "isolated" parcels devoted to commercial use. In many instances these have been in existence for many years and reflect older neighborhood "comer- stores common to mature urban residential areas. INDUSTRIAL As Indicated In the section on Income and Employment, slightly over 52 percent of jobs in the City are related to manufacturing. This compares to 46.7 percent for the county as a whole. The City's Industrial development is deeply rooted in the history of the community and has served to provide significant job opportunities over time. These opportunities were, and continue to be, very regional in scope. In fact, a majority of the local manufacturing jobs are held by non-residents. 'I ., r· I L It Is estimated that approximately 2,830 manufacturing jobs exist in the City. Of these. it further estimated that less than 16 percent are held by residents. This is significant in that manufacturing jobs tend to offer high wage levels providing opportunity for families to support major economic investment such as housing. In the case of Muskegon Heights, it appears that much of the above income is exported for Investment In surrounding communities. Moreover, the number of City residents working in manufacturing jobs in other communities also remains at modest levels. Consequently, the importation of monies is also limited. The City's range of industrial types is varied and includes both light and heavy classifications. Some of the most significant and historic development, such as the ewe grey iron foundries, have abandoned operations with essentially no potential for future start-up. The City currently has 6.2 percent of its land area devoted to industrial use. { . The City's industrial component is generally confined to a large linear segment sandwiched between Sherman Avenue on the north and Broadway Avenue to the south. The segment extends from Seaway on the west to approximately Getty Street on the east. Other industrial sectors are found around the Keating and Peck intersection and on isolated parcels north of Sherman and west of the rail line. Between 1969 and 1988, industrial acreage declined by approximate 52 acres. This is primarily due to the ewe plant closings and subsequent reuse of property for non-industrial purposes. Historically, much of the City's industrial development occurred adjacent to residential. This phenomenon is commonly found in older urban centers and is not unique to Muskegon Heights. In essence, during the early to mid-1900's people often lived "next door" or at least nearby their place of employment. During the 1950's and continuing to the present, the above relationship has changed. This is due to a variety of factors including improved methods and availability of transportation, changing - 47 · �I • cultural attitudes, environmental concerns, decentralization of Industrial development away from population concentrations, and growth of Industrial parks in more suburban locations. Based on recent market studies conducted for the City, the heavy industrial market is soft. The City's economy, as well as that of the county, Is shifting away from heavy manufacturing. New Industrial development is oriented more to light manufacturing with industrial parks being the preferred location. The City is attempting to meet the above need through such projects as the West Heights Redevelopment Project Area. Located north of Sherman and east of Seaway Drive, this is a mixed use area comprised of commercial (generally along Seaway) and light industrial. The area functions well as a mixed use park, providing the amenities one normally finds in a typical light industrial park. The project has been very successful and will soon require expansion to accommodate future demand. A . !. similar mixture •Sanford Enterprise Village• is being planned to redevelop an obsolete, abandoned Industrial site In the CBD . I. PUBLIC/SEMI-PUBLIC This land use classification represents schools, churches, parks, cemetery property, lodges and clubs, and other City property such as City Hall, the Water Treatment Plant, etc. There are 228 acres devoted to this category or 11 .5% of the City's total land area. Of the total acres, approximately 72 acres (32%) are devoted to City parks and 41 acres (18%) to the school system (Figure 10 and list of facilities following). , . I • 48 . �l . I,' _ : I • ' . I f' Figure 10 Refer to following sheet for facility name EXISTING CITY RECREATION FACILITIES �' . CITY RECREATION FACILITIES CITY PARKS i ' I 1 West Heights Park 2 Rowan Park 3 Polar Bear Memorial Park 4 Johnny 0. Harris Park 5 Little Black Creek Nature Park 6 Mona Lake Park CITY· SCHOOLS !; 7 Loftis School ! . 8 Muskegon Heights High School ' 9 Lindbergh School t ' ( 10 M.L. King Jr. School 11 Junior High School 12 Glendale School 13 Roosevelt School 14 Edgewood School ~ • 50 - �I '. VACANT j" i .... ' ~ ( The City possesses approximately 297 acres of vacant property. This represents 15% of the total land area. Since 1969 (date of the last City-wide land use acreage count), the amount of vacant property has Increased by 159 acres. This is primarily due to the closure of several large industrial complexes and demolition and removal of substandard housing. It is envisioned that much of the vacant property will be redeveloped over the next ten years as the City pursues infill programs directed at housing and commercial redevelopment. RIGHTS-OF-WAY . L.> This land use category includes streets, alleys, and rail lines. It comprises approximately 555 acres or 28% of the City's total land area. The rather high number of acres is due to the extensive grid system of streets within the City. In comparison to other communities of similar age and development, the above percentage is fairly r. consistent. However, in newer or developing communities, the above percentage is high. The City's present pattern of development precludes significant changes to the amount of acreage devoted to rights-of-way. INFRASTRUCTURE AND ENERGY SUPPLIES Because of their importance to development, information on infrastructure and energy supplies is included as part of the existing land use section. Public Water I. The City is one of the few communities in the region that maintains its own water treatment and distribution system. The City provides full water service to all developed sectors of the community. The system has a daily capacity of 15 million gallons. Current usage is approximately 11 million gallons or 73% of capacity. The City's service area also includes several of the neighboring communities. f. i! ,' I . The City has sufficient reserves to handle increased user demand. Moreover, it has the potential to "sell" excess water to surrounding areas, including the developing sectors of northwestern Ottawa County. Sanitary Sewer The City is part of the greater Muskegon County Wastewater Management System. That system handles the treatment of wastewater collected through the City's sewer main system. As with water, - 51 • �all developed sectors of the community are served by sanitary sewers. The County treatment is presently being expanded. Sufficient capacity exists to handle existing and future City development. Storm Sewers Storm sewers have been constructed throughout the City In most developed locations. As road Improvements are made, storm sewer needs are analyzed for redevelopment or construction as necessary. Natural Gas Natural gas is provided to the City by Michigan Consolidated Gas Company. Distribution lines run throughout the community and supplies are readily available to potential customers. Electric Service Electric power is provided by Consumers Power Company with service available to all industrial, business, and residential properties. Said service is sufficient to handle specialized commercial needs including large horsepower motors. Telephone Service Telephone service is available throughout the City and is provided by General Telephone. Cellular Phone Service Cellular phone service is available throughout the City with the distribution system provided by Cellunet Corporation. Cable Television Cable television is available throughout the City and is provided by West Marc Cable Company. • 52 • �Transportation �TRANSPORTATION SYSTEM \ r . , The livelihood of Muskegon Heights is directly related to the transportation system. The streets, rail lines, transit system, Intercity busses, and nearby airport and harbor can enhance the opportunity for economic growth throughout the Muskegon metropolitan area. A system which efficiently transports people to work, shoppers to stores, materials to manufacturers, goods to sales outlets, and tourists to their destinations improves both the living environment and the business climate. The lack of certain modes of transportation, or an unorganized, poorly maintained system can detract from the vitality of an area. In general, the transportation needs of the City are being met. However, improvements to several streets, railroad crossings, and regulatory controls would Improve travel conditions in the City. ' Streets have two basic roles in the transportation system; allow through traffic movement and provide access to land uses. The primary function of the street network is to allow an efficient movement of people and goods throughout the City and the surrounding area. The secondary function is to provide access to homes, businesses, industries, and other uses along the streets. The inherent problem with these two roles is that the needs of through traffic often conflict with the needs of motorists accessing adjacent uses. By designating streets according to their designed purpose, the City could potentially reduce that conflict, help protect the public investment in the street system, and facilitate decisionmaking when allocating funds . The most common method to promote an organized street system is by classifying streets according to their intended function. A hierarchial "functional classification system" provides for a graduation of traffic flow from the traffic movement function to the access function. Streets with a predominant role of moving traffic through an area are classified as "arterials." Streets which are designed primarily to provide access to adjacent land uses are termed local streets. Collector streets help move traffic from the local streets to the arterials. The following list summarizes the characteristics of a hierarchial classification system: Functional Classification System Regional Arterials: • • • • Primary role is movement of traffic through a region. Long length. Very high daily traffic volumes. High average speeds (49 mph or more). • • • Four or more lanes. No on-street parking . Limited number of traffic control devices. - 54 - �'- Major Arterials: • • Primary role is movement of traffic through municipalities. Long length. • High traffic volumes. • • • High average speeds (35-45 mph) Four or more lanes Limited on-street parking • • Traffic control devices favor arterial. Major transit routes. • Serve major traffic generators (CBD, Industrial Areas, etc.) Collectors: • • Primary role is to move traffic from neighborhoods to arterials. Medium length. • Moderate traffic volumes. • • • Moderate average speeds (25-35 mph). Usually two lanes. On-street parking. • Traffic control, either signals or signs. • May be a segmen_t of a transit route. Local Streets: • • • Primary role is to serve adjacent land uses, usually residential. Short length. Low traffic volumes. • • • Low average speeds (25 mph or less). Two lanes. On-street parking. • Stop or Yield signs for traffic control. Streets designated as arterials should be efficient thoroughfares whose major purpose is the movement of traffic. Access to land uses is a secondary consideration. Arterials are typically longer in length, have higher daily traffic volumes, higher average speeds, and are wider than collector or local streets. Traffic control devices and driveways along arterials should be designed to minimize the disruption of traffic flow. Major traffic generators, such as shopping areas or factories, should be located along streets, designated as arterials so that the traffic can be accommodated without unnecessary costs. Major transit and commercial truck routes are usually along arterial streets. - 55 - �The arterial system In Muskegon Heights cannot be viewed as an isolated system. Travel patterns In the Muskegon area mandate that the arterials be Integrated with the street systems of Muskegon, Roosevelt Park, and Norton Shores to facilitate an orderly traffic flow. Existing traffic volumes and patterns Indicate that most of the motorists traveling between Muskegon Heights and nearby communities use major streets such as Peck, Getty, Sherman, and Broadway. Those streets have been designed to function as arterial routes. Collector streets are intended to assemble traffic from neighborhoods and provide routing to the arterial system. Collectors usually have moderate traffic volumes. They are typically spaced more closely than arterials, as well as being placed between arterials. Collector streets are designed to serve a specific area, and are signalized at intersections with other collectors or arterials. Collector routes often serve as secondary routes for mass transit. Local streets comprise the great number of miles In a community. In an efficient system, local streets are usually short and discontinuous with low traffic volumes. Local streets are designed to serve adjacent land uses, usually homes. These streets are characterized by low speeds, minimal commercial traffic, on-street parking, numerous driveways, and stop signs for traffic control. The major problem in the Muskegon Heights functional classification system is the lack of distinction between collector streets and local streets. Though pavement markings, traffic control devices, and street offsets are used in some areas as an attempt to designate function, the grid street pattern does not promote an orderly flow of traffic. The only exceptions to the grid pattern are found in the City's southeast section where several radical and crescent streets help maintain the areas for local traffic. A well laid out street system would prevent the intrusion of non-local, higher speed traffic into neighborhoods. The allocation of fiscal resources for maintenance and improvement is more difficult when collector streets are not distinguished from local streets. Recommendations of previous planning studies to rectify the problem by constructing cul-de-sacs or disconnecting streets were not implemented. Using the above descriptions as guidelines, a functional classification system for Muskegon Heights was developed (Figure 11 ). This system can help Identify needs, Indicate where improvements would have the greatest impact and promote land uses which are consistent with the transportation system. Allocation of funds for transportation projects should emphasize the high level class to promote economic activity in the City. - 56 - �Table 19 Functional Classification of Streets Muskegon Heights, Michigan Regional Arterial: Seaway Drive (BR U.S. 31, BR 1-96) Major/Minor Arterials: Getty Street Merriam/Peck Street Sanford Street Broadway Avenue Sherman Avenue Collectors: Jarman Street Wood Street {Summit Avenue to north city limits) Hoyt Street Baker Street (Airline to Sherman Avenue) Peck Street {BR U.S. 31/1-96 to Rotterdam) Fifth Street (BR U.S. 31/1-96 to Broadway Avenue) Sixth Street (Broadway to north city limits) Ninth Street (Norton Avenue to Sherman Avenue) Park Street (Sherman Avenue to Hoyt Avenue) Glade Street Hackley Avenue Summit Avenue Norton Avenue r •• Airline Avenue Local Streets: All others - 57 - �~ tt---------j ~i"rr=i:;~±,:~ I \ : F.l:::=:= _=_=_n:_:fc__,.:'iii...,i=_-=_iiP'=====~==;FF"=ci==-.=- •. .: I . l,_.. ~ M 0 ,"•f' A . / I , [~r~j i ,,,__,___ ~ ~ Ew C (M; ETERY :;__~____:.:==--=-- l CIT Y OF FUNCTIONAL CLASSIFICATION ML'SKEGO:\' HEIGHTS REGIONAL ARTERIAL MAJ OR ARTERIAL - - - COLLECTOR - • • - • • - OTHERS ARE LOCAL STREETS _____..::!.. ~-~ · Figure 11 �Rail Service There are almost three miles of railroad lines within Muskegon Heights. The Grand Trunk and Western Railway operates 1.8 miles on two lines, one running east-west along Manahan Avenue and the other running north-south from Manahan at the west city limits, through the West Heights Redevelopment area and continues east-west just north of the city limits. The CSX Transportation Corporation (formerly C & O and Chessie System) operates a line which criss-crosses the City for 1.1 miles from the northwest to the southeast. Freight traffic for both railroads averages about two trains a day, five days a week, but that fluctuates according to the demands of the shippers/users. There is no AMTRAK passenger service available in the Muskegon area. AMTRAK service is available from Grand Rapids to Chicago aboard the Pere Marquette Train which nuns once a day. Transit System Muskegon Heights is served by the Muskegon Area Transportation System (MATS) which provides transit service throughout the metropolitan area. There are four MATS routes which nun through the City, with scheduled stops at major activity areas including the South Heights, Central Business District, Columbia Court apartments, and East Park Manor. The four bus routes connect with two other routes to provide a system throughout the Muskegon urbanized area. The transit system does not operate on Sundays. Intercity Transit Intercity bus service is provided by the Greyhound and North Star bus lines. Bus lines run north and south on U.S. 31 and east to Grand Rapids along 1-96. The bus terminal is located on Western Avenue in the City of Muskegon. Air Service Muskegon County Airport in Norton Shores provides the Muskegon area with commuter commercial airline service with flights to Chicago and Detroit. Cross-country and international connections are also available at the Kent County International Airport in Grand Rapids. Lake Service Currently, there is no cross-lake passenger service in the Muskegon area. Cross-lake passenger, auto and rail service is available from Ludington to Kewaunee, Wisconsin on the Michigan-Wisconsin Transportation Company Ferry. - 59 - �TRANSPORTATION SYSTEM PROBLEMS AND ISSUES ,- . ' r Traffic Accidents Regionally, the Intersection of Peck Street and Broadway Avenue at the core of the Central Business District was rated the highest in the area using the MOOT "Hazardness Index" table (a measure of traffic hazard-based on accident rates). None of the other top ten intersections were located in Muskegon Heights. Within the City, six of the top eight high accident locations were signalized, the exceptions being the ,( Wood Street Hackley Avenue and Sanford Street/Hackley Avenue intersections. Generally, accidents are higher at signalized locations because more vehicles use those intersections and the signals often give a false sense of security which may contribute to accidents (Table 20). ; The transition from one-way to two-way traffic creates contusion at the intersection of Sanford Street with Hackley Avenue. Impatient motorists, desiring to continue south on Peck probably account for many of the accidents along Sanford at both Sherman and Hackley Avenues. The timing of the tramc signal at Sanford Street/Sherman Avenue may need to be adjusted. The signal was formally interconnected with the signal at Hackley Avenue to facilitate north-south flow, but it should be timed to ease the more dominant east-west movement. A detailed review of accident patterns at those Intersections and others with high accident records should be undertaken to determine if any pattern exists which can be corrected through assignment of right-of-way, additional lanes, driveway closures or removal of sight obstacles. Table 20 Reported Traffic Accidents Within 150 Feet of an Intersection - 1985 Muskegon Heights, Michigan Intersection # Accidents Peck Street/Broadway Avenue Getty Street/Sherman Avenue Hoyt Street/Seaway Drive Wood Street/Hackley Avenue Sanford Street/Sherman Avenue 24 Sanford Street/Hackley Avenue 17 16 16 14 12 12 19 18 18 18 Peck Street/Summit Avenue Hoyt Street/Sherman Avenue Hoyt Street/Broadway Avenue Peck Street/Hackley Avenue Baker Street/Sherman Avenue • 60 - �Getty Street/Broadway Avenue 11 11 Baker Street/Broadway Avenue Dyson Street/Howell Avenue 5th Street/Broadway Avenue 10 9 9 Getty Street/Hackley Avenue i- -- !I 8 7 Hoyt Street/Hovey Avenue Hoyt Street/Hackley Avenue Hoyt Street/Bamey Avenue , 6 6 5th Street/Norton Avenue Source: Muskegon Heights Police Department Downtown Parking The business climate of the Muskegon Heights Central Business District (CBD) is directly related to the availability of convenient parking. Future redevelopment of the downtown will require an adequate supply of convenient parking. There is an acceptable amount of parking for both existing and future business in the CBD, but much of It is underutilized. The only area where parking demand approaches the number of spaces available is along Broadway and Peck. The parking turnover along these streets ( I \ - usually provides a sufficient number of spaces for patrons. The downtown segments of these street systems experience considerable congestion during peak traffic hours. Conflict is often experienced between those using the streets as through routes versus those desiring to park and shop. In addition to on street parking along Peck Street and Broadway Avenue, the city provides almost 250 off-street . l , spaces in three downtown lots. The on-street spaces, being the most convenient to stores, are most heavily used. The use of off-street parking is usually a "last resort" for many patrons, even though it may be conveniently located near their destination. An improved pedestrian route from the City lot adjacent to the Rowan Park Plaza to nearby businesses could increase Its use. r ' I - - 61 - ' - - - - -- - ---- �I • ,_ • ' . I Table 21 CBD Parking Utlllzatlon - Noon, Weekday (Typical) n t Muskegon Heights, Michigan On-Street .. r·· Broadway Avenue Peck Street • # of Cars # of Spaces % Used 40 14 46 42 87% 33% 3 6 50% 15 48 31% 72 142 51% 57 46% Private 26 74 241 31% TOTAL 172 440 39% Maffet Street Center Avenue Off-Street Public ,..... • During peak shopping periods, the ratio of spaces used along Peck increases markedly. Also, it was observed that individuals shopping at the various retail establishment along Peck, North of Broadway, often utilized the City of Muskegon Heights City Hall parking lot. This served to. reduce the number of vehicles parked along Peck. Source: Counts by The WBDC Group Curbs and Sidewalks Most of the City's streets are curbed, which improves the appearance and durability of the roadways. Sections of Barney and Hovey Avenues, however, still need to be rebuilt with curbs. Sidewalks have been constructed along most of the streets in the City. A major deficiency is the lack of a continuous sidewalk along Getty Street. A worn path along the west side of the street indicates the need for a sidewalk from Keating to Sherman Avenue. A sidewalk would also improve the aesthetic appearance of the Getty Street corridor. The City should continue its program of providing and maintaining sidewalks throughout the City, especially in areas designated for housing preservation and redevelopment. - 62 • �Access Management One of the most cost effective means of preserving street capacity and limiting accident potential Is through a program of access management. Access management Involves limiting the number of driveways along major arterials, designing access points to minimize the impacts on through traffic, and coordinating land use decisions with the ability of the roadway to accommodate the traffic. The most obvious applications of access management In the City are in conjunction with new commercial development proposed along Getty Street and Broadway Avenue. However, the techniques should also I be applied as existing land uses expand or change. ,_ I Development proposals along Getty Street and Broadway Avenue should be reviewed in terms of their relationship with nearby land uses, access points, and the affect on the integrity of the arterial. Access points should be located away from intersections, spaced at least 150 feet apart, adequately offset or aligned with driveways across the street, and shared with adjacent land uses whenever possible. Alternative means of access, such as frontage roads or service drives should be encouraged. These techniques can help maintain the capacity of the arterials without making costly improvements, while I • I still providing land owners with "reasonable" access as defined by the courts. The access management techniques along Getty Street could be expanded into "corridor management" in conjunction with Norton Shores, the City of Muskegon and Muskegon Township. A cooperative study of Getty could include guidelines for access, land use, paved parking lots, landscaping, setbacks, and signage for both sides of the street. A Getty Street review committee or similar procedure could help both communities improve the economic climate along the roadway. Entryway to Downtown There are four major entryways to the Central Business District; Broadway Avenue from the east and west, Sanford/Peck from the north, and Merriam/Peck from the south. None of those entryways gives a motorist a visual link or perception of the activity in the downtown. Each of the entryways needs to r i . be improved. r . l The City of Muskegon Heights has been pursuing an interchange along Broadway Avenue at ' . Seaway Drive for a number of years. Their attempts have been complicated by the fact that ! Muskegon Heights does not have jurisdiction over the potential interchange area. The Michigan Department of Transportation and Region 14 have done some analysis to determine if traffic demand for the interchange warrants construction. Their unofficial conclusion is that construction of a partial interchange would need to be tied to a specific economic development project. The billboards at the corner of Broadway Avenue and Getty Street do not enhance the eastern entryway to the CBD. Development or signing in that area, and continued development and redevelopment along Broadway Avenue would improve the character along the route. - 63 - �r· I • l: The northern entryway along Peck Street carries the most traffic to the CBD. Aside from the ! . condition of several buildings and street elements (signs, curbs, etc.) along the route , Peck Street offers the best visual entrance to the business area. The major entrance to the City from the south Is along Merriam/Peck from the exit along Seaway Drive. Once taking the exit, the motorist passes through a predominantly residential area. The turn from Merriam to Peck Street is poorly defined, designated only with a small sign. The tum should be redesigned to distinguish the primary route, or Merriam to the north should be closed •Jff entirely. L. I i L I . I i . '- I - 64 - �r l . l..: r I l Master Plan Land Use Districts - - - - - - - - - - - - �MASTER PLAN DISTRICTS The following represent proposed land use districts as delineated on the Master Plan Map (Figure 12). General text descriptions and district locations of each have been provided. The districts represent desired categories of development as well as their spatial arrangement throughout the City. The location of each district has been based on a thorough analysis of existing land use, examination of development pressures presently experienced by the City, assessment of future land area ·needs, and analysis of redevelopment potential in light of market conditions. And, most Importantly, the districts represent the desires of community residents pursuant to the City's future growth and development. RESIDENTIAL DISTRICTS The Master Plan deUneates two residential use districts. These include Single-Family and MultiFamily. Single-family refers to existing and planned residential areas devoted to single-family detached housing on individual parcels. This is the primary housing type of the community. As indicated by the Master Plan Map, single-family locations comprise the bulk of the City's geographic area and are located in all quadrants. The multi-family category includes residential dwellings comprised of two or more attached living units. Five major areas have been planned for multi-family use. These include: 1. The general area bounded by Ivory Avenue (N), Ray (E), Sherman (S) , and Jarman (W) . This location includes East Park Manor. 2. The areas east of Little Black Creek Park between Broadway (N) and Summit (S) and westerly, south of Broadway. 3. The segment occupied by the Senior Citizen Apartment complex lying south of Columbia and west of Baker. 4. Airline Road, west of Mona View Cemetery. 5. Three small continuous segments on Ninth Street between Delano (N) and Barney (S) . These segments provide a transition area between the Mixed-Use District on the west and Single-Family District to the east. Other minor locations have been identified on Sanford (south of Broadway) and at the Sherman/Sanford Intersection. · 66 · �t. fI J ii 11 !!-i:.· !:_· -~ : I ·=-p.:.11;_1=-]: ~; =::: ;- - r ? :.· ~ ~ r:-~ =-;::: ~_f_ _ -•~!BJ ~ cfJm [iJ:rn ~ ~ ~ ~~ i· ►7 -• 1-:: :-:·. -=:. · -• ·-~1Jl1L · -· ~ - • ,:.iD"::11::-1-=- - - :. :~ :_: ; : _: ____ . _. _ rr.:7 i:::::ir-:1 i £ 1- lF.-' . .. , • - l.::n:11~~•,' ~ ·-=.:.=--=-=-= t1' - -:· 7 .: -: - ~ ::::r1~1 :-' : -1 ~ ··m -_ \_· rn ~ - ~IU · i ;· ~ -- --· - . - -. -- - ·- . - - - -. -· ~rnrnrnm . L._ . _ . . . _ _ - 1,, •• .. ·:. .:. -~ ~ : ' s 1 ·'"' · ·,-, - .,11·- m·- m[- : U I ,-Jf' - . - -• • li I I • - - - -. .- -- -. - - .•;:. -- =--- --·~--- ·-. ::.- -:~..- -= --:, --::11:.,-. -- - . . - -- 9L) •l td t·-· ,Ir•"· I I p ~ ·...- ' ,--......~ ' _J_ I MASTER PLAN MULTI-FAMILY CITY OF ,,,ua ~Qlili.I18L "'-"'"~ -- ~ - ... ,,. LEGEND SINGLE FAMILY ' MU.SKEGON Hl~ICHTS {SFR\ (MFR\ MONA LAKE Q..QM.Mf.B.C.lAL [Q] GENERAL RETAIL/SERVICE [ill[} OFFICE HIGHWAY COMMERCIAL [R) MIXED-USE PUD rPUDI 1111 REDEVELOP DISTRICT: ~ \\'llt>l 0 ,, ... ..-.ru,i, BUSINESS/HEAVY COMMERCIAU LIGHT INDUSTRIAL GENERAL INDUSTRIAL [TI PUBLIC uJ Figure 12 ~ I a-1"""• -,-~"'°" "' ..... -.,~U>4CIOII 1'11•U...U u.n 1-.ou1• i.a~ltl•IU.-.1~ �I COMMERCIAL DISTRICTS Due to the diversity of commercial development within the City, as well as anticipated growth, five commercial districts have been delineated. These Include: OFFICE DISTRICT - oriented to office development of a professional or service nature and including either public or private establishments. Anticipated office occupants include medical, legal, insurance, design, accounting, financial, real estate, governmental, and other professionals and/or services of a similar or comparable nature. The office classification has been planned for the following locations: ' -• I 1. I Glade Street between Lincoln (N) and the approximate mid-point of the block between Maplewood and Oakwood (S). This area has experienced the conversion of single-family detached dwellings for off ice and limited retail use. Directly east of the area is a prime residential neighborhood. It is the desire of the City to maintain the northerly limit of this district at Lincoln. While the area north of Lincoln may experience limited pressure for similar conversions, it is presently comprised of quality housing. Moreover, its use for office or other commercial purposes is to be discouraged due to the following factors: a) the area lies within one block of Roosevelt Elementary School; b) additional conversions will serve to increase non-residential traffic loads on adjacent residential side streets; c) visibility of Glade as one approaches Broadway is diminished due to grade differences between Glade and Seaway Drive; and, d) due to small lots sizes, it becomes difficult to accommodate required on-site commercial parking and other regulatory standards. To meet such standards often necessitates the assembly of several lots resulting in the demolition of housing stock. 2. Merriam between the Seaway Drive Intersection and Hoyt. This area has experienced some of the City's newest and highest quality office development. Due to the presence of Little Black Creek, and associated lowland, land area for additional development is limited. It is proposed that future development remain consistent with existing development and that use i - of the land be maximized. This may involve physical modification of the site including the addition of fill and channelization or restructuring of the creek. 3. Central Business District with the majority of office development radiating about the City of Muskegon Heights City Hall and focused on the Manahan and Baker Intersection. Primary locations include the parcels directly north and east of the City Hall building. These segments are presently developed for office use. 4. Keating between Leahy (W) and Riordan (E). This location is currently used for office facilities and related parking. - 68 • �5. Miscellaneous Sites as follows: a. Getty Street between Barney (N) and Hovey (S) and Llncoln (N) and Overt>rook (S). The segment between Barney and Hovey is currently used for medical offices. There Is limited area avallable for office expansion. This area abuts residential development on the west. The segment between Lincoln and Overbrook lies directly east of the Woodcliffe residential subdivision. The subdivision possesses quality housing and has the potential for additional residential growth. Overbrook represents an entry point for the subdivision. The designation of Office represents a use type that provides development opportunities for property owners along Getty, while serving to diminish compatibility concerns with the adjacent residential uses. ,. ' b. Green Street, south of Seaway Drive. This small parcel abuts Mona Lake Park on the west and an existing office use to the south. The office use is located in the City of Norton Shores. i. Two options are considered viable and potentially appropriate for this parcel. These include, 1) consolidation of the parcel as part of Mona Lake Park; or 2) use of the parcel for office purposes. The parce1 represents a logical extension of the park. It provides sufficient additional area for expansion of existing tennis courts and associated parking and would serve to enhance this very important regional recreation facility. Conversely, the parcel also exhibits potential for commercial development. This is due to both the existence of such development on the south as well as the site's proximity to Seaway Drive. Of the commercial classifications, the Office designation is considered appropriate for the following reasons: 1) as indicated, it represents a northerly extension of an existing office use; 2) the parcel's small size renders the accommodation of most general commercial/retail uses very difficult, particularly with respect to vehicular parking and circulation; 3) Green Street serves as an entry point to a residential area. From a commercial use perspective, the Office classification is generally more consistent with residential development; and 4) the Green Street Seaway Drive intersection experiences high traffic volumes, many vehicular turning movements, and pedestrian movement resulting from nearby motel development. The addition of a high (traffic) volume commercial use would increase congestion experienced at this intersection. Due to the private ownership of the parcel and its close proximity to an adjoining office use, it has been given an Office District designation. - 69 - �I .. l ;. .', c. Remaining Off ice District locations reflect isolated segments presently In office use or represent parcels appropriate for such development. In many Instances, these areas serve to buffer high intensity commerciaVretail uses from residential development. GENERAL RETAIUSERVICE DISTRICT - This classification represents the broad spectrum of commercial development which is either retail or service in orientation. Uses encompass a variety of commercial types which serve the needs of both the City and, to a lesser degr_ ee, the surrounding region. Typical retail uses _include grocery, clothing, hardware, drug, appliance, specialty shops, furniture, book stores, and similar retail facilities. Service uses include hair salons, shoe repair, copying/reproduction, restaurants, fitness salons, and similar service uses. The General Retail/Service classification also includes entertainment facilities such as theaters, lounges, and uses of a recreational nature. Within the City, this category also encompasses select retail uses which are often found in Highway Commercial Districts. These include automotive and recreational vehicle sales. l •. ! I The General Retail/Service District has been planned for the following locations: 1. Glade Street between Hackley (N), Lemuel (E), Manahan (S), and Seaway Drive (W). This area represents the westerly segment of the West Heights Redevelopment Area (WHRA) . It possesses some of the area's fin est and newest commercial development. Its location as a prime commercial sector is primarily the result of its visibility from and access to Seaway Drive. Much of the existing commercial development serves a regional market in addition to the City. 2. Getty Street between Keating (N) and Barney (S) and Hovey (N) and Lincoln (S). These segments represent a significant commercial strip and delineate the eastern edge of the City. As with the Glade Street corridor, Getty Street experiences high visibility due to large vehicular traffic volumes. Much of the Getty commercial corridor abuts residential development. As a result, development activities must be carefully planned to reduce potential conflicts between the adjoining uses. 3. Broadway and Getty Intersection - While this area encompasses a portion of the Getty Street corridor, it also extends along the northerly edge of Broadway. Currently, this large sector experiences a mixture of retail and office uses. The newest development is represented by a retail marine sales establishment. The high visibility of the corner, combined with recent development initiatives, serve to orient this area as General Retail/Service . 4. Broadway corridor between Seaway Drive (W) and Wood Street (E) - This commercial corridor traverses the Central Business District (CBD) . With the exception of the CBD and the small segment north of Broadway between Sixth (E) and Ninth (W), commercial locations are oriented to a shallow tier of lots fronting along the southern edge of Broadway. South of this - 70 - �tier, one generally finds residential development. Broadway serves as a "gateway" for the City funnelling regional traffic into the downtown area. 5. Central Business District (CBD) - The CBD represents a major commercial area for Muskegon Heights. It serves as a focal point for the City's retail function and, geographically, is fairly equidistant from all residential sectors. The CBD is traversed by a series of streets which serve to markedly enhance visibility for commercial establishments. These include Sherman, Broadway, Summit, Peck, and Sanford. ,._.. , I The CBD is generally defined by the following points: Hume (N), Hoyt (E), Summit (S) and including one block south to Meister's Lawn & Garden and Heritage Hospital, and Sixth (W) . 6. Peck Streat between Keating (N) and Delano (S) - This area consists of the first tier of lots along both sides of Peck Street and includes several lots Just south of Delano. The district also penetrates several lots east of the main segment with frontage on Maffett. This area is presently developed with General Retail/Service uses. 7. Sherman between Manz (W) and Getty (E) - This location consists of several commercial establishments, however, it possesses a number of vacant parcels suitable for development. It is a highly visible location. Development for commercial uses would serve to buffer the northerly residential areas from the industrial areas lying south of Sherman. 8. Hoyt Street near Maplewood - This area consists of three segments; a) several lots on the east side of Hoyt, just south of Merriam, which are presently developed; b) the first tier of lots east of Hoyt and south of Maplewood; and c) the area west of Hoyt and South of Maplewood. 9. Miscellaneous sites as follows : ! . a. The small area on Sherman lying east and west of Hoyt. These lots are presently developed for retail purposes. b. Small area lying north of Maplewood and east of Glade. c. Small scattered sites on Peck, Sherman, and Merriam. Such sites have historically been used for commercial purposes. - 71 · �HIGHWAY COMMERCIAL DISTRICT - this classification reflects commercial uses heavily dependent on a regional market and generally requiring location on a regional arterial such as Seaway Drive. Within the City, such development principally consists of motels and restaurants. Other types of Highway Commercial uses Include vehicular sales, larger shopping centers (malls), and manufactured housing sales. The Highway Commercial District includes the following planned locations: 1. Seaway Drive (north side) between Peck (W) and Green (E). This area includes the core of Muskegon County's motel development. 2. Seaway Drive and Hoyt Street Intersection (southwest corner) - This area is fully developed and consists of a new restaurant. '' l • I I.. I Parcels lying near the NortorVLemuel and Glade/Maplewood Intersections. • f ·' (" 3. --- MIXED USE PUD DISTRICT - The Mixed-Use Planned Unit Development District was created in order to respond to areas that exhibit potential for mixed-use development and are located in areas possessing unique physical characteristics and/or other significant developmental constraints. Once such area is the City-owned property lying south of Seaway Drive and west of the Mobile Home Park at the Seaway/Hoyt Intersection. Due to its proximity to Mona Lake and lowland character, the southern portion of the site experiences high water table conditions throughout much of the year. The northern portion is higher in elevation and potentially suitable for limited development. Because of the area's physical constraints, future development must be given flexibility pursuant to site design and use. It is anticipated that uses may be oriented to a variety of controlled types including office, limited commercial, residential (cluster) development, and/or recreational uses. I·• The mobile home park lying to the east has also been included in the PUD designation. Should the park cease to operate in the future, Its proximity to the City-owned parcel on the west, combined ;..,.,:. with its location relative to Mona Lake Park and Seaway Drive, point to the need and desire to redevelop the site in a creative fashion, consistent with the planned westerly uses. The property comprising Sanford Enterprise Village located in the CBD also lends itself to the PUD concept. This area represents the redevelopment of an abandoned industrial site combined with the enhancement of adjacent commercial facilities. The area is particularly unique due to location, overall site configuration, relationship to the transportation system, environmental character and related developmental constraints. REDEVELOPMENT DISTRICT - This district Includes a combination of use types including business, general and heavy commercial, and light industrial which are able to function in a compatible fashion. It represents the type/nature of development experience by the City within the West - 72 · �Heights Redevelopment Project Area extended to the railroad line running from Hackley (N) to Broadway (S). Several small pockets east of the railroad line have also been proposed, as well as an extension of the district along Park between Keating (N) and Hackley (S). INDUSTRIAL DISTRICT In addition to light Industrial development which has been provided for under the Mixed-Use Commercial category, the City also recognizes the classification of GENERAL INDUSTRIAL - This plan destgnation provides for industrial uses which are oriented to manufacturing, assembly, fabrication, and/or treatment of materials and goods. Other uses might Include tool and die shops, machine shops, trucking and warehousing, research and testing facilities, and uses of a similar or comparable nature. The district may also accommodate light industrial uses. ' .. Locations planned for the General Industrial District reflect existing industrial locations. These include the following areas: 1. The broad band of development lying between Sherman (N), Getty (E), Broadway (S), and Seaway (W). Within this band, General Industrial areas may be found within City blocks 175, 179 through 182, 184 through 188, 192, and 200 through 207. Additional segments are also located near Beulah Avenue and Jarman Street. A minor northward extension of the band occurs north of Sherman and east of Temple and Park Streets. 2. The SPX plant site between Delano and Keating and the Consumers Power Company site between Peck (W), Keating {N), and Leahy (E). PUBLIC DISTRICT The Public District includes lands and facilities under public ownership and/or control and utilized for public purposes. These include all of the Muskegon Heights Public School grounds, City offices and parks, and Mona View Cemetery. Development of these areas is highly restrictive and strictly oriented to the programs and policies of the governing agency. It is the intent of the Public District to protect public lands from encroachment by incompatible uses and to ensure their preservation for the needs and enjoyment of City residents. - 73 - �r. lI I l , I ' Goals and Action Statements (Implementation) �GOALS AND ACTIONS Muskegon Heights has undertaken a number of planning studies in the last 30 years in efforts to Improve the quality of its living environment. Studies completed in 1957, 1969, and 1982 had slightly different focuses, but reached the same general conclusions. All three studies were concerned with the condition of housing stock; the lack of cohesive residential neighborhoods; the limited amount of amenities, such as parks; the need to attract new commercial development and Industrial employment opportunities; and the vitality of the Central Business District (CBD). Each of the earlier studies provided Goals and Objectives to guide the City's decision-makers in efforts to improve Muskegon Heights. These previously defined goals and objectives shared one common element - that the vitality and quality of life in the City needed to be improved. Goals reflect the optimum standard, and though they may seem virtually unattainable, they do reflect a desirable end. The goals listed below are broad statements concerning the long-range policy intent of the City toward improving the Community, as well as enhancing its regional position among surrounding cities. Under each goal is a list of action statements. They have been classified as "action statements" rather than objectives in order to emphasize the need for Implementation. They represent specific programs or policies that should be pursued in order to reach the identified goal. To do so, serves to Implement the Plan. The action statements have been listed as either short or long-range. Short-range actions are oriented to a period of one to approximately five years, although in certain instances, they may extend to greater periods. Long-term actions are more visionary. They reflect future project activity serving to position the City for its place into the year 2000. The goals and action statements have been listed by category and include residential, commercial, industrial, transportation, recreation and community facilities, utilities, and other tasks. The section ends with a summary of the identified short and long-term actions. - 75 - �RESIDENTIAL Goal Statement: Provide and/or preserve sound housing stock and neighborhoods necessary to meet the needs of existing and future residents. Short-Term Actions a. Preserve sound housing stock through vigorous code enforcement. A systematic program of neighborhood Inspections should be Initiated to ensure that all areas of the City meet local maintenance codes. including site maintenance. At a minimum, the program should include the following: i I I 1. - Rental property registration and inspections with all properties inspected on a two-year cycle. ' 2. Owner-occupied housing Inspections with properties inspected at time of sale. 3. Annual (drive by) inspection of all residential areas pursuant to identifying site violations such as abandoned vehicles, trash, and related code issues. Particularly troublesome areas may require more frequent inspection. b. Consider limitations on the placement of curbside trash pursuant to time of collection. It is not uncommon to observe curbside trash that has been placed several days prior to scheduled pick-up. Not only is this unsightly, but it is also potentially unsafe. Moreover, it serves to degrade the quality and perception of the neighborhood. Placement should generally be limited to no more than two days prior to collection . ' c. The City should prepare and implement a maintenance schedule pursuant to City-owned properties in residential neighborhoods. The City currently owns a number of vacant residential parcels in area neighborhoods. These parcels should be maintained during the growing season on a regular basis. d. As identified in the Muskegon Heights Housing Study (1986). the City should: 1. Target additional housing rehabilitation funds to Census Tract 14.02. 2. Work with private contractors and developers to enhance the pace of infill development on City-wide vacant parcels. Said infill should not preclude manufactured housing. Relative to the above, the City has negotiated a recent agreement with a private party to construct new homes on existing lots. Approximate ly 50 parcels have been committed - 76 • �with 2 to 3 units per year being oonstructed. The City should attempt to secure additional developer Interest and oommltment in order to Increase unit oonstruction. e. The City should implement Phase 1, followed by Phase 2 of the Woodcliffe Site Development Study. f. Through revisions to the City Zoning Ordinance, slated for completion during 1991/1992, lnoorporate provisions that will serve to eventually eliminate nonconforming uses from residential locations. Moreover, the revised Ordinance should Include language adequately protecting residential neighborhoods from future Incompatible uses. Such language should incorporate provisions addressing the following: ' I g. 1. Limitation on types of uses permitted in residential areas. 2. Buffers between residential and non-residential districts. 3. Methods for modifications to existing incompatible situations. 4. Landscape and related site development standards. The City should oontinue with the implementation of the Muskegon Heights Parks and Recreation Plan (1986) with particular emphasis on the West Heights Park. Improvement of the park is critical to the future residential stability of the northwest sector of the City. Moreover, the park serves as an important buffer between this residential area and industrial development to the west. h. Restrictions should be placed on through commercial traffic (I.e.; trucks) in residential neighborhoods. This can be accomplished in the short-term through signage and subsequent police enforcement of violations. Commercial traffic should generally be restricted to major and minor arterials and collector streets. i. The City should investigate the potential to work more closely with local neighborhood associations, churches, and related organizations pursuant to neighborhood .; redevelopment efforts, especially replacement housing initiatives. j. Pursuant to paragraph i) above, the City should focus particular attention on area churches which are found throughout local neighborhoods. Said churches serving not only the religious needs of residents, but also, providing centers of social interaction for neighborhood groups. During field work associated with plan preparation, it was observed that a number of churches were in need of external repair and site maintenance . Generally , the magnitude of repairs and - 77 - �'' maintenance did not appear that great. Rather, they simply involved the need for cleaning, painting, lawn work, and in certain instances modest construction improvements. The lack of maintenance serves to downgrade neighborhoods possessing churches, which exhibit the above characteristics. Long-Term Actions a. Continue with the following programs: 1. 2. Lot infill, housing rehabilitation (Homestead program) and nuisance building abatement. Land assembly with emphasis on Census Tract 13 for future single-family 3. development. Recreation improvements as outlined by the Recreation Plan. b. Targeted neighborhood revitalization strategies. c. Construction of a downtown, market-rate rental, mid-rise apartment complex to complement CBD development. d. Conversion of the Strand Theater building (upper story) to rental, including the possibility of senior rental housing. e. Redevelopment of East Park Manor with emphasis on landscape, site circulation, and building facade improvements. East Park Manor is a subsidized complex providing rental housing to low income families. The complex is a significant land use feature encompassing several blocks in the northeast part of the City. It is perceived in a variety of ways by residents of the City, as well as non-residents. Generally, that _Perception is not positive. Much of the (negative) perception is directly related to the rather poor visual quality of the site and buildings. Efforts Should be made to encourage building and site improvements. The implementation of improvements will serve to soften negative perceptions of the complex. Additionally, they will be needed as the City seeks to encourage additional rental development south of East Park Manor. L. - 78 - �I , COMMERCIAL Goal Statement: Promote quality commercial development located to meet the needs of residents and visitors. Short-Term Actions a. Completion of the first phase of the Sanford Street Redevelopment Project (Sanford Village). Said phase to include the reopening of Sanford Street, site clearance, redevelopmenu expansion of Peck Street properties, and bank construction. b. Complete development of Heineman Plaza. C. Complete sale of remaining (commercial) properties in the West Heights Development District. Prepare a site development and acquisition plan and begin the assembly of additional properties in this area for future development. d. Work towards the removal of non-conforming uses In prime commercial areas. A major component of this task will involve revisions to the City Zoning Ordinance to limit the development and expansion of the incompatible uses in commercial locations. Changes to the Ordinance should also address commercial site development including standards for landscaping, signage, parking, and paving. e. Maintenance of the current CBD streetscape should be improved. Trees should be pruned on an annual basis. Tree grates should be periodically cleaned of litter. Damaged tree guards should be repaired. Sidewalk and street litter should be removed on a regular basis (weekly). f. Alleys within the CBD should be cleaned and, where possible, the rear facades of buildings painted. g. As with residential properties, commercial properties should be periodically inspected for necessary external improvements. Restrictions should be placed on outside storage. Steps should be immediately taken to repair the south wall of Heritage Hospital. The exterior wall covering is "falling off" and presents an extremely poor image as one enters the CBD from the south. This situation has been in existence for over a year! h. The City should investigate the need/desire to initiate two-way traffic flow on Peck and Sanford as related to entry into the City's downtown area. i. The City should undertake a CBD parking and traffic circulation study to determine long-term parking and circulation needs. - 79 • �j. Initiate a joint corridor planning effort with those communities possessing Getty Street frontage pursuant to the use and redevelopment of said street. The planning effort should Investigate such issues as appropriate land uses, access control, streetscapes, slgnage, and maintenance. Findings should be Incorporated Into the local zoning ordinance. 'I • k. The Muskegon Heights (MOOT) entry sign at the Seaway Drive/Merriam Street Intersection should include a directional reference to the "Muskegon Heights Central Business District." I. Follow-up on 1989 Peck and Sanford Traffic Study. Long-Term Objectives a. Construct an access point to Broadway from Seaway Drive in order to facilitate the viability and growth of the CBD, as well as other commercial development along the street system. b. Continue with the development of Sanford Village with activity concentrating to the west of Sanford Street. c. Initiate development of the City-owned parcel lying south of Seaway Drive and west of Hoyt. Said development should be completed based on a comprehensive planning approach recognizing the environmental constraints of the site as well as surrounding land uses. As part of the planning effort, the City should consider acquisition and redevelopment of the adjacent manufactured housing park. d. The CBD streetscape should be extended to incorporate all designated commercial areas radiating from said CBD. This includes the entire stretch of Broadway, from Seaway Drive to approximately Wood Street, and Peck, between Summit and Hume. e. The small commercial node on Peck, between Keating and Delano, should be considered for streetscape beautification. f. The ewe property located at the intersection of Seaway and Broadway should be removed with the site redeveloped for commercial (or light industrial) uses. - 80 - �INDUSTRIAL Goal Statement: Preserve and' enhance existing Industry and attract new Industry to selected areas In the City. ' . Short-Term Actions a. Complete the sale of existing West Heights redevelopment District properties. Begin the acquisition and assembly of additional properties to meet future industrial dema d. Rename area to West Heights Enterprise Village. b. Relocate the transport operation (presently found on Getty, between Hackley and Barney) to an appropriate industrial setting. The operation is not compatible with adjacent uses nor with uses proposed by the Master Plan. c. Encourage existing industries that are located on highly traveled roadways (i.e.; Broadway and Sherman) to implement site beautification activities. d. Upgrade industrially-zoned (planned) parcels by eliminating non-conforming uses. e. Maintain a close awareness of the needs of the City's existing industries. Strive to meet those needs where possible. I . Long-Term Actions a. Complete the expansion and development of the West Heights Redevelopment District eastward to the CSX Railroad ROW. b. Prepare redevelopment strategies for aging industrial facilities/areas. Concentrate initial efforts on those industries which have indicated the potential for closure (i.e.; SPX facility on Sanford). · 81 · �r ·, TRANSPORTATION Goal Statement: Promote an effective transportation and circulation network within and through the City. l • Short-Range Actions II ' a. Develop a functional classification for the street system which distributes traffic in an efficient manner. b. Implement measures to decrease the level of (transient) through traffic in residential neighborhoods. c. Develop a short and long-term program for street maintenance, including assessments of funding needs and funding mechanisms. The maintenance program should also consider adjacent right-of-way improvements such as sidewalks, bicycle paths, and landscaping. d. Coordinate the reconstruction and maintenance of the local transportation system with those of adjacent communities. Particular emphasis should be placed on regional transport segments serving as through routes (i.e.; major and minor arterials and collectors). e. Implement regulations/standards pursuant to building setbacks, roadway signage, landscaping, driveway design, right-of-way needs, off-street parking, and loading and · unloading areas as part of the transportation planning effort. These can be handled through revisions of the Zoning Ordinance. f. Coordinate efforts with the Muskegon Area Transportation Authority to ensure long-range public transportation to areas of high pedestrian activity. Such areas include the CBD and Mona Lake Park. The City should also investigate the potential of participating in the Trolley route now serving communities adjacent to Lake Michigan. g. Signal timing for major intersections should be periodically examined to ensure optimal safety and efficiency. h. The tum from Merriam to Peck Street is poorly defined, designated only with a small sign. The tum should be redesigned to distinguish the primary route, or Merriam to the north should be closed off entirely. · 82 · �i • l 'Long-Term Actions f - ........: a. Develop an access to Broadway Avenue from Seaway Drive. b. There is evidence of pedestrian movement along the west side of Getty, between Keating and Sherman. The City should consider placement of a sidewalk at this location. c. Access should be secured to the City-owned parcel lying south of Seaway and west of Hoyt. d. Implement a pedestrian crossing to Mona Lake Park from the north side of Seaway Drive. • l ,. ' ' RECREATION/COMMUNITY FACILITIES ,... j • I t ' Goal Statement: To meet the recreational and public faclllty needs of the City's residents with particular emphasis on providing facllltles which will serve to stabilize local neighborhoods. (The following actions have been taken from the Muskegon Heights Parks and Recreation Plan {1986). Readers should refer to that dowment for addltlonal detail.) Short-Term Actions a. 1) 2) 3) ) . I Completion of the redevelopment of the following parks/recreational facilities (Note: in order of priority): J 4) Mona Lake Park West Heights Park Rowan Park Glendale School improvements 5) Little Black Creek Nature Park Long-Term Actions ,_ a. Completion of a Seaway Drive crossover to Mona Lake Park. b. Construction of a city-wide community center near the Central Business District. c. Playground improvements to Lindbergh School. d. Possible acquisition of additional recreational space for Mona Lake Park (such as the residential mob ii home park to the west). • 83 • �UTILITIES Goal Statement: To develop and maintain a public utlllty system capable of meeting the changing demands of the City during the next century. Short-Term Actions , .. a. ' (. .. Develop a comprehensive maintenance program/schedule for the City's water, sanitary sewer, and storm sewer system. Coordinate the program with the planning efforts of the City pursuant to such projects as Sanford Village, Woodcliffe, expansion of the West Heights redevelopment Districts, etc. I b. Extend utilities into the undeveloped portions of the Woodcliffe area. c. As part of the utility planning effort, include an assessment of future trash collection methods r" l l and needs. d. Prepare a cosUbenefit assessment pursuant to the privatization of the management of the City's utility effort pursuant to park's maintenance, public parking lots and City owned lots. i (. Long-Term Actions a. Implement the plans and programs completed as part of the short-term action phase. OTHER TASKS Short-Term Actions a. Update the City Zoning Ordinance. implementing the Master Plan. This document represents the primary tool for b. Implement a community-wide "futuring" process to determine public goals and directions and to hired community consensus, pursuant to enactment of implementation policies. c. Prepare a Strategic (Economic Development) Plan. · 84 · �r-· I I • r I j ! Action Summary �I : , ACTION SUMMARY: SHORT-TERM ACTIONS Following is a summary, by category, of the recommended short-term Plan actions: Residential 1. Establish a rental property housing registration inspection program. 2. Establish an owner-occupied housing Inspection program. 3. Establish an annual program of "block-by-block" field reviews to identify site violations. 4. Place restrictions on placement of curbside trash. 5. Develop a maintenance program/schedule for City properties located in residential neighborhoods. 6. Follow the recommendations of the Housing Study (1986). Place particular emphasis on: a. Targeting of rehab monies to Census Tract 14.02. b. Obtain the services of additional contractors to hasten the pace of the residential infill program. 7. Implement Phase 1 of the Woodcliffe Site Development Study (1989) . 8. Revise the City Zoning Ordinance in order to protect the integrity of residential areas. 9. Continue with implementation of the Muskegon Heights Parks and Recreation Plan (1986) with emphasis on West Height Park. 10. Restrict the movement of commercial traffic through residential neighborhoods. 11. Establish programs providing greater interaction between the City and local neighborhood groups, especially in replacement housing development. 12. Encourage local neighborhood churches to improve the maintenance of their buildings and grounds. • 86 • �Commercial 1. Complete the first phase of Sanford Village. 2. Complete development of Heineman Plaza. 3. Complete the sale of remaining West Heights Development District properties (Phase 1). r I • 4. Prepare a site development and acquisition plan for the West Heights Development District (Phase 2} . . 5. Based on the recommendations of Number 4 above, begin to acquire properties within the Phase 2 area of the West Heights Development District. 6. Revise the City Zoning Ordinance to limit the development and/or expansion of incompatible properties in commercial locations. r 7. Enhance maintenance efforts on the CBD streetscape. 8. Enhance maintenance efforts on alleyways within the CBD. 9. Develop a program of periodic (site) inspections of commercial properties pursuant to identifying r. illegal and unsafe outdoor storage and building maintenance concerns. resolve problems. 10. Work with owners to Work with the owners of Heritage Hospital pursuant to maintenance of the south wall visible from Peck. C 11. Analyze the need to establish two-way traffic throughout Peck and Sanford Streets. 12. Undertake a CBD parking study to determine long-term parking needs. As part of the parking study, assess coin-operated meter needs. 13. Initiate Joint corridor planning studies with adjacent communities pursuant to the long-term development of inter--community arterial and collector systems. Focus initial efforts on Getty. 14. Modify the (Michigan Department of Transportation} sign located at the Seaway Drive and Merriam f I Street Intersection, to include a directional reference to the City's CBD. · 87 · �.. . . Industrial 1. Complete the sale of industrial properties within the West Heights Development District. 2. Begin the acquisition of needed additional properties within the West Heights Development District eastward to CSX Railroad ROW. 3. Relocate the trucking facility (currently located on Barney near Getty) to an appropriate industrial setting. 4. Encourage industries to improve site maintenance, with emphasis on those Industries located on Broadway and Sherman. 5. Revise the City Zoning Ordinance to protect Industrial properties from incompatible developments. 6. Work with local industries to maintain an improved awareness of long-term needs. Transportation 1. Develop a functional classification system. 2. Decrease the level of transient traffic through residential neighborhoods. 3. Prepare a street maintenance schedule. 4. Revise the City Zoning Ordinance to include roadway development standards. 5. Investigate the potential to participate in the Muskegon Trolley route system. 6. ' i I - L Periodically examine signal timing at major intersections to ensure maximum traffic safety and efficiency. 7. Redesign the Merriam and Peck Street Intersection area to improve flow into the CBD. 8. Extend streets into the undeveloped Woodcliffe area. 9. Implement the Peck and Sanford Traffic Study (1989) . - 88 - �Recreation and Community Facilities 1. i t .- Continue with Implementation of the Muskegon Heights Parks and Recreation Plan. Emphasize completion of Mona Lake Park and West Heights Park. Utilities ' r .... l .l L 1. Prepare a maintenance schedule/program for the City's water, sanitary sewer, and storm sewer systems. 2. Extend utilities into the undeveloped Woodcllffe site. 3. Assess trash collection methods and needs. 4. Prepare a cosVbenefit analysis pursuant to the privatization of the management of the City's utility effort. Other Tasks 1. Revise the City Zoning Ordinance ACTION SUMMARY: LONG-TERM ACTIONS Following is a summary of recommended long-term actions: Residential I I 1. Continue with the lot infill program, housing rehab (Homestead) and nuisance building abatement. 2. Intensify land assembly efforts in Tract 13 (this element should be pursued only if, during the short-term, infill efforts do not generate Tract 13 activity). 3. Develop targeted neighborhood redevelopment strategies. 4. Work to generate (private) construction of CB0 market rate rental complex. 5. Redevelop Strand Theater (upper story) to rental housing, possibly senior housing. 6. Rehab of East Park Manor, including site improvements. I - - 89 - �I , Commercial 1. Construct Seaway Drive access to Broadway. 2. Complete Sanford Drive. 3. Develop the City parcel that is located south of Seaway and west of Hoyt. 4. Extend the CBD streetscape. 5. Redevelop the ewe site located at the Seaway Drive and Broadway Intersection. Industrial 1. Complete the expansion and development of Phase 2 of the West Heights Development District. 2. Prepare redevelopment strategies for aging Industrial facilities and areas, such as the Sanford Street SPX site. Transportation f • 1. Construct Seaway Drive access to Broadway. 2. Investigate sidewalk needs along Getty. 3. Obtain access to the City parcel located south of Seaway Drive and west of Hoyt. 4. Construct a Seaway Drive pedestrian crossing to Mona Lake Park. Recreation and Community Facilities 1. Construct Seaway Drive pedestrian crossing to Mona Lake Park. 2. Construct a community center near the CBD. 3. Update the City Parks and Recreation Plan (1986). 4. Complete playground improvements to Lindbergh School (unless Recreation Plan update indicates otherwise). 5. Investigate acquisition of additional property for Mona Lake Park. - 90 - �Ir Utilities r· l 1. Based on the Maintenance Program developed as a short-term action component of this Plan , Implement utility improvements. Other Tasks 1. Update the Master Plan. 2. Conduct community-wide "futuring" process to establish public goals, direction and policy consensus. 3. Prepare Strategic (Economic Development) Plan. I. - 91 - � 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 Muskegon-Heights_Master-Plan_1989 Creator An entity primarily responsible for making the resource Muskegon Heights Planning Commission Date A point or period of time associated with an event in the lifecycle of the resource 1989-08-31 Title A name given to the resource City of Muskegon Heights Master Plan Description An account of the resource The City of Muskegon Heights Master Plan was prepared by the Muskegon Heights Planning Commission and was adopted on August 31, 1989. Subject The topic of the resource Master plan reports Muskegon Heights (Mich.) Muskegon 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